CC Resolution 1989-076^#9 CITY COUNCIL RESOLUTION NO. 89-76
A RESOLUTION OF THE CITY COUNCIL OF THE
F
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS, CONFIRMING THE
ENVIRONMENTAL DETERMINATION, AND
MODIFYING THE CONDITIONS OF APPROVAL
FOR THE OAK TREE WEST SPECIFIC PLAN.
SPECIFIC PLAN NO. 85-006, OAK TREE WEST
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 24th day of September, 1985,
hold a duly-noticed Public Hearing recommending approval of
Specific Plan No. 85-006 to the City Council, subject to
conditions; and,
WHEREAS, the City Council did, on the 15th day of
October, 1985, hold a duly-noticed Public Hearing approving
Specific Plan No. 85-006, subject to conditions; and,
WHEREAS, the Applicant, Landmark Land Company, has
requested an extension of the approval for Specific Plan No.
85-006, pursuant to Condition 6 of the Conditions of Approval
as part of City Council Resolution No. 85-83; and,
WHEREAS, the Planning Commission did, on the 23rd
day of May, 1989, considered the confirmation of the
environmental determination and modification of the approval
conditions; and,
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 20th day of June, 1989, hold a
duly-noticed Public Hearing to consider the recommendation of
the Planning Commission concerning the modification of the
Conditions of Approval; and,
WHEREAS, said condition modifications complied with
the requirement of ItThe Rules to Implement the California
Environmental Quality Act of 1970' County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director has
determined that the Specific Plan has been previously assessed
for environmental impacts as set forth in Environmental
Assessment No. 85-034, and that a Negative Declaration was
adopted; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said City Council did
find the following facts and reasons to justify the
modification of the Conditions of Approval:
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^#9 1. The Specific Plan is consistent with the La Quinta
General Plan, subject to the adoption of modified Th
conditions of approval.
2. There are no physical constraints which could prohibit
development of the site as conditionally approved.
3. The project will be provided with adequate utilities and
public services to ensure public health and safety.
4. The mitigation measures agreed to by this Applicant and
incorporated into the Conditions of Approval will
mitigate any adverse environmental impact.
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California as follows:
1. The above recitations are true and correct and constitute
the findings of the City Council in this case;
2. That it does hereby confirm the conclusion of the
environmental assessment relative to the environmental
concerns of this Amendment;
3 That it does hereby modify the Conditions of Approval for
the reasons set forth in this Resolution, per the
attached Exhibit A'*.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 20th day of June,
1989, by the following vote, to wit:
AYES: Council Members Bosworth, Rushworth, Sniff, Mayor
Pena
NOES: None
ABSENT: Council Member Bohnenberger
ABSTAIN: None
City of La Quint California
*AUNDRA L. JU*LA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
A
CITY ATTORNEY
City of La Quinta, California
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^#9 CITY COUNCIL RESOLUTION NO.
CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 85-006 OAK TREE WEST
JUNE 20, 1989
* Denotes required mitigation measure from EA No. 85-034.
+ Revised condition per Planning Commission.
GENERAL
O*JCINAL NEIl
CO**TION CONDITION
NU*OER
1. 1. The developer shall comply with Revised Exhibit A"
dated August, 1985), the Specific Plan document for
Specific Plan No. 85-006 and the following conditions,
which conditions shall take precedence in the event of
any conflicts with the provisions of the Specific Plan.
2. 2. The developer shall comply with the mitigation measures
contained within the Negative Declaration for
Environmental Assessment No. 85-034 which are
incorporated into the conditions of approval for Specific
Plan No. 85-006 and which are denoted by an asterisk *)
in these conditions of approval.
3. 3. Development of this project shall be in accordance with
the provisions of the La Quinta Redevelopment Project No.
1 plan and the La Quinta General Plan.
5 & 6 + 4. The Specific Plan shall be concurrently reviewed in
conjunction with subsequent tract map applications.
SOILS/GEOLOGY
7. *+5. Prior to approval of final maps or issuance of grading
permits, the Applicant shall submit soils reports and
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^#9 more detailed site specific geotechnical reports to the
City Engineer for review and approval. In addition to
establishing engineering design parameters for
development of the site, the reports shall specifically
address the following concerns:
a. For those areas adjacent to or on the toes of the
slopes of the Santa Rosa Mountains, the
geotechnical reports shall determine natural slope
stability and potential hazards from falling rock
or tumbling boulders.
b. For that area over or adjacent to the site of the
former sewage treatment facility near the Adams
Street extension and Calle Tampico, the reports
shall consider any additional necessary
development/construction preparation of the site
due to the presence of sewage sludge and
uncompacted fill.
c. For multi-story structures, the reports shall
address special design or construction due to the
soil and seismic conditions.
