2006 03 14 PCTwyl 4 4 Qum&
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
MARCH 14, 2006
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2006-011
Beginning Minute Motion 2006-002
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
Ill. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of the Regular Meeting of February 28, 2006.
G:\WPDOCS\PC Minutes\1 AgendaW.doc
V. PUBLIC HEARING:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have requested
the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item ................
CONTINUED - ENVIRONMENTAL ASSESSMENT 2005-
550, GENERAL PLAN AMENDMENT 2005-106, ZONE
CHANGE 2005-126, SPECIFIC PLAN 83-002,
AMENDMENT #5, AND TENTATIVE PARCEL MAP 32752
Applicant .........
Ray Shaffer
Location ..........
Between Weiskopf and Jack Nicklaus Golf Courses,
immediately south of PGA Boulevard, within PGA West
Request ...........
Consideration of: 1) A Negative Declaration of
environmental impact; 2) A General Plan Amendment and
Zone Change from Golf Course to Low Density
Residential; 3) A Specific Plan to allow the conversion of
2.3 + acres of existing golf course/common area to
residential use; and 4) Review of a Parcel Map to
subdivide 2.3+ acres into three single-family lots .
Action .............
Request to continue to March 28, 2006
B. Item ................ SITE DEVELOPMENT PERMIT 2005-853
Applicant ......... Trans West Housing, Inc.
Location .......... Within Tract 32879, south side of Avenue 54, east side
of Madison Street, north side of Greg Norman course
project and t 1 /4 mile west of Monroe Street
Request ........... Consideration of architectural plans for 11 prototype
production units for Griffin Ranch.
Action ............. Minute Motion 2006-
VI. BUSINESS ITEM: None.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
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Vill. COMMISSIONER ITEMS:
A. Consideration of a possible Text Amendment to the Neighborhood
Commercial Zoning District in order to allow retail stores between
10,000 and 50,000 square feet in size
B. Review of City Council meeting of March 7, 2006.
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on March 28, 2006, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, March 14, 2006, was posted on the outside entry to the Council
Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post
Office, on Friday, March 10, 2006.
DATED: March 10, 2006
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BE fY,_� SAWYER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7123, twenty-four (24) hours in advance of the meeting and accommodations
will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City
Clerk's office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a
Planning Commission meeting, please be advised that eight (8) copies of all
documents, exhibits, etc., must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
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PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: MARCH 14, 2006
CASE NOS.: CONTINUED - ENVIRONMENTAL ASSESSMENT 2005-550,
GENERAL PLAN AMENDMENT 2005-106, ZONE CHANGE
2005-126, SPECIFIC PLAN 83-002, AMENDMENT #5, AND
TENTATIVE PARCEL MAP 32752
APPLICANT: RAY SHAFFER
ENGINEER: MDS CONSULTING
LOCATION: BETWEEN WEISKOPF
SOUTH OF PGA
(ATTACHMENT 1)
REQUEST: CONSIDERATION OF:
AND JACK NICKLAUS, IMMEDIATELY
BOULEVARD WITHIN PGA WEST
1. A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT;
2. A GENERAL PLAN AMENDMENT AND ZONE CHANGE FROM
"GOLF COURSE" TO "LOW DENSITY RESIDENTIAL";
3. A SPECIFIC PLAN AMENDMENT TO ALLOW CONVERSION OF
2.3+ ACRES OF EXISTING GOLF COURSE/COMMON AREA TO
RESIDENTIAL USE; AND
4. REVIEW OF PARCEL MAP TO SUBDIVIDE 2.5+ ACRES INTO
THREE SINGLE-FAMILY LOTS.
This request was originally reviewed at the meeting on December 27, 2005 and
continued to January 10, 2006. During the first hearing the Planning Commission
requested the applicant provide additional information from the two applicable PGA
West Homeowners' Associations, KSL (the current subject property owner) and the
City Fire Marshal. At the January 10 meeting, the request was again continued to
the meeting of January 24, as the applicant had not yet obtained all of the
requested information. The project consideration was again continued on January
24 to February 14, because the project site area had been expanded on the west
side, necessitating additional property owners be notified. At the request of the
applicant the application consideration was continued again on February 14, 2006
to this meeting in order to allow the applicant time to meet with adjacent neighbors
and prepare technical studies.
