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RESOLUTION 91-114
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
OF SPECIFIC PLAN 83-001, AMENDMENT #4
DUNA LA QUINTA")
CASE NO. SPECIFIC PLAN 83-001
AMENDMENT #4
M.J. BROCK & SONS, INC.
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 27th day of November, 1991, hold a duly
noticed Public Hearing to consider the request of M.J. Brock &
Sons, Inc. to amend Condition #26 of Specific Plan 83-001,
Amendment #4 generally bounded by 50th Avenue to the north,
Calle Tampico to the south, Avenida Bermudas alignment on the
west and Park Avenue on the east, described as follows:
A portion of the northwest quarter
of Section 6, Township 6 south,
Range 7 East, SBBM; and
WHEREAS, the City Council of the City of La Quinta,
California, did on May 15, 1984, November 5, 1985, and June 17,
1986, approve Specific Plan 83-001, Specific Plan 83-001,
Amendment #2, and Specific Plan 83-003 Amendment #3
respectively and deny the application for Specific Plan 83-001,
Amendment #1 on April 16, 1985; and,
WHEREAS, a final EIR was prepared by Landmark Land
Company for Specific Plan 83-001 and certified by the La Quinta
City Council as being in compliance with the requirements of
the California Environmental Quality Act for Specific Plan
83-001; and,
WHEREAS, impacts of Specific Plan 83-001, Amendment
#4 will be mitigated to the extent feasible by adherence to the
mitigation measures as required by the Final EIR and Conditions
of Approval for Specific Plan 83-001; and,
WHEREAS, the City Council of the City of La Quinta
did on the 17th day of December, 1991, consider the applicants
request and recomendation of the Planning Commission
concerning TT 25389, Condition of Approval change.
WHEREAS, the City Council of the City of La Quinta
considered the applicants request at a duly noticed Public
Meeting, and said Council did find the following facts to
justify the approval of said Specific Plan 83-001, Amendment #4:
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1. That Specific Plan 83-001, Amendment #4 was conditionally
approved, is consistent with the Duna La Quinta Specific
Plan, the goals, policies and intent of the La Quinta
General Plan, and the standards of the Municipal Land
Division Ordinance.
2. That the Specific Plan 83-001, Amendment #4 is not likely
to cause substantial environmental damage or injury to
fish or wildlife or their habitat.
3. That Specific Plan 83-001, Amendment #4 is not likely to
cause serious public health problems.
WHEREAS, in the review of this Specific Plan
63-001, Amendment #4. The City Council has considered the
effect of the contemplated action of the housing needs of the
region for purposes of balancing the needs against the public
service needs of the residents of the City of La Quinta and its
environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Council in this case;
2. That it does hereby confirm the conclusion that the
previous Environmental Impact Report for Duna La Quinta
Specific Plan 83-001 assessed the environmental concerns
of Specific Plan 83-001 Amendment #4;
3. That it does hereby approve of the above-described
Specific Plan 83-001, Amendment #4 for reasons set forth
in this Resolution and subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 17th day of
December, 1991, by the following vote, to wit:
AYES: Council Members Bohnenberger, Franklin, Rushworth,
Sniff & Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
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JOHN PENA, Mayor
City of La Quinta, California
AUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN HONEYWELL, Ci'ty Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 91-114
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 83-001 AMENDMENT #4
DECEMBER 17, 1991
1. Development of the site shall comply with the approved
Exhibit A'* Land Use Summary) and Exhibit **B"
Environmental Impact Report/Specific Plan Text) as
contained in the Community Development Department's file
for Specific Plan 83-001, Amendment #3, and the following
conditions, which conditions shall take precedence in the
event of any conflicts with the provisions of the
Specific Plan.
2. Development of this site shall be in accordance with the
provisions and standards contained in the La Quinta
General Plan, the Washington Street Specific Plan and the
La Quinta Redevelopment Project #1 plan as in effect at
the time of construction.
3. The Applicant shall comply with the Conditions of
Approval for Specific Plan 83-001, Amendment *2, as
adopted by Resolution 85-87 on November 5, 1985, unless
modified by the following conditions.