8. * 6. The Applicant shall comply with the latest Uniform
Building Codes, as adopted by the City of La Quinta and
in effect at the time of issuance of the building
permits. The appropriate seismic design criteria will
depend upon the type and use of the proposed structure
and the recommendations of the approved site specific
geotechnical and soils reports.
9. * 7. All development, including golf course construction shall
comply with the City's adopted Hillside Development
Ordinance.
10. * 8. Prior to the submittal of any tentative parcel or tract
maps or the issuance of grading permits, the Applicant
shall submit a comprehensive blowing dust and sand
mitigation plan on the entire site to the Planning and
Development Department for review and approval. This
plan shall include, but not be limited to, consideration
of the following means to minimize blowing sand and
dust: implementation of Uniform Building Code
requirements, development phasing, retention of existing
trees, cultivation of interim groundcover or crops, and
the use of water trucks and sprinkler systems.
11. * 9. All future development shall comply with the resolutions
outlined in Chapter 19 of the Southeast Desert Air Basin
Control Strategy", February, 1980 a revision to the
State Implementation Plan). Specifically, all future
development must comply with the requirements of the
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^#9 following plans:
a. Air Quality Management Plan, Southeast Desert Air
Basin, Riverside County, 1979.
b. Air Resources Board Resolution 79-79, November,
1979.
C. Air Resources Staff Report, October, 1979.
12. *10. At the time of submittal of tentative tract maps or plot
plans, the Applicant shall demonstrate that the proposed
uses include provisions for non-automotive means of
transportation within the project site as a means of
reducing dependence on private automobiles. This may
include golf cart path systems, bicycle and pedestrian
Systems, and other similar systems consistent with the
Specific Plan.
13. +*11. Specific project designs shall encourage the use of
public transit by providing for on-site bus shelters as
required by the Planning and Development Department and
consistent with the requirements of local transit
districts and the Specific Plan.
*I4. *12. The Applicant shall encourage and support the use of
Sunline van/bus service, Dial-A-Ride, jitneys between the
project site, local airports e.g., Palm Springs,
Thermal), and other regional land uses.
HYDROLOGY/WATER CONSERVATION
15. *13. Prior to the approval of final maps or the issuance of
grading permits, the Applicant shall submit a hydrology
study to the City Engineer for review and approval, which
indicates the means and design for protecting the
proposed development from flooding by 100-year Storms.
This plan shall be consistent with the purposes of any
similar plans of the La Quinta Redevelopment Agency and
the Coachella Valley Water District then in effect for
flood protection.
16. +*14. Prior to the approval of building permits, the Applicant
shall prepare a water conservation plan which shall
include consideration of:
+a. Methods to minimize the consumption of water,
including water saving features incorporated into
the design of the structures, the use of drought
tolerant and low-water usage landscaping materials,
and programs to increase the effectiveness of
landscape and golf course irrigation, as
recommended by Coachella Valley Water District and
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^#9 the State Department of Water Resources.
b. Methods for maximizing groundwater recharge,
including the construction of groundwater recharge
facilities.
c. Methods for minimizing the amount of groundwater
used for on-site irrigation, including the use of
reclaimed water from sewage treatment facilities
and the use of irrigation water from the Coachella
Canal, shall be considered where feasible. The
water energy plan shall be subject to review and
acceptance by C.V.W.D. prior to final approval by
the City Engineer.
17. +*15. Prior to approval of final maps or issuance of grading
permits, the Applicant/Developer shall submit a grading
plan to the City Engineer for review and approval, which
indicates the methods for collection and retention of all
on-site drainage from within the development. Historic
water runoff originating off-site from the west shall be
accepted until such time that the latter can be disposed
of by means of a positive drainage system routing it
through or around the project.
FLORA AND FAUNA
18. *16. Landscaping materials should employ plant materials
native to the Coachella valley desert habitats and
surrounding desert to the maximum degree practical.
19. *17. Ponds constructed in the golf course should include
patches of appropriate riparian species to increase the
habitat value of these ponds.