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Due to a lack of a quorum (a quorum is a minimum of three of the five members
present and available to deliberate) of the Planning Commission for this item, the
request must be continued to the next meeting on March 28, 2006. Because there
is no quorum, no Commission discussion or public participation on the proposal is
allowed.
BLIC CONSIDERATION:
Because of the public interest in this proposal, staff sent a notice to owners within
500 feet of the property involved, or those who submitted a letter or signed a
petition regarding this proposal informing them of the need to continue the
consideration. The only exceptions where staff did not notify homeowners, was
where no address was given, the name was illegible, or an address could not be
found.
Mr. and Mrs. Myron Mintz have submitted a letter requesting a continuance until
April 11, 2006 because they will not be able to attend the Planning Commission
meeting of March 28 (Attachment 2).
RECOMMENDATION
Continue the application request to the March 28, 2006 Planning Commission
meeting.
Attachments:
1. Location map
2. Letter from Joanne and Myron Mintz received March 2, 2006
Prepared by:
Stan Sawa, Principal Planner
P:\Reports - PC\2006\3-14-06\sp 83-002 amend p5 at al pc cont rpt 3-14.doc
ATTACHMENT #1
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CASE MAP
CASE No. -I \r
LOCATION MAP SCALE:
RAY SHAFFER NTS
ATTACHMENT �
JOANNE & MYRON MINTZ
March 1, 2006
Mr. Doug Evans
Mr. Stan Sawa
Planning Commission,
78-495 Calle Tampico
La Quinta, CA 92253
80-355 Weiskopf La Quinta, CA 91253
Phone: 760-771-0402 Fax: 760-771-11 c n
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City of La Quinta
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT
DEPARTMENT
RE: Environmental Assessment 2005-550,General Plan Amendment 2005-106,
Zone Change 2005-126, Specific Plan 83-002 Amendment # 5, Tentative Parcel
Map 32752
Gentleman:
It is our understanding that Mr. Ray D. Shaffer is applying for a zone change in
the aforementioned Tentative Parcel Map 32752.
We have numerous objections to his application for rezoning and the constant
rescheduling of the hearings, some of which we know could not be avoided.
We are very pleased that Mr. Tom Kirk as been appointed to the City Council and
wish him well.
As you know, the winter time is the time when most homeowners make
reservations far in advance to various functions like the Philharmonic and the
McCallum. It has been very hard on the homeowners to keep giving up their time
and tickets only to be told that there is another hearing postponement.
We also understand that researching the land in question is very difficult and time
consuming. As we are one of the families that will be most affected by this
possible rezoning, and as we have been continuously involved and responsible
for keeping in touch with the other homeowners, we would be greatly
appreciative if the next hearing on this matter could be rescheduled until the 11`"
of April. This would give Mr. Shaffer and his staff adequate time to present their
case and this would also give the Planning Commission adequate time to
research the land. Hopefully, the meeting on April 11`" will finalize the matter, and
no additional Planning Commission Meetings will be necessary.
Your consideration in the above request would certainly be appreciated by the
100 or more PGA WEST Homeowners that have sent in letters in opposition to
the rezoning request.
Having the Meeting postponed to March 28 would cause a hardship for us and
many other PGA West homeowners.
Thank You,
. h,, V. >.l
Joanne and Myron Mintz
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PH #I
PLANNING COMMISSION
STAFF REPORT
DATE: MARCH 14, 2006
CASE NUMBER: SITE DEVELOPMENT PERMIT 2006-853
APPLICANT: TRANS WEST HOUSING, INC.
PROPERTY OWNER: TRANS WEST HOUSING, INC
REQUEST: REVIEW OF ARCHITECTURAL PLANS FOR 11
PROTOTYPE PRODUCTION UNITS FOR GRIFFIN RANCH
(TT 32879)
LOCATION: WITHIN TRACT 32879, SOUTH SIDE OF AVENUE 54,
EAST SIDE OF MADISON, NORTH SIDE OF GREG
NORMAN COURSE PROJECT AND ±'/4 MILE WEST OF
MONROE STREET (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT 2004-526, FOR SP
2004-074 AND TT 32879, OF WHICH THIS PROJECT IS
A PART OF, WAS CERTIFIED BY THE CITY COUNCIL ON
JANUARY 4, 2005. NO CHANGED CIRCUMSTANCES OR
CONDITIONS EXIST THAT REQUIRE PREPARATION OF
ANY SUBSEQUENT ENVIRONMENTAL EVALUATION.