4. Prior to the issuance of a building permit for
construction of any use contemplated by this approval,
the Applicant shall first obtain any required zoning and
land division approvals in accordance with the
requirements of the Municipal Land Use and Land Division
Ordinances.
Soils/Geology
5. The Applicant shall comply with the latest Uniform
Building Code, as adopted by the City of La Quinta. The
appropriate seismic design criteria will depend upon the
type and use of the proposed structure and the underlying
geologic conditions.
Hydrology/Water Conservation
6. Prior to the approval of final tract maps, the approval
of zoning permits, or the issuance of building permits,
the Applicant shall prepare a hydrological analysis for
approval by the City Engineer which will indicate the
method and design to protect the proposed development
from the 100-year flood. This plan shall be consistent
with the purposes of any similar plans of the
Redevelopment Agency and the Coachella Valley Water
District then in effect for flood protection.
rq'NtTnNn17T flONC I'9* 1
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7. Prior to approval of building permits, the Applicant
shall prepare a water conservation plan which will
indicate:
a) Methods to minimize the consumption of on-site
water usage, including water saving fixtures,
drought-tolerant and native landscaping, and
programs to minimize landscape irrigation.
b) Methods for minimizing the effects of increased
on-site runoff and increased groundwater recharge,
including the construction of on-site collection
and groundwater retention basins.
c) Methods for minimizing the amount of groundwater
pumped out for on-site irrigation, including the
use of reclaimed water.
Drainage disposal facilities shall be provided as
required by the City Engineer and in accordance with the
City's Master Plan of Drainage.
Archaeology
8. If buried remains are encountered during development, a
qualified archaeologist shall be contacted immediately
and appropriate mitigation measures can be taken.
Air Quality
9. The Applicant shall utilize dust control measures in
accordance with the Municipal Code and the Uniform
Building Code and subject to the approval of the City
Engineer.
10. At the time of submittal of tentative tract maps or plans
for any zoning approvals, 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.
11. Specific project designs shall encourage the use of
public transit by providing for on-site bus shelters as
required by the Planning Director and consistent with the
requirements of local transit districts and the specific
plan.
12. The Applicant shall encourage and support the use of
Sunline van/bus service/Dial-A-Ride/journeys between the
project site, local airports e.g. Palm Springs, Thermal)
and other regional land uses.
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Traffic and Circulation
13. The Applicant or Developer shall comply with the
following requirements of the City Engineer:
a. The Applicant shall construct street improvements
for all abutting public streets and all private
on-site streets in accordance with the provisions
of the La Quinta General Plan and the requirements
of the City Engineer and the La Quinta Municipal
Code, as in effect at the time of construction.
These street improvements shall include, but not be
limited to, traffic signs and markings, and raised
median islands if required by the La Quinta
General Plan).
b. Desert Club Drive, along the project frontage,
shall be developed as a local, 60-foot-wide street
with appropriate offers of dedication and
half-street improvements at the time of
development. This shall be shown on the approved
Exhibit A".
c. Realigned Adams Street between Calle Tampico and
Avenue 50 shall be shown on the approved Exhibit
A". The street design shall be subject to the
review and approval of the City Engineer.
14. In order to facilitate mitigation of cumulative traffic
impacts of these and other area projects, the City shall
establish a traffic improvement needs monitoring
program. This program will undertake biannual traffic
count studies to determine if warrants are met for major
roadway improvements. Upon determination of needs, the
City may initiate projects to meet those needs.
15. The Applicant shall install a raised center median
island, including landscaping and irrigation, where
required by the La Quinta General Plan and the City's
adopted standards in effect at the time of construction.
16. The Applicant shall submit a traffic circulation analysis
prepared by a Registered Civil or Traffic Engineer to the
City Engineer and Community Development Director for
review and approval. This analysis shall address access
from public roads and on-site circulation. Development
of the site shall conform with the approved circulation
analysis.
17. All new gatehouses and other entries shall provide for
stacking space and other design factors consistent with
the City Standards and the requirements of the City
Engineer.
