CC Resolution 1997-023^!N RESOLUTION 97-23
A RESOLUTION OF THE CITY COUNCIL OF LA
QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 96-594 TO ALLOW
CONSTRUCTION OF SINGLE FAMILY HOUSES FOR
VESTING TENTATIVE TRACT MAP 28458
CASE NO.: SITE DEVELOPMENT PERMIT 96-594
APPLICANT: EZ OKIE
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 8th day of March, 1 997, hold a public hearing to consider the Planning
Commission's recommendation for approval of the prototype housing for Vesting
Tentative Tract Map 28458; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, and 14th day of January, 1997, hold duly
noticed Public Hearings for a 28.8-acre site with 11 5 single family houses that range
in size from 1 595 to 2,730 square feet, generally on the north side of Fred Waring
Drive and 1,615-feet east of Washington Street, more particularly described as:
Portion of the 5Y2 5E of Section 18, T55, R7E, SBBM
APN: 609-080-013 and 609-070-035)
WHEREAS, said Tentative Map has complied with the requirements of
The Rules to Implement the California Environmental Quality Act of 1 970" as
amended Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-331 for this project which states the project will not
have a significant impact on the environment based on conditions; and,
WHEREAS, the City Council will consider certification of EA 96-331 with
this project; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings of approval to justify approval
of said Site Development Permit 96-594:
A. The proposed houses are consistent with the City's General Plan and Zoning
Code.
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^!NResolution 97-23
The property is designated Low Density Residential 2-4 dwelling units per acre)
per the provisions of the 1992 General Plan Update. The project density is 3.5
dwellings per acre which is under the maximum level for the LDR District.
Detached single family houses are consistent with the goals, policies and intent
of the La Quinta General Plan Land Use Element Chapter 2) provided conditions
are met.
The site is *oned RL Low Density Residential District) which permits single
family development on lots of at least 7,200 square feet. The one and two-
story houses meet minimum City requirements and will be consistent with the
provisions of the Zoning Code Chapters 9.30- 9.60) at the time building
permits are acquired.
B. The new single family houses are not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
The subject site is vacant and covered by sand dunes and native shrub.
Mitigation fees and environmental studies i.e., cultural resources, noise,
drainage, geotechnical, biologic, air quality, etc.) were completed for this
application. The studies generally state that development will not adversely
affect local wildlife habitats because this is an isolated area surrounded by urban
development. This project will not cause substantial environmental damage or
injury to fish or wildlife, or their habitat because mitigation measures were
completed at the time the site was disturbed or will be mitigated EA 96-331)
based on the Conditions of Approval.
C. The architectural design of the houses is consistent with other projects in the
vicinity.
Mediterranean style houses are proposed. The one and two-story houses,
which range in size from 1,595 to 2,730 square feet, are compatible with
adjacent houses because the exterior materials to be used are stucco with
concrete tile roofing. Desert colors and different building facades for each
prototype housing unit create a diverse streetscape. Garage parking will be
provided for each house as required. No house will be less than 1,595 square
feet which is larger than required, and one story houses will be built along the
perimeter of the project as required by the RL District provisions. Conditions are
required to ensure the houses are built to current Code standards when
constructed.
D. The site design of each house shall be compatible with surrounding areas and
include prevalent site features.
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^!N Resolution 97-23
The houses are plotted so that the front yard of the house is generally 20-feet
from the front property line. In order to enhance the streetscape design, the
houses shall be located 20- to 25-feet from the front property line and side-
loaded garages should be encouraged ensuring that the RL District standards
shall be met. Conditions are required which require varied front yards for this
proposal in addition to other requirements.
E. The site landscaping will complement the proposed buildings and create a
unifying influence for the community.
Each house will have front yard landscaping which will include trees, shrubs and
groundcover with on-site irrigation. The landscaping improvements will be
similar to adjacent detached single family developments. The parkway
landscaping will include various plant materials which shall be lush and semi-
mature when installed to enhance the perimeter wall which is required to buffer
noise from automobiles on Fred Waring Drive, a major arterial. The location of
the wall and its relationship to the street will be no less than approximately 1 8-
feet from the edge of the right-of-way to create a harmonious transition from
this project and adjoining properties i.e., Starlight Dunes, etc.). The proposed
plant materials are acceptable for this climate zone and complement other
residential developments in the area.