BACKGROUND:
Site Background
The Griffin Ranch project was originally approved by the City Council on January 4,
2004, as part of multiple approvals. The project as approved will be developed with
303 single-family lots over approximately 200 acres, with on -site equestrian
facilities and access to the City multi -purpose trail system (Attachment 2). This
proposal constitutes an architectural review request of the residential unit plans
associated with the development.
Project Proposal
The applicant has submitted prototypical plans for three "collections" of floor plan
designs. These are referred to as the Madiera, Campania, and Sevilla collections.
Each collection has multiple floor plans and elevations, as outlined below:
Madiera Collection: 4 floor plan variations, ranging from 3,017 to 3,724 s.f., all
single -story, ranging 17.5 to 18.5 feet in height.
Plan 1 : 3,017 s.f - 3 BR/3.5 BA + den, great room and courtyard, detached casita
option (not shown) 2-car garage + golf cart space, with 4 elevations.
Plan 2: 3,140 s.f - 3 BR/3.5 BA + den, great room and courtyard, 2-car garage +
golf cart space, with 4 elevations.
Plan 3: 3,373 s.f. - 3 BR/3.5 BA + den/potential casita, great room and courtyard,
2-car garage + golf cart space, with 4 elevations.
Plan 4: 3,724 s.f. - 4 BR/4.5 BA + den, morning and great rooms, courtyard,
attached casita, 3-car garage (1 car side entry) with 4 elevations.
Campania Collection: 4 floor plan variations, ranging from 3,754 to 4,363 s.f.,
all single -story, approximate heights are 19.5 to 22.5
feet.
Plan 1: 3,754 s.f - 3 BR/3.5 BA + library, great room and courtyard, detached
casita option (not shown) 3-car garage (1 car side -entry) with 4 elevations.
Plan 2: 3,972 s.f - 3 BR/3.5 BA + den/BR 4 and courtyard with attached casita
option, 3-car garage (2 car side -entry), with 4 elevations.
Plan 3: 4,154 s.f. - 3 BR/3.5 BA + attached casita, library, great room and
courtyard, retreat in MBR, 3-car garage (1 car side -entry) with 4 elevations.
Plan 4: 4,363 s.f. - 4 BR/4.5 BA + family and living rooms, courtyard, 3-car
garage (1 car side entry, set up for casita) with 4 elevations.
Estates at Sevilla: 3 floor plan variations, ranging from 4,989 to 5,629 s.f., all
single -story, approximate heights are 22.8 to 24.5 feet.
Plan 1: 4,989 s.f - 3 BR/3.5 BA + den/bonus room, morning and great rooms,
courtyard, casita, 3-car side -entry garage, with 3 elevations.
Plan 2: 5,287 s.f - 2 BR/2.5 BA, with bonus room/BR & BA, combined dining/living
room, family room, den, courtyard with detached casita, 3-car side -entry
garage, with 3 elevations.
Plan 3: 5,629 s.f. - 3 BR/3.5 BA + media/BR 4, retreat in MBR, great room,
central living, dining and den, front and rear courtyards, dual opposing 2-
car side -entry garages, with 3 elevations.
The material and color boards, and full-size color illustrations, will be provided at the
March 14, 2006 Planning Commission meeting. The architectural style for these
units is primarily contemporary, with a mix of Spanish, Mediterranean and Tuscan -
style elements incorporated, depending on the unit plan type. The materials will
consist of stucco and stone wall treatments, or ledger stone/stucco accents where a
full stone surface is not provided. Roof tiles are proposed as concrete 'S' tiles, most
of which appear to be a tri-color. Other detailing used throughout the plan elevations
include decorative wrought iron elements, finials and chimney caps, and exposed
outlookers. Twelve color schemes will be employed in the unit designs.
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A certain number of these units will be established as part of a model complex,
which will require a separate review; at this time the applicant has not identified
which, if not all, of these units will be sited as models, or specific lot locations. The
applicant does not intend to site any of these units on the 20 custom lots which
border the Mery Griffin estate property; the 20 custom lots will be part of a
separate lot program, to be reviewed at a future time. Plant palettes and landscape
improvement layouts for these plans will be submitted later; no landscape
improvement concepts or specific model complex plans are proposed at this time.