20. *18. Drip irrigation should be used to the extent practical to
minimize the establishment of weedy vegetation.
21. *19. Development should be avoided above the existing flood
control dike at the base of the bajada habitat;
however, limited improvements may be allowed if designed
in a manner sensitive to the habitat. The southerly
edge of the northwest quarter of Section 8, T6S, R7E,
S.B.B.M.)
22. *20. The project shall be designed to discourage human access
to the bajada and rocky slope habitat types, as
identified in the biological reconnaissance report
prepared by LSA, Inc. December, 1984).
23. eliminated
NOISE
24. +21. Prior to the approval of tentative tract maps or the
issuance of building permits, the Applicant shall submit
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^#9 site specific noise studies in accordance with the
adopted La Quinta General Plan Noise Standards as follows:
a. All uses located within 2800 feet of the centerline
of major streets.
b. For all non-residential uses proposed for areas
within a 1000-foot radius of designated residential
uses.
25. *22. Based upon the recommendations contained in the policies
within the La Quinta General Plan, Specific Plan No.
85-006 shall incorporate measures to ensure compliance
with the City's recommended indoor and outdoor noise
standards. These mitigation measures shall include, but
not be limited to, the following:
a. Construction of noise barriers, including walls and
berms.
b. Siting and orientation of noise sensitive uses
within the project.
c. Siting of golf course and other less sensitive land
uses to serve as noise buffer areas within the
project.
LIGHT AND GLARE
26. *23. The lighting plans for future development projects shall
be reviewed by the City to minimize light and glare.
LAND USE
27. 24. The maximum allowable number of residential units shall
be 2245. In considering requests for zoning and/or
tentative tract approvals for development phases,
reductions in the number of allowable units may be made
on an as warranted" basis to assure compliance with
applicable regulations and the intent of this specific
plan.
a. The residential density is established at a gross
density of 2.7 dwelling units per developable acre
excluding hillsides and public street
right-of-way) and a net density in excess of five
5) dwelling units per acre should be avoided for
those areas shown on Exhibit B".
+25. Development of areas designated for office/commercial
uses shall comply with policies set forth in the La
Quinta General Plan for the Special Commercial Land Use
designation.
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^#929. +26. All gatehouses, access gates and other entry areas shall
provide for stacking space and other design factors
consistent with City standards and shall be subject to
review by the Planning and Development Department.
30. 27. Design approval for various structures and building
within the project shall be subject to the following:
a. Final site plans, floor plans and exterior
elevations for the two golf clubhouses, hotel and
maintenance buildings shall be subject to review
and approval by the Planning Commission and City
Council.
b. Final site plans, floor plans and exterior
elevations for residential structures shall be
subject to review and approval in the manner
specified by applicable zoning and subdivision
regulations in effect at the time.
c. Design guidelines and related covenants and
restrictions established for the project
controlling use, site development, building
architecture, landscaping, lighting and related
design factors shall be submitted for review and
approval by the Planning Commission and City
Council prior to approval of development
applications.
31. 28. Building height for residential uses shall be subject to
height limitations specified in the specific plan, except
that no building exceeding one story 20 feet in height)
shall be allowed within 200 feet of any perimeter
property line within the area delineated on Exhibit B or
any public street frontage.
32. 29. Perimeter security walls and fences shall be subject to
the following standards:
a. Setbacks for perimeter walls from the rights-of-way
lines for Avenue 52 and Jefferson Street shall be
an average of twenty 20) feet.
b. Setbacks for perimeter walls from the right-of-way
line for Calle Rondo, Adams Street and Avenue 54,
shall be an average of ten 10) feet.
c. Portions of the perimeter walls along Avenue 52
shall use wrought iron or similar open fencing) to
provide views from the street into the project.
d. The design of perimeter fencing shall take into
consideration noise abatement as required in
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^#9 Condition *25.
e. Fencing located on interior property lines may be
placed on the property line.
f. All fencing designs, including location and
materials, shall be subject to City review and
33. eliminated approval.
34. +*32. At time of submittal of the initial tract or parcel map
to the City, the Applicant/Developer shall present a
program for the reservation/designation of a neighborhood
park site. Required fees or land reservation for this
project shall be based upon dedication of 6.56 acres,
consistent with the provisions of the La Quinta General
Plan and park dedication requirements of the Subdivision
Ordinance. The parkiand compliance proposal shall be
subject to approval by the City Council, upon
recommendation of the Planning Commission.
