CC Resolution 2016-039RESOLUTION NO. 2016-039
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING ENVIRONMENTAL
ASSESSMENT 2015-0002, ZONE CHANGE 2015-0001,
SPECIFIC PLAN 2015-0002, SITE DEVELOPMENT PERMIT
2015-0002, AND TENTATIVE TRACT MAP 2015-0003 FOR
THE DEVELOPMENT OF 16 SINGLE-FAMILY HOMES ON A
3.22 ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF
JEFFERSON STREET AND PALM CIRCLE DRIVE
CASE NUMBERS:
ENVIRONMENTAL ASSESSMENT 2015-0002
ZONE CHANGE 2015-0001
SPECIFIC PLAN 2015-0002
SITE DEVELOPMENT PERMIT 2015-0002
TENTATIVE TRACT MAP 2015-0003 (TTM 36875)
APPLICANT: DESERT LAND HOLDINGS, LLC
WHEREAS, the City Council of the City of La Quinta, California did, on the 20t'
day of September, 2016, hold a duly noticed Public Hearing to consider a request by
Desert Land Holdings for approval of a 16 home single-family project on a 3.22 acre
lot at the southeast corner of Jefferson Street and Palm Circle Drive, more particularly
described as:
APN: 600-080-001 thru 009;600-080-041,042
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on September 9, 2016 as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners within
500 feet of the site; and,
Environmental Assessment 2015-0002
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 make the following mandatory findings pursuant to Section 9.210.020 of the
Municipal Code to justify approval of said Environmental Assessment [Exhibit A]:
1. As conditioned, proposed application will not be detrimental to the health,
safety, or general welfare of the community, either indirectly, or directly, in
that no significant unmitigated impacts were identified by Environmental
Assessment 2015-0002.
Resolution No. 2016 -039
Villas At Indian Springs
Environmental Assessment 2015-0002
Zone Change 2015-0001
Specific Plan 2015-0002
Site Development Permit 2015-0002
Tentative Tract Map 2015-0003 CUM 36825)
Adopted: September 20,2016
Page 2 of 2
2. The proposed project will not have the potential to degrade the quality of
the environment, substantially reduce the habitat of a fish or wildlife
population to drop below self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of rare
or endangered plants or animals or eliminate important examples of the
major periods of California history or prehistory. Potential impacts can be
mitigated to a less than significant level.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources of the habitat on which
the wildlife depends.
4. The proposed project will not result in impacts which are individually limited
or cumulatively considerable when considering planned or proposed
development in the immediate vicinity, as development patterns in the area
will not be significantly affected by the proposed project. The construction
of 16 single-family homes will not have considerable cumulative impacts.
5. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly. Impacts
associated with noise and air quality will be less than significant.
Zone Change 2015-0001
WHEREAS, per SB -18 and AB -52 consultation requirements, the Design and
Development Department has forwarded information regarding the proposed Specific
Plan to those Tribes referenced on the Tribal Consultation List provided by the Native
American Heritage Commission and has followed up with all Tribes requesting
information or consultation and placed their recommendations for monitoring in the
Conditions of Approval; 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 make the following mandatory findings:
Resolution No. 2016 -039
Villas At Indian Springs
Environmental Assessment 2015-0002
Zone Change 2015-0001
Specific Plan 2015-0002
Site Development Permit 2015-0002
Tentative Tract Map 2015-0003 (TTM 36875)
Adopted: September 20, 2016
Page 3 of
1. Consistency with General Plan
The Zone Change is consistent with the goals, objectives and policies of the
General Plan. The project is consistent with the General Plan land use
designation of Medium High Density Residential, and the Zone Change will
bring the Zoning Map into consistency with the General Plan.
2. Public Welfare
Approval of the Zone Change will not create conditions materially
detrimental to the public health, safety and general welfare. The
amendment results in the development of 16 homes under the Medium
Density Residential Zone, consistent with the planned use under the General
Plan.
3. Land Use Compatibility
The proposed Specific Plan incorporates a land use that is compatible with
zoning on adjacent properties. The design regulations specified in the
Specific Plan will result in small lot single-family homes adjacent to a
medium density condominium project.
4. Property Suitability
The uses permitted in the Specific Plan are suitable and appropriate for the
subject property in that the site is flat, vacant, and the area is served by all
necessary public services and utilities. The development of the Specific Plan
will result in the installation of a sewer line that will allow connection to
sewer for adjacent condominium development.
Specific Plan 2015-0002
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 make the following mandatory findings pursuant to Section 9.240.010 of the La
Quints Municipal Code to justify approval of said Specific Plan:
1. Consistency with General Plan
The proposed Specific Plan is consistent with the goals and policies of the La
Quinta General Plan in that it will result in the development of single-family
homes on a small parcel at a density permitted in the Medium High Density
Residential land use designation.
Resolution No. 2016 -039
Villas At Indian Springs
Environmental Assessment 2015-0002
Zone Change 2015-0001
Specific Plan 2015-0002
Site Development Permit 2015-0002
Tentative Tract Map 2015-0003 mM 368751
Adopted: September 20, 2016
Page 4 of 7
2. Public Welfare
Approval of the proposed Specific Plan will not create conditions materially
detrimental to public health, safety and general welfare. The Design and
Development Department has prepared Environmental Assessment 2015-
0002 for this project, in compliance with the requirements of the California
Environmental Quality Act (CEQA). The Design and Development Director
has determined that although the proposed project could have a significant
effect on the environment, there will not be a significant effect because
revisions in the project have been made by or agreed to by the project
proponent and mitigation measures have been incorporated.