Architecture and Landscape Review Committee (ALRC) Action - On March 1,
2006, the ALRC reviewed these proposed architectural and landscape plans, and
unanimously recommended approval of the Site Development Permit by Minute
Motion 2006-006 (Attachment 6), subject to incorporation of the following:
1. A random mix of both clay and concrete tiles shall be employed. All roof tiles
shall be an 'S' the system.
2. All Sevilla units, and Campania Plan 4 units (elevations A, B and D) shall be
restricted to lots meeting the criteria of Condition 6.F of the Griffin Ranch
Specific Plan (SP 2004-074).
The ALRC discussed consistency with the original approved specific plan concepts,
relating to type of roof tile (clay vs. concrete) and determined that these plans
were consistent with those conceptual representations. It was recommended that a
mix of concrete and clay tiles be provided throughout the project, and that both be
an 'S' type tile. Condition 6.F. of the Griffin Ranch Specific Plan, requires that no
unit over 22 feet in height be located on any lot within 150 feet of the ultimate
right-of-way of Avenue 54 or Madison Street. This restriction would not apply,
however, to units on lots 20,000 s.f. or larger, as stipulated by the Specific Plan
condition.
ANALYSIS
This Site Development Permit constitutes an architectural approval for the
individual units only; no site or landscape plans have been provided for the
individual lots. The applicant has indicated that front yard plans will be submitted
later, and this has been conditioned accordingly, for submittal, review and approval
of those plans by ALRC and Planning Commission.
The applicant has provided eleven plan variations, each with multiple elevations that
could allow up to 41 varying facade treatments. In addition, 12 color schemes have
been prepared for use throughout the project. Based on these elements, there will
be a significant architectural variety throughout the project.
The applicant has also indicated that the 20 custom lots around the Griffin estate
property will not be a part of the production unit program, so these 20 lots will be
developed later with custom homes. While this application technically applies to
these 20 lots as inclusive, a condition is recommended to require that these lots be
specifically designated as a custom phase on a unit siting plan, to avoid future
complications with the compatibility review requirements of the Municipal Code.
Custom homes are typically not reviewed by ALRC or Planning Commission, as
they are built individually. However, the Municipal Code does require review of
custom home design guidelines through the Site Development Permit process, and
this will be required prior to development of the custom lot phase. The applicant
will have to submit these guidelines for Planning Commission approval.
As the Commission will recall, the perimeter landscaping, gatehouse entry and
gates were previously approved for the Griffin Ranch project on January 24, 2006.
Future site development approvals will be required for the clubhouse site and
architecture, the custom home phase, and associated internal common area
landscaping.
MANDATORY FINDINGS
As required by Section 9.210.010 (Site Development Permits) of the Zoning
Ordinance, findings to approve Site Development Permit 2006-853 are as follows:
1. Compliance with Zoning Code - The project is consistent with the Design
Guidelines of Section 9.60.330 (Residential Tract Development Review) of
the Zoning Code, which requires a minimum of two different front
elevations, varied roof heights and planes. The proposed units comply with
these requirements in that more than two elevations for each plan are
proposed and varied planes and roof lines are provided.
2. Architectural Design - The architectural design of the project, including, but
not limited to the architectural style, scale, building mass, materials, colors,
architectural details, roof style, and other architectural elements, are
compatible with surrounding development in the City and the specific plan
concepts as approved for Griffin Ranch under SP 2004-074.
3. Compliance with CEQA - This request has been previously assessed in
conjunction with Environmental Assessment 2004-526, which was certified
by the City Council on January 4, 2005, and therefore, no further
environmental review is needed.
4. Site Design - The site design of the project, including, but not limited to
project entries, interior circulation, pedestrian, equestrian and bicycle ways,
pedestrian amenities, and other site design elements, have been installed
and are compatible with surrounding development and with the quality of
design prevalent in the City, and provided in compliance with the Zoning
Code requirements and the approved Griffin Ranch Specific Plan and Tract
Map 32879.
5. Landscape Design - Further review of landscaping plans for the new home
sites will be necessary. Typical front yard plans, for each unit plan type, will
be submitted for review and have been required to comply with City and
Coachella Valley Water District water efficiency requirements, ensuring
efficient water use.
6. Compliance with General Plan - The project is in compliance with the
General Plan and applicable Specific Plan in that the property to be
developed is designated and has been approved for residential development.
RECOMMENDATION:
Adopt Minute Motion 2006- _, approving Site Development Permit 2006-853,
subject to the recommended findings and attached conditions.