WHEREAS, in the review of this Site Development Permit, the City
Council has considered, the effect of the contemplated action on housing needs of the
region for purposes of balancing those 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 constitute the findings of the City
Council in this case;
2. That it does hereby approve Site Development Permit 96-594 for the reasons
set forth in this Resolution and subject to the attached conditions.
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^!NResolution 97-23
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on the 1 8th day of March, 1 997, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATT ST:
SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWE*, City Attorney
City of La Quinta, California
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^!N RESOLUTION 97-23
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 96-594 VTTM 28458)
EZ OKIE
MARCH 18, 1997
CONDITIONS:
1 Pedestrian gates leading into the side and back yards shall be wrought iron or
tubular metal. Pedestrian gates shall not exceed 48 inch widths unless located
in a sideyard of 12'-0" wide or larger Section 9.160.030 D2)).
2. The landscape/irrigation plans shall be submitted to the Community
Development Department for review. The plans will require Community
Development Department, Coachella Valley Water District, and the Riverside
County Agriculture Commissioner approval before they will be considered final.
The plans shall include the following: A) front yard landscaping shall include
lawn and a minimum of ten shrubs i.e., 5-gallon or larger) and two trees i.e.,
2 trees 1 5-gallon with 1" diameter trunks and one 24" box tree with a 1.75"
diameter trunk) for interior lots and five trees 4 trees 1 5-gallon minimum
with one 24" box tree) for corner lots; and B) landscaping or fencing shall
screen all ground mounted mechanical equipment i.e., A/C condensing units,
pool equipment, etc.). All provisions of Chapter 8.1 3 Water Efficient
Landscaping and Irrigation) shall be met. The developer and subsequent property
owner shall continuously maintain all landscaping in a healthy and viable
condition.
3. Lawn areas for front yards shall be either Hybrid Bermuda Summer) or Hybrid
Bermuda/Rye Winter) depending upon the season when it is installed. All trees
shall be double staked to prevent wind damage. All shrubs and trees shall be
watered with bubblers or emitters. Landscape improvements shall be installed
before final occupancy of the house.
4. Ground mounted equipment air-conditioning condensers, etc.) shall be located
in side and/or rear yard areas behind screen walls or landscaping. All equipment
shall be a minimum distance of five-feet from any property line.
5. The concrete driveways shall include expansion joints and a broom finish or
better) texture. The driveways shall be at least the width of the garage opening
and be located to permit backing Out into the abutting local public streets.
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6. All requirements of Vesting Tentative Tract Map 28458, Environmental
Assessment 96-331, and the RL Zone District shall be met during building
permit plan check approval.
7. Only one-story houses 22 feet or less in height) shall be constructed within
1 50-feet of the right-of-way of Fred Waring Drive or adjacent to the side or rear
of any existing single family houses as required by Chapters 9.50 and 9.60 of
the Zoning Code.
8. A Minor Use Permit shall be required for temporary model complexes sales
offices) including signs/flags per Section 9.60.250 of the Zoning Code.
9. Roll-up, sectional metal garage doors shall be installed for this project.
1 0. Front yard building setbacks shall be varied to enhance the streetscape
appearance of the development. No more than 75% of the houses, per Tract
Phase, shall have 20-foot setbacks from the front property line. The balance of
the homes shall have setbacks between 20' and 25'.
11. This site development permit shall run concurrently with the land division
application processed under Title 1 3 of the Municipal Code.
1 2. Permanent signing for the Tract shall be approved by the Planning Commission
prior to issuance of a building permit for said structure(s) pursuant to the
provisions of Chapter 9.160 of the Zoning Ordinance.
1 3. A minimum six-foot high decorative masonry wall measuring minimum six-
inches in thickness shall be constructed around the perimeter boundaries of the
project prior to any occupancy releases as required by the acoustic study for the
project. The perimeter walls facing an arterial street shall include features such
as offsets i.e., jogs) and pilasters, and be topped off with a masonry cap
pursuant to the exhibits on file with the Community Development Department.
The design height of the wall along Fred Waring Drive shall conform with the
acoustic study prepared for the project.
1 4. The sideyard building elevations on Plans 3A, 4A and 5A shall include clipped
gable ends with concrete tiles) to enhance the architectural styling of the
houses. The architectural plans shall be modified prior to building permit
issuance.
1 5. Plaster surrounds shall be added to all windows on the side building elevations
for all houses in the Tract.
1 6. Roof attic vents mounted on the gable ends of the prototype houses shall
include plastered surrounds.
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