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18. Calle Norte the north-south internal street connecting
50th Avenue and Calle Tampico west of Washington Street)
between Phases 3 and 7 shall be gated to restrict through
traffic, but shall provide for emergency access. At the
request of the Applicant, this shall be reconsidered at
the time of pertinent tentative tract approvals and may
be revised provided that any redesign does not direct all
traffic towards 50th Avenue.
19. Calle Norte shall be a continuous, loop-type road
connecting through Phases 2, 4 and 5 to the remainder of
the internal private road system.
Noise
20. Prior to the approval of tentative tract maps or the
issuance of building permits, the Applicant shall submit
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 nonresidential uses proposed for areas
within a 1000 foot radius of designated residential
uses.
21. Based upon the recommendations contained in the policies
within the La Quinta General Plan, Specific Plan 83-001,
Amendment #3, 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. Installation of special design features in
buildings.
Energy
22. 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 requirements current at
the time of construction.
23. 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.
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Land Use
24. The maximum allowable densities for the residential
phases of Specific Plan 83-001, Amendment #3, as depicted
on Exhibit *A" Land Use Summary), for a total of 861
dwellings, shall be amended as follows:
a. Phase 1 Shall have a maximum allowable density of
4.05 units per acre, for a maximum of 77 units.
b. Phase 2 and 5 shall be redesignated as a single
phase with a maximum allowable density of 6.21
units per acre, for a maximum number of 54 units.
C. Phase 3 shall have a maximum allowable density of 3
units per acre for a maximum total of 24 units.
d. Phase 4 shall have a maximum allowable density of
3.7 units per acre for a maximum number of 16 units.
e. Phase 7 shall have a maximum allowable density of
13.0 units per acre for a maximum number of 390
units.
f. Phase 8 shall have a maximum allowable density of
5.0 units per acre for a maximum number of 300
units.
25. The phases shall be developed in accordance with the
designations approved for Specific Plan 83-001, Amendment
#2; Phase 4 on the Land Plan Summary Exhibit tAll) shall
be changed to *1Single-Family1t to comply with this
requirement.
26. Height limitations shall be imposed as follows:
a. No portion of any structure on top of the La Quinta
Stormwater Channel shall exceed one story or 29
feet, as measured from the levee grade except those
units in Tentative Tract 25389 which shall have a
height limit of two stories 29 feet).
b. All new residential buildings, excepting those
approved prior to Specific Plan 83-001, Amendment
#3, shall not exceed one story 20 feet) in height
when located within 200 feet of any perimeter
property line excluding the La Quinta Stormwater
Channel) public street frontage excepting lots in
Tentative Tract 25389.
c. Excepting as provided in subsections a) and b)
above, all other single-family residential
dwellings shall not exceed two 2) stories 35
feet) in height. All other structures will be
reviewed to determine appropriate height. This
condition #26 c) shall not apply to Tentative
Tract 25389.
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d. The following height restrictions shall apply to
Tentative Tract 25389:
i) The height of units on Lots 1-5, 17, 18,
103-116, 203 and 247-255 shall be limited to
25 feet one story) in height.
ii) 75% of the units on Lots 91-102 and 238-246
shall be limited to 25 feet one story) in
height. No more than 2 two-story units shall
be located next to one another.
iii) 50% of the units on lots 31-48, and 204-212
shall be lirnited to 25 feet one story) in
height. No more than 3 two-story units shall
be located next to one another.
iv) Excepting as is outlined in Condition d) i,
ii & iii all units in Tentative Tract 25389
shall be restricted to 30 feet maximum two
stories) in height.
27. The Applicant shall dedicate to the City a site for a
neighborhood park consistent with the Open Space Plan of
the La Quinta General Plan with the location and size to
be approved by the Planning Commission and City Council
neighborhood parks range in size between 5 to 10 acres,
with an average size of 7 1/2 acres), or the Applicant
shall agree on other alternative methods to secure park
land in the general vicinity of this project.
28. All apartments constructed within Phases 6 and 7 shall
provide a minimum of one covered parking space for each
unit with one or fewer bedrooms and two covered parking
spaces for each unit with two or more bedrooms.
29. If the apartment portions of the project include any
three-bedroom units, adequate provision shall be made for
recreational open space within the project.