Attachments:
1. Location Map
2. Tract 32879 layout
3. ALRC Minutes of March 1, 2006
Prepared by:
i.i cL%. is
Wallace Nesbit, Associate Planner
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MINUTE MOTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-853
TRANS WEST HOUSING, INC.
MARCH 14, 2006
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its
defense counsel. The City shall promptly notify the applicant of any claim,
action or proceeding and shall cooperate fully in the defense.
2. This Site Development Permit is valid for one year, unless an extension is
applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the Zoning Code.
3. SDP 2006-853 shall comply with all applicable conditions and/or mitigation
measures, which are incorporated by reference herein, for the following
related approvals:
• Environmental Assessment 2004-526
• Specific plan 2004-074
• Tentative Tract Map 32879
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Community Development Director shall determine
precedence. No development permits will be issued until compliance with
these conditions has been achieved.
4. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the necessary clearances and/or permits from
the following agencies, as applicable:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
MINUTE MOTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-853
TRANS WEST HOUSING, INC.
MARCH 14, 2006
Page 2 of 4
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvement plans for City approval.
FEES AND DEPOSITS
5. Applicant shall comply with the terms and requirements of the City's adopted
Art in Public Places program in effect at the time of issuance of building
permits.
6. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s)
7. Any model home/sales complex shall comply with the requirements of
Section 9.60.250 of the Zoning Ordinance, which requires a Minor Use
Permit approval and deposit, prior to establishing any model units or
temporary sales facilities.
LANDSCAPING
8. Applicant shall provide typical landscape and irrigation plans for each unit
type. These plans shall be submitted to the Community Development
Department, and reviewed by the ALRC and Planning Commission as a
business item, as a requirement under this Site Development Permit approval
(i.e. no new SDP required). These plans shall be prepared by a licensed
landscape professional. Plan preparation shall be based on the following
requirements:
A. Front yard turf/sod areas as shown shall be reduced or eliminated to
the fullest extent. Plans shall show compliance with Chapter 8.13
(Water Efficiency Provisions for New or Rehabilitated landscapes) of
the Municipal Code. No more than 50% of the front yard landscaping
shall be devoted to turf, and each unit plan shall include at least one
xeriscape option, to be submitted for review and approval along with
the other front yard typicals for each plan. Turfed areas, when part of
a landscape design, shall be minimized, with no spray irrigation placed
within 18 inches of curbs along any street. Sprinkler heads shall be
placed 18" from curbs, with turf or a turfed strip set between heads
MINUTE MOTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-853
TRANS WEST HOUSING, INC.
MARCH 14, 2006
Page 3 of 4
and curbs.
B. Use of Chilean Mesquite species in any plant palettes employed for
SDP 2006-853 is discouraged. Each unit plan shall include at least two
tree options, with a minimum two, 24" box trees (i.e., a minimum 2.0
inch caliper measured three feet up from grade level after planting) for
each lot. Palm species with a minimum 6-foot trunk height may count
as trees. Double lodge poles (two-inch diameter) shall be used to stake
trees.
Upon final approval by the Planning Commission, the landscape and irrigation
plans shall be approved by the Coachella Valley Water District and Riverside
County Agriculture Commissioner prior to submittal of the final plans to the
Community Development Department.
9. Wildflower seed mixes susceptible to weed control problems shall not be
used in any hydro -seed operations on lots or other areas, as a dust control
method. Any alternative seed mix to achieve erosion/dust control, with
minimal weed growth, shall be approved by the Community Development
Department.
10. Any ground -mounted mechanical equipment located in view from any street
or common area shall be screened by a wall, landscaping, or combination of
the two, of a sufficient height and/or density to fully screen such equipment
above its horizontal plane.
BUILDING DESIGN
11. This approval is for eleven (11) floor plans for TR 3879, as listed in the
Planning Commission staff report for SDP 2006-853, dated March 14, 2006.
Any additional unit plans to be added will be subject to ALRC and Planning
Commission review as an amendment to this Site Development Permit
approval. The 20 lots surrounding the 40-acre Griffin estate property may be
developed under this approval, unless specifically designated as a custom
phase, which shall be shown in the unit siting plan to be submitted under
Condition 13. Otherwise, the compatibility provisions of 9.60.300 shall
apply.
12. Final location of all structures submitted for plan check shall comply with all
setback standards of the RL zoning district. Developer shall submit a
preliminary unit siting plan to the Community Development Department prior
0�
MINUTE MOTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-853
TRANS WEST HOUSING, INC.