35. *32. Provision of on-site, private recreational facilities
shall be in accordance with the Municipal Land Use and
Land Division Ordinance in effect at the time of
development.
36. 33. Prior to submittal of tentative tract maps or development
plans, the Applicant shall submit a master plan for main
and satellite maintenance facilities for the golf course
and homeowners associations to the Planning Commission
and City Council for review and approval.
37. *34* Applicant is encouraged to maintain all land within the
project boundaries in agricultural production until such
land is graded for development, provided that such
agricultural production is economically feasible. In the
event said undeveloped land is not continued or placed in
agricultural production, Applicant shall plant and
maintain said land in appropriate ground cover to prevent
dust and erosion and to provide an aesthetically pleasing
environment.
TRAFFIC AND CIRCULATION
38.
35. The Applicant agrees to participate in the City's
preparation of a specific plan for the Jefferson Street
Corridor to determine appropriate means to increase
future traffic capacity and safety along this roadway.
The circulation and access plan for Specific Plan No.
85-006 shall comply with the standards of the Jefferson
Street Specific Plan as it is adopted by the La Quinta
City Council.
39. +36. The Applicant/Developer shall comply with the following
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^#9 requirements for public roadway and bridge improvements,
in accordance with the La Quinta General Plan and City
standards and requirements in effect at the time of
construction:
a. Construct full-width improvements to Avenue 52
between Jefferson Street and the project's west
boundary contiguous to the project.
b. Install 1/2-width improvements to Jefferson Street
contiguous to the project boundary.
c. Dedicate necessary rights-of-way for roadway and
utility purposes along Avenue 52 and 54 and
Jefferson Street to provide for improvements in
accordance with the standards of the La Quinta
General Plan.
d. Improve to half-width standards the existing
Jefferson Street Bridge over the Coachella Canal in
accordance with the La Quinta General Plan and the
requirements of the City Engineer.
e. Install three-quarter street improvements along
Calle Tampico from the intersection of Calle Rondo
eastward to Park Avenue, and Park Avenue from Calle
Tampico northward along the Specific Plan
boundary. These improvements are subject to any
reimbursement policy established by the City
Council in the future.
f. Install transition roadway improvements adjacent to
the site in accordance with the City standards and
the requirements of the City Engineer.
g. The Applicant/Developer shall submit road striping
and traffic control device plans to the City
Engineer for review and approval.
40. +37. The Applicant/Developer shall make provision for
installation, or install, raised center median islands,
including landscape and irrigation. Medians shall be
required as part of the corresponding road improvement
requirements for this project. Where full width
improvements are not required, appropriate performance
guarantees may be secured, subject to approval by the
City Engineer.
41. 38. The Applicant shall install all roads internal to the
project in accordance with City standards and the
requirements of the City Engineer, in effect at the time
of installation. In addition, the following requirements
shall be complied with:
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^#9 a. The primary loop roads shall be widened to a
minimurri pavement width of 36-feet unless Applicant
demonstrates that adequate provision has been made
for sufficient off-street parking to accommodate
all needs, including guests, so that on-street
parking is not required.
b. All other roads shall be widened to a minimum
pavement width of 32-feet unless the Applicant
demonstrates that adequate provision has been rrtade
for sufficient off-street parking to accommodate
all needs, including guests, so that on-street
parking is not required.
c. Prior to the approval of final maps or the issuance
of grading or construction permits, the Applicant
shall submit an overall site circulation plan to
the Planning and Development Department for review
and approval.
42. 39. Access to Jefferson Street shall comply with adopted City
standards see Condition No. 38).
43.
40. Bike paths shall be installed along Jefferson Street and
Avenue 52 in accordance with City standards and the
requirements of the City Engineer.
44. +*41. The Applicant/Developer shall prepare a traffic study one
year after building permit issuance for the initial phase
of units excluding model homes). The traffic study
shall include traffic generated from the total Oak Tree
West project i.e., any permitted residential units,
clubhouse, future residential developments, hotel) and
shall contain percentages associated with each
impact/improvement. Should the results of the study
indicate that traffic signals are warranted, the
Applicant/Developer shall pay its share of the signal
cost based upon the percentages identified in the traffic
study. A letter of credit shall be provided, prior to
the issuance of further Certificates of Occupancy, in an
amount recommended by the City Engineer to ensure that
the traffic study and installation of the traffic signals
will be provided. Should the required traffic study
indicate that the signal warrants are not met, the
Applicant/Developer shall conduct annual warrant studies
to determine when the signals are needed. Upon the need
for the signals, the Applicant/Developer shall
participate in its share of the signal costs as noted
above.
