CC Resolution 2024-011 LLQC 2024-0003 Madison St 51555RESOLUTION NO. 2024 — 011
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING THE
PROPERTY LOCATED AT 51555 MADISON STREET, LA
QUINTA, CALIFORNIA, IDENTIFIED AS ASSESSOR
PARCEL NUMBER 777-030-006, AS A "QUALIFIED AND
CERTIFIED LARGE LOT" PURSUANT TO SECTION
3.25.057 OF THE LA QUINTA MUNICIPAL CODE
CASE NUMBER:
LARGE LOT QUALIFIED AND CERTIFIED 2024-0003
APPLICANT: ROBERT CONRAD
OWNER: ALAM KHAN / DALIA K PROPERTIES & HOLDINGS, LLC
WHEREAS, the City has the authority to regulate residential uses, including
STVR uses, operating within the City; and
WHEREAS, Chapter 3.25 of the La Quinta Municipal Code (LQMC) regulates
short-term vacation rentals (STVRs) in the City, including but not limited to STVR
permitted uses, STVR processing and permitting procedures, and other related STVR
requirements, violations, and fines; and
WHEREAS, effective May 20, 2021, Section 3.25.055 of the LQMC established a
ban on the issuance of new STVR permits for properties located within non-exempt
areas in La Quinta; and
WHEREAS, effective January 4, 2024, Section 3.25.057 of the LQMC provides
that properties may apply for and be approved as a "Qualified and Certified Large Lot,"
as defined, and shall be exempted from the ban on the issuance of new STVR permits
in non-exempt areas as set forth in Section 3.25.055 of the LQMC, if certain criteria are
met; and
WHEREAS, the City Council of the City of La Quinta, California, did, on March
19, 2024, hold a duly noticed Public Hearing to consider a request for approval of the
property located in mid La Quinta at 51555 Madison Street, La Quinta, California (the
"Property"), as a "Qualified and Certified Large Lot," as defined, in accordance with
LQMC Section 3.25.057; and
WHEREAS, the City published a public hearing notice in The Desert Sun
newspaper on March 8, 2024, as prescribed by the LQMC and State Planning and
Zoning Law (Gov. Code Section 65000 et seq.); public hearing notices were also mailed
to all property owners within 500 feet of the Property; and
Resolution No. 2024 — 011
Qualified and Certified Large Lot — 51555 Madison Street
Adopted: March 19, 2024
Page 2 of 4
WHEREAS, upon hearing and considering all testimony and arguments, the City
Council approves the Property as a Qualified and Certified Large Lot for the following
reasons:
1) The Property has a "Lot Area," as defined, comprised of a single parcel of 9.25
acres, or 402,930 square feet, which is greater than the Lot Area requirement of
no less than 25,000 square feet pursuant to Section 3.25.057(A)(1) of the LQMC;
and
2) The Property has an existing main dwelling and two (2) accessory dwelling units,
with a combined total of 5,553 square feet, between all three units, of living area
available for use; and
3) The total number of approved bedrooms shall be established at the issuance of
an STVR permit, and shall be verified at least annually during the STVR permit
renewal. Riverside County Assessor records show there are two (2) bedrooms in
the main dwelling for this Property; and five (5) additional bedrooms between the
two (2) accessory dwelling units on the parcel, which are presently under review
to verify compliance with current building code regulation and permitting, and if
confirmed, would increase the total number of bedrooms to seven (7) amongst all
existing dwellings on the parcel; and
4) The Property shall be subject to the allowed daytime and overnight occupancy
limits established pursuant to Section 3.25.070(8) of the LQMC based on the
approved number of bedrooms; and
5) The Property is located in mid La Quinta, and is not within a residential project
governed by a homeowners' association (HOA), and there are no applicable
HOA conditions, covenants, and restrictions (CC&Rs) or any other applicable
governing documents that may restrict the use of the Property as an STVR unit;
and
6) The use of the Property as an STVR unit is not prohibited or otherwise
inconsistent with any recorded instruments governing the use of the Property;
and
7) On-site inspection of the Property was conducted on March 6, 2024, by the City's
Municipal Code Compliance Office to verify:
a. The locations of outdoor gathering/living spaces and entertainment areas,
including but not limited to any pool(s), spa(s), BBQ areas, courtyard(s),
and recreational activities (such as games — putting green, corn hole,
ping-pong table, croquet, basketball hoop, etc.) are as shown in enclosed
"Exhibit A — Site and Parking Plan," incorporated herewith by this
Resolution No. 2024 — 011
Qualified and Certified Large Lot — 51555 Madison Street
Adopted: March 19, 2024
Page 3 of 4
reference; and the physical distance and their proximity to neighboring
properties is unlikely to cause a disturbance; and
b. There is adequate on-site parking for use of the Property as an STVR unit,
in accordance with Section 3.25.050(F) of the LQMC, as shown in
enclosed "Exhibit A — Site and Parking Plan," incorporated herein by this
reference. The Property does not have a garage and street parking is not
available, however, it is located behind a private gate, and can
accommodate three (3) cars in the driveway from the gate to the main
dwelling, and has a large parking area at the bottom of the property; and
8) The single parcel is not, nor will the single parcel ever be for the duration of the
Property's approval as a Qualified and Certified Large Lot, subject to a
subdivision, lot -line adjustment, lot merger, or any other alteration of the single
parcel under the Subdivision Map Act in Division 2 (commencing with Section
64410) of Title 7 of the California Government Code or under Title 13 of the
LQMC, which would result in the single parcel no longer being in compliance with
the original approval by the City under Section 3.25.057 of the LQMC pursuant to
this Resolution; and
9) The City Council does hereby authorize the City Manager, or designee(s), to
execute a land use covenant (the "Notice, Agreement, and Covenant Affecting
Real Property"), in a form approved by the City Attorney and executed by the
owner of the Property, memorializing the terms and conditions applicable to the
Property, for the duration of the Property's approval as a Qualified and Certified
Large Lot for use as an STVR unit, with said land use covenant to include this
Resolution, along with all Exhibits, and Conditions of Approval, if any, imposed
by the City Council at the public hearing. The executed land use covenant shall
be recorded against the Property in the Riverside County Recorder's Office no
later than sixty (60) days after the adoption of this Resolution, or such later date
as may be mutually agreed upon by the owner of the Property and the City
Manager.
10) There are a total of 6 active STVR permits within a 500 -foot radius from the
Property as of this writing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
SECTION 1. The foregoing recitals are true and correct, and constitute the
findings of the City Council in this case, and are incorporated herein by this reference.
SECTION 2. The City Council does hereby approve the Property as a Qualified
and Certified Large Lot pursuant to Section 3.25.057 of the LQMC.
Resolution No. 2024 — 011
Qualified and Certified Large Lot — 51555 Madison Street
Adopted: March 19, 2024
Page 4 of 4
SECTION 3. This Resolution shall go into effect upon adoption and the City
Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Council held on this 19th day of March, 2024, by the following vote:
AYES: Councilmembers McGarrey, Pena, Sanchez, and Mayor Evans
NOES: Councilmember Fitzpatrick
ABSENT: None
ABSTAIN: None
ATTEST:
-J�6k
MONIKA RAD VA, &ty Clerk
City of La Quinta, California
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
LINDA EVANS, Mayor
City of La Quinta, California
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