MARCH 14, 2006
Page 4 of 4
to issuance of any dwelling unit permits. Minor amendments to the
development plans (e.g., architectural details, house plotting, etc.) shall be
subject to approval by the Community Development Director.
13. No Sevilla units, or Campania Plan 4 (elevations A, B and D), shall be sited
on any lot within 150 feet of Avenue 54 or Madison Street ultimate rights -
of -way. However, for any residential lots of 20,000 square feet or more, this
restriction shall not apply (Condition 6.F., SP 2004-074). As part of building
plan check review, the applicant shall provide a unit siting plan for the entire
tract, or with each building phase, as applicable.
14. A random mix of both clay and concrete tiles shall be employed. All roof tiles
shall be an 'S' the system. All roof tile options shall be of a tri-color blend.
15. Front yard setbacks along streets where five or more homes have frontage,
shall be staggered at a range between 20 — 25 feet. The applicant shall
provide the unit siting plan, required under Condition 13 with the plan check
building plans for verification of all setback issues.
16. Any structural spaces indicating a guest house/casita as an option combined
with a side -entry garage shall meet the zoning setback standard for the
respective option chosen, which shall be clearly identified on all precise
grading plans. All casita/guest house spaces, whether attached or detached,
shall be referenced on the precise grading plan.
17. All interior garage spaces shall maintain the minimum interior dimensions as
specified in Chapter 9.150 (Parking), LQMC. Single -car garage spaces shall
maintain a minimum 10-foot x 20-foot interior clear dimension, otherwise
they will not be counted as an enclosed garage car space.
18. Guest houses, as defined in LQMC Section 9.60.100, are limited to one per
lot/primary dwelling. Any guest house/casita will require approval of a Minor
Use Permit, subject to the provisions of said Section as determined by the
Community Development Department.
19. Any roof -mounted mechanical equipment must be screened within or
otherwise integral to the roof structure, using compatible architectural
materials and treatments, so as to not be visible from surrounding properties
and streets. Working drawings showing all such equipment and locations
shall be submitted to the Building and Safety Department along with
construction plan submittal for building permits.
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ATTACHMENT #�
Architecture and Landscaping Review Committee
March 1, 2006
8. Committee Member Bobbitt asked if thfaFe will be available
street parking. Staff stated it will b available. Committee
Member Bobbitt stated he too is con rned with the number of
taller massing buildings and hope staff would take this into
consideration when reviewing th projects as they come in.
9. There being no further ques 'ons of the applicant, it was moved
and seconded by Commi ee Members Christopher/Bobbitt to
adopt Minute Motion 006-005 recommending approval of
Village Use Permit 20 -030, as recommended and as follows:
a. Roof theXshhI be mudded if the adjoining property is.
b. Railingsl be decorative and not standard vertical
railing.
C. Exposed wood trellis shall be pressure treated or glulam
constpUction
Unanimoy sly approved.
B. Site Development Permit 2006-853; a request of Transwest Housing
for consideration of architectural plans for 11 prototypical residential
` floor plans for Tract 32879 (Griffin Ranch) located on the south side
of Avenue 54, east side of Madison Street, north side of Greg Norman
Course and 1/4 mile wets of Monroe Street.
Associate Planner Wallace Nesbit presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Mr.
Jerry Herman and Marty Butler of Transwest Housing, and Kirk
McKinley, AIA, who gave a presentation on the project.
2. Committee Member Christopher asked the location of the
equestrian site. Ms. Butler explained the horses would be
located on a 15 acre parcel that was purchased adjacent to the
project site.
3. Committee Member Bobbitt asked the location of the trails. Ms.
Butler stated the trails will run throughout the project on a trail
system that will join up with the City's multi -purpose trail
system.
4. Committee Member Christopher asked the size of the units.
Ms. Butler went over the project layout of the units.
G:\WPDOCS\ALRC\3-1-06. DOC 3 "
Architecture and Landscaping Review Committee
March 1, 2006
5. Mr. Jerry Herman, of Transwest Housing, asked that they be
given discretion as to which roof tile is used. The tile they use
will depend on the marketing of the units. They are requesting
it be an "S" system with the option of mudding.
6. Committee Member Bobbitt stated he would agree with a
variation of roof tiles. Ms. Butler stated that when they
purchased the property, Mr. Griffin asked that the roof be varied
and not have all red clay tiles.