The Applicant/Developer shall pay for an annual 24-hour
traffic count program, for each impacted road and
intersection with roadway improvements triggered when
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^#9 threshold values are reached. The Applicant/Developer
shall pay for its share of the improvement required based
upon its project related traffic generation impact as
identified by the percentages in the above mentioned
traffic study.
The implementation of this condition shall be
administered by the City Engineer, acting upon his
technical discretion.
PUBLIC SERVICES AND UTILITIES
45. 42. Fire protection shall be provided in accordance with the
requirements of the Uniform Fire Code and the La Quinta
Municipal Code in effect at the time of development.
a. The Community Infrastructure Fee Program is the
primary method for the City to secure funding for
fire station facilities. In conjunction with
tentative tract maps and similar approvals, the
City may request prepayment of fire facilities fees
on an as-warranted basis if funds are needed to
facilitate needed construction.
b. The interior private street system shall comply
with adopted standards of the Fire Department
relating to access and circulation.
c. Provide required minimum fireflow and fire hydrants
pursuant to standards in effect at time of
development.
46. +43. The Applicant shall comply with the requirements of the
Coachella Valley Water District.
a. The water system shall be installed in accord with
District requirements. The District will need
additional facilities, which may include wells,
reservoirs, and booster pumping stations, to
provide for orderly expansion of its system. The
Applicant will be required to provide and dedicate
to the District any land needed for these
facilities.
b. The sanitary sewer system shall be installed in
accord with District regulations. The area shall
be annexed to Improvement District No. 55 for
sanitation service.
+c. All landscape and irrigation plans shall be
reviewed and approved by C.V.W.D. prior to final
approval by the City.
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^#9
47. 44. The Applicant shall comply with the requirements of the
Imperial Irrigation District.
a. Provision shall be made to underground utilities to
the extent feasible. Generally, all facilities
except high voltage lines of 66 KV and above shall
be placed underground.
b. The existing high voltage lines shall not be
relocated without prior review and approval by the
City. It is intended that other available
alternatives be evaluated prior to said relocation.
48. +*45* The Applicant shall pay a per-unit school development fee
as determined by the Desert Sands Unified School District
in effect at the time of the issuance of building permits.
49. *46. All drainage shall be handled as required by the City
Engineer and the C.V.W.D.
50. *47* The project shall comply with the standards and
requirements of the La Quinta Redevelopment project for
stormwater control.
ENERGY
51. *48. Requirements for the installation of solar water heaters
shall be determined by the City on a uniform City-wide
basis for new construction at a later date. The
developer shall comply with the municipal requirements in
effect at the time of construction.
52. *49* All tentative maps and development plans shall be
designed to ensure compliance with the State laws
regarding solar accessibility. To the extent possible,
all structures shall be sited, oriented and designed so
as to minimize the energy needs for cooling.
53. *50. The approved Specific Plan shall incorporate the
mitigation measures identified in the Air Quality section
of the Environmental Assessment to reduce vehicular
trips, trip lengths, and automobile dependency.
ARCHAEOLOGY
54. *5j* A qualified archaeologist shall be retained to monitor
grading operations in the areas of the archaeological
sites identified in the project's archaeological
assessment on file with the City.
55. *52. If buried cultural remains are uncovered, construction in
this area shall be stopped until appropriate mitigation
measures can be taken.
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^#956. *53 All artifacts, field notes and catalog information of the
Oak Tree West archaeological sites shall be curated with
the UC Riverside Archaeological Research Unit.
MISCELLANEOUS
57. +54. The location and access to all construction facilities
shall be subject to review and approval of the Planning
and Development Department.
58. +55. The Applicant shall comply with the requirements of the
City's adopted Infrastructure Fee Program in effect at
the time of issuance of building permits.
59. +56. Prior to any final parcel or tract map approvals, the
Applicant shall submit a phasing plan to the Planning and
Development Department for review and approval.
Specifically, this plan shall address scheduling for the
major off-site improvements as required.
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