3. Land Use Compatibility
The proposed Specific Plan incorporates a land use that is compatible with
zoning on adjacent properties. The design regulations specified in the
Specific Plan will result in small lot single-family homes adjacent to a
medium density condominium project.
4. Property Suitability
The uses permitted in the Specific Plan are suitable and appropriate for the
subject property in that the site is flat, vacant, and the area is served by all
necessary public services and utilities. The development of the Specific Plan
will result in the installation of a sewer line that will allow connection to
sewer for adjacent condominium development.
Site Development Permit 2015-0002
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 make the following mandatory findings pursuant to Section 9.210.010 of the
Municipal Code to justify approval of said Site Development Permit:
1. Consistency with General Plan
The proposed development is consistent with the General Plan land use
designation of Medium High Density Residential. The City's General Plan
policies relating to Medium High Density Residential include small lot single-
family homes.
Resolution No. 2016 -039
Villas At Indian Springs
Environmental Assessment 2015-0002
Zone Change 2015-0001
Specific Plan 2015-0002
Site Development Permit 2015-0002
Tentative Tract Map 2015-0003 MM 36875)
Adopted: September 20, 2016
Page 5 of 7
2. Consistency with Zoning Code and Specific Plan
The proposed development, as conditioned, is consistent with the
development standards of the City's Zoning Code and the Specific Plan, in
terms of site plan and landscaping. The site development permit has been
conditioned to ensure compliance with the Specific Plan standards for lot
size and setbacks.
3. Compliance with California Environmental Quality Act
The Design and Development Department has prepared Environmental
Assessment 2015-0002 for this project, in compliance with the requirements
of the California Environmental Quality Act (CEQA). The Design and
Development Director has determined that although the proposed project
could have a significant effect on the environment, there will not be a
significant effect because revisions in the project have been made by or
agreed to by the project proponent and mitigation measures have been
incorporated.
4. Architectural Design
The proposed homes, as conditioned, are consistent with the Specific Plan
and Zoning Ordinance, and with development in the surrounding area.
5. Site Design
The site design of the project, including project entries, circulation,
screening, exterior lighting, and other site design elements are compatible
with surrounding development and with the quality of design prevalent in
the city.
6. Landscape Design
The proposed project is consistent with the landscaping standards and plant
palette and implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The proposed perimeter
wall along with landscape improvements are designed and sized to provide
visual appeal while adequately screening the project from public view.
Tentative Tract Map 2015-0003
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the City Council
Resolution No. 2016 -039
Villas At Indian Springs
Environmental Assessment 2015-0002
Zone Change 2015-0001
Specific Plan 2015-0002
Site Development Permit 2015-0002
Tentative Tract Map 2015-0003 (TTM 36875)
Adopted: September 20, 2016
Page 6 of
did make the following mandatory findings to justify approval of said Tentative Tract
Map:
1. Tentative Tract Map 36875 is consistent with the La Quinta General Plan,
and Specific Plan 2015-0002 as proposed. The Tract Map is consistent with
the Medium Density Residential land use designation as set forth in the
General Plan, and as set forth in Specific Plan 2015-0002.
2. The design and improvement of Tentative Tract Map 36875 is consistent
with the La Quints General Plan, and Specific Plan 2015-0002 with the
implementation of recommended conditions of approval to ensure
consistency for the homes proposed on the lots created herein. The project
density is consistent with the La Quinta General Plan and Specific Plan 2015-
0002, and is comparable to surrounding residential development.
3. The design of Tentative Tract Map 36875 and proposed improvements are
not likely to cause substantial environmental damage, nor substantially and
avoidably injure fish or wildlife or their habitat. The Design and
Development Department has prepared Environmental Assessment 2015-
0002 for this project, in compliance with the requirements of the California
Environmental Quality Act (CEQA). The Design and Development Director
has determined that although the proposed project could have a significant
effect on the environment, there will not be a significant effect because
revisions in the project have been made by or agreed to by the project
proponent and mitigation measures have been incorporated.
4. The design of Tentative Tract Map 36875 and type of improvements are not
likely to cause serious public health problems, insofar as the project will be
required to comply with all laws, standards and requirements associated
with sanitary sewer collection, water quality and other public health issues.
5. The design and improvements required for Tentative Tract Map 36875 will
not conflict with easements, acquired by the public at large, for access
through or use of property within the proposed subdivision. All roadway
improvements, easements, if any and surrounding improvements will be
completed to City standards.
Resolution No. 2016 -039
Villas At Indian Springs
Environmental Assessment 2015-0002
Zone Change 2015-0001
Specific Plan 2015-0002
Site Development Permit 2015-0002
Tentative Tract Map 2015-0003 (TTM 36825)
Adopted: September 20,2016
Page 2 of
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta,
California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of the City
Council in this case.
SECTION 2. That the City Council does hereby approve Environmental Assessment
2015-0002, Zone Change 2015-0001, Specific Plan 2015-0002, Site Development
Permit 2015-0002, and Tentative Tract Map 2015-0003.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on this the 20th day of September, 2016, by the following
vote:
AYES: Council Members Franklin, Osborne, Pena, Radi, Mayor Evans
NOES: None
ABSENT. None
ABSTAIN: None
ATTEST: 464�
MONIKA RADEVA, Depu City Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
LINDA EVANS, Mayor
City of La Quinta, California