7. Committee Member Christopher asked the color they proposed
using for the roof tile. He agrees with allowing them the
flexibility, but the dimensional quality needs to be the "S" the
with a three color mix.
8. There being no further questions of the applicant, it was moved
and seconded by Committee Members Christopher/Smith to
adopt Minute Motion 2006-006 recommending approval of Site
Development Permit 2005-853, as recommended and as
follows:
a. The applicant shall provide a mix of concrete and clay
"S" roof tiles, and all tiles shall be a tri-color mix.
Unanimously approved.
C. SLiDevelo ment Permit 2006-845; a request of KB Homes Coastal,
Inc. r consideration of landscaping, wall, gate and revised clubhouse
plans f Tract 31733 (Prado Del Sol) located at the northeast corner
of Monroe treat and Avenue 61 ; and
D. Site Develo mere Permit 2006 842; a request of KB Homes Coastal,
Inc. for considerati H�of landscaping, wall, gate and revised clubhouse
plans for Tract 31732`( rado Del Sol) located at the southeast corner
of Monroe Street and Ave a 60.
1. Associate Planner Andrew ogensen and Principal Planner Stan
Sawa presented the iinformatftn, contained in the staff report, a
copy of which is on file in,the Community Development
Department. Staff introduced Mr�T Mangrum of KB Homes
and, Ron Gregory and Luke Tay of RGA Landscape
Architects, who gave a presentation on the project.
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G\WPDOCS\ALRC\3-1-06.DOC 4
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CI #A
STAFF REPORT
PLANNING COMMISSION
DATE: MARCH 14, 2006
APPLICANT: CITY OF LA QUINTA
REQUEST: CONSIDERATION OF POSSIBLE AMENDMENT TO
NEIGHBORHOOD COMMERCIAL ZONING DISTRICT IN
ORDER TO ALLOW RETAIL STORES BETWEEN 10,000
AND 50,000 SQUARE FEET IN SIZE BY A CONDITIONAL
USE PERMIT.
LOCATION: NEIGHBORHOOD COMMERCIAL ZONED PROPERTIES
BACKGROUND:
As currently written, the Neighborhood Commercial (NC) zoning district only allows
retail stores less than 10,000 square feet in area. Exceptions have been granted
via the approval of a specific plan (i.e. Regency Marinita at Jefferson Street & Fred
Waring Drive).
ANALYSIS:
As identified in the City's Municipal Code, the purpose and intent of the
Neighborhood Commercial zoning district is to "provide for the sale of food, drugs,
sundries, and personal services to meet the daily needs of a neighborhood area."
(Attachment 1) Though there are many businesses providing sundries and personal
services that are less than 10,000 square feet in size, most grocery and drug
stores are much larger. Typically, grocery stores start around 40,000 - 60,000
square feet and drug stores are approximately 15,000 - 25,000 square feet.
There are a limited number of properties zoned NC and all are currently
undeveloped. However, most of these sites are in locations that could develop in
the foreseeable future. It is likely that many, if not all of these sites will propose
stores that exceed 10,000 square feet. This will in turn require the approval of
specific plans for each development.
Arguably, stores greater than 10,000 square feet can have greater impacts than
those smaller in size (noise, traffic, aesthetics). However, it is questionable if a
specific plan should be the only mechanism allowing consideration of larger stores.
Based upon the purpose and intent of the NC district, staff discussion has focused
upon the possibility of amending the City's Municipal Code to allow stores ranging
from 10,000 and larger square feet as a conditional use (conditional use permit) in
the NC zoning district. This process would still allow detailed review and the
potential for conditions of approval similar to the specific plan process but, would
likely be less arduous.
RECOMMENDATION:
Staff recommends the Planning Commission provide staff direction regarding the
option of allowing retails stores between 10,000 and over square feet as
conditional uses in the Neighborhood Commercial zoning district and direct staff to
prepare a Zoning Text Amendment.
Prepared by,
Joh n, Planning Manager
Attachments:
1. LQMC 9.70.060 and 9.80.040
2. Map with location of sites to be provided at the meeting
r,e
hi rr 0CITY
E 2006
COMfYlllrvrO=L/
March 7, 2006 DEPYDEv_LO!,rvIEM'r'
Honorable Planning Commissioners Rick Daniels, Kay Ladner, and Ed Alderson
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Dear Fellow Commissioners,
On Tuesday March 14, 2005 I will be suffering in FiJi for my 20`t anniversary and
will not be able to participate in the Planning Commission meeting of that date. I
respectfully request to be excused that evening. I have a note from my wife if you need
one. As discussed at our last meeting Rick Daniels will chair the meeting on Tuesday
March 14th.