30. The following setbacks for walls, fences and structures
shall be required to provide for parkways along public
streets.
a. Wall setbacks from 50th and 52nd Avenues, except
where walls now exist on 50th west of Washington,
shall be based upon the design of tracts adjacent
to said roadways and shall be subject to City
review and approval.
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b. A minimum of two 5-foot x 80-foot recessed cutouts,
one being in the Phase 5 portion and the other
being in the Phase 4 portion, shall be provided
along Washington Street for the perimeter wall.
The wall, sidewalk and landscaping shall be
installed by December 31, 1984, or by the
recordation of future tracts for development) on
Phase 4 or 5, whichever occurs first. In
conjunction with these improvements, the Applicant
shall also provide landscaping i.e. lawn) in the
future right-of-way between the existing paving for
Washington and the future curbline.
c. A minimum 10-foot setback from the public
right-of-way of Adams Street if designated as a
public street).
d. Prior to the issuance of any grading permits or
approval of any tentative maps or other required
zoning approval, the Applicant shall submit plans
to the Planning Department for review and approval
demonstrating that there is adequate setback of
street, utility and structural improvements to
provide for the setback of project perimeter walls
along public roadways in accordance with the City*s
adopted parkway standards in effect at the time of
approval for said permits, unless the standards
stated in a) and b) are lesser than the adopted
parkway standards
Public Services and Utilities
31. 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 fire flow and fire
hydrants pursuant to standards in effect at time of
development.
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32. Domestic Water and sanitary sewer service shall be
provided in accordance with the requirements of Coachella
Valley Water District in effect at the time of
development. The Applicant shall annex the project site
to Improvement District #55 to obtain permanent
wastewater treatment services.
33. The Applicant shall comply with the following
requirements of Imperial Irrigation District:
a. Any relocation of existing overhead power
facilities within or adjacent to the project shall
be in accordance with the District's requirements
and subject to the City's review and approval.
34. All overhead utility lines located along the perimeter
public roadways, with the exception of high voltage power
lines of 66 KV and above, shall be installed underground.
35. The Applicant shall pay a per-unit school development fee
as determined by the Desert Sands Unified School District
in accordance with the school mitigation agreements as
approved by the La Quinta City Council and in effect at
the time of the issuance of building permits.
36. 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. Certain
facilities required as part of this Specific Plan are
eligible for credits set forth in the fee program; these
generally include parks, fire station facilities, major
streets, traffic signals, bridges, and related
infrastructure identified in the program.
Miscellaneous
37. Prior to the issuance of grading permits or the approval
of tentative tract maps or other required zoning
approvals, the Applicant shall submit a phasing schedule
and map for the entire project, which shall include the
phasing of off*site infrastructure, to the Planning
Director for review and approval.
38. In conjunction with the review and approval of required
Plot Plan application(s) by the Planning commission and
City Council, the site and building design considerations
shall be evaluated and appropriate conditions related
hereto shall be established:
a. Determination of appropriate setbacks for one and
two-story buildings from adjacent
residentially-zoned property and public streets.
b. Determination of appropriate buffers including
fences and/or walls and landscaping between the
proposed uses and adjacent residential property.
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C. Development of appropriate methods to screen
parking areas from adjacent public streets.
d. Determination of appropriate driveway access
standards and median cut location.
39. Regarding development on Phase 6, the Downtown Study and
Architectural Design Guidelines currently being prepared
for the City will take precedence over the following
conditions, in the event that project development occurs
after City adoption of the said study and guidelines:
a. Building materials of the project shall consist of
earthtone colored plaster exterior siding and
mission tile roofing. All sides of the structure
must be designed with architectural interest and
common materials provide.
b. varying roof lines should be provided for
architectural interest and variety, particularly
along the streetscape.
40. Desert Club Drive, along the project frontage, shall be
developed as a local 60-foot-wide street with appropriate
offers of dedication and half-street improvements at the
time of development.
41. Calle Tampico shall be improved as a secondary Image
Corridor" and a Ceremonial Street" consistent with the
General Plan.
42. The location and access to all construction facilities
shall be subject to review and approval of the community
Development Department.
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