Respe ly, /
Paul D. Quill
P.O. Box 1504
LA QUINTA, CALIFORNIA 92247-1504
78-495 CALLE TAMPICO (760) 777',
LA QUINTA, CALIFORNIA 92253 FAX (760) 777-i
March 13, 2006
Mr. Jim Oliver
Director of Club Operations
PGA West
55-955 PGA Boulevard
La Quinta, CA 92253
SUBJECT: GRIFFIN RANCH PROJECT — TENTATIVE TRACT MAP 32879
Dear Mr. Oliver:
I have reviewed your letter of March 10, 2006, regarding your objection to the
drainage requirements referenced in your letter. Since the drainage issues
addressed in your letter are technical, your letter has been referred to Tim
Jonasson, Public Works Director for his review and response.
City staff will provide an update to the Planning Commission regarding your letter
and the City's response.
Thank you for contacting the Planning commission and City staff regarding your
concerns. We look forward to working with you to resolve any issues.
Sincerely,
X gLve-s��
DOUGLAS R. EVANS
Community Development Director
DRE:bjs
c: Planning Commission
Tim Jonasson, Public Works Director
tf -
What assurances do the homeowners in the Norman Course project have from the City
that this secondary water channeled from Griffin Ranch onto the Norman Course project
won't overflow the residential lots within the Norman Course project?
We respectfully request that the City reconsider it's decision regarding secondary
overflow onto the Norman Course and direct the Developer to find a way to fully retain
floodwaters within its own project before allowing the construction of further
improvements within the Griffin Ranch project. The owner of the Norman Course will
not allow its golf course to be utilized as a retention basin for the Griffin Ranch project.
Jim Oliver, Director of Club Operations
PGA WEST
cNLNoi I=Cou=GRProje tUrI.dw
March 1, 2006
Mr. Paul Quill
51-245 Avenida Rubio
La Quinta, CA 92253
Dear Paul,
MAR 14
2006 [ED
CITYOFA
COMMUNITY E ELIOPMENT
DEPARTMENT
I'm writing in request of your assistance regarding our future plans for
construction in the Village.
My name is Marshall Hams (card is attached). I'm a Realtor by profession but
also a principal and advisor in the development of four commercial lots in the downtown
Village area.
Two lots are side -by -side immediately north of the new parking lot facing
Avenida Navarro. The other two lots are immediately east of Andrews Bar & Grille on
the southeast corner of Desert Club and La Fonda.
The problem is parking requirements and it appears the City does NOT have a
defined plan to solve the future Village parking needs. We are familiar with the current
parking requirements but the lots in question do not provide enough square footage to
accommodate adequate "on site" parking without completely destroying the looks and
ambiance of the planned "walking village" building design sought by the City.
I have acquired most printed information, rules & regulations concerning building
design and parking forth the City. We now desire to create building plans. As you know,
building plans are very expensive. We would like to make our plans by working with the
City in advance, not changing plans after much cost is involved.
Several factors will influence our plans:
1. Will the city develop the current parking lot into a parking structure?
2. If so, when is it anticipated this construction will take place?
3. If so, what will be, if any, an applicable parking fee per retail structure?
We want to build commercial walls -up retail, sales tax generating buildings that
compliment the theme in design currently throughout the Village.
Could I please meet with you at your earliest to discuss our ideas? This would help
us enormously. I believe in the Village and want to create buildings that will compliment
La Quinta.
Sincerely,
Marshall Hams
THE HARRIS GROUP
RE/MAX Real Estate Consultants
74199 El Paseo, Suite 101, Palm Desert, California 92260
Office: (760) 862-2980, Fax: (760) 674-1080
La Quinta • Indian Wells • Palm Desert a Rancho Mirage • Palm Springs
Q Each Office Independently Owned and Operated
Real Estate Consultants
Marshall Harris, CRs
2004 REIMAXTop 100 Worldwide
74-199 El Passo. Ste. 101
Palm Desert, California 92260
M�
Direct: (760) 777-6555
Office: (760) 862-2980
Mobile(760) 250-9858
Fax- (760) 564-4869
E-Mail, marshharris®earthlink.net
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