2006 09 12 PCT4hr 4 4Qumrw
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
SEPTEMBER 12, 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 2006-030
Beginning Minute Motion 2006-021
CALL TO ORDER
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.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of the Regular Meeting of August 8, 2006.
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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 ................ CONDITIONAL USE PERMIT 2006-098
Applicant ......... Premier Billiards
Location .......... 79-400 Highway 1 1 1, Suite 102 and 103
Request ........... Consideration of a Billiards Center and bar use in
association with a retail sales area within a commercial
center
Action ............. Resolution 2006-
B. Item ................ SIGN APPLICATION 2006-1012
Applicant ......... Costco Wholesale
Location .......... 79-795 Highway 111; south of Highway 111, west of
Jefferson Street; east of Dune Palms Road
Request ........... Consideration of a Sign Program for permanent business
identification for Costco Wholesale and Costco Gasoline
Action ............. Minute Motion 2006-
C. Item ................
SIGN APPLICATION 2006-1015
Applicant .........
Prest/Vuksic Architects
Location ..........
West side of Caleo Bay, north of Avenue 48
Request ...........
Consideration of a Sign Program to serve Caleo Bay Park.
Action .............
Minute Motion 2006-
VI. BUSINESS ITEMS:
A. Item ................
SITE DEVELOPMENT PERMIT 2006-853, AMENDMENT
NO. 1
Applicant .........
Trans West Housing, Inc.
Location ..........
Within Tract 32879 — The Griffin Ranch, Avenue 54, east
of Madison, west of Monroe Street
Request ...........
Consideration of production units less than the minimum
livable area of 2,800 square feet
Action .............
Minute Motion 2006-
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B. Item ................ SOI-R01 — TENTATIVE PARCEL MAP 34784
Applicant ......... Washington 111, Ltd.
Location .......... North side of Darby Road, t 670 feet west of Adams
Street
Request ........... Consideration of a proposed project within the City's
northern Sphere of Influence
Action ............. Provide staff with direction
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
Vill. COMMISSIONER ITEMS:
A. Parks and Recreation Master Plan Focus Group.
B. Ethics Training
C. Review of City Council meeting of September 5, 2006
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on September 26, 2006, at 7:00 p.m.
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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, September 12, 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, September 8, 2006.
DATED: September 8, 2006
-\b 4BYe
�_`
RWYER, 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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✓Iessage
Page 1 of 1
Carolyn Walker
From: Betty Sawyer
Sent: Monday, September 11, 2006 6:49 PM
To: 'Paul Quill'; 'rdaniels@dc.rr.com'; 'Kate Barrows'; 'BetNEd@aol.com'; 'signs@imperialsignco.com'
Cc: Les Johnson
Subject: 8-8-06 PC Minutes
the attached minutes were not included in your packet. Please review the attached
ninutes before the Commission meeting tomorrow night for approval. Thank you.
9/12/2006
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
August 8, 2006
CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:00
p.m. by Chairman Quill who asked Planning Manager Les Johnson to
lead the flag salute.
B. Present: Commissioners Ed Alderson, Katie Barrows, Rick Daniels, Jim
Engle and Chairman Paul Quill.
C. Staff present: Planning Manager Les Johnson, Assistant City Attorney
Michael Houston, Development Services Principal Engineer Ed Wimmer,
Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer.
IL PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS:
A. Chairman Quill asked if there were any changes to the Minutes of the
July 25, 2006 regular meeting. There being no changes to the minutes,
it was moved and seconded by Commissioners Daniels/Alderson to
approve the minutes as submitted. Unanimously approved.
V. PUBLIC HEARINGS: None.
A. Right -of -Way Closure 2005-013; a request of Borrego Resort Holdings,
LLC for consideration of a finding that the proposed right-of-way vacation
is consistent with the General Plan for the property located on a portion
of Calle Tampico near Avenida Villa.
1. Chairman Quill opened the public hearing and asked for the staff
report. Development Resources Principal Engineer Ed Wimmer
presented the information contained in the staff report, a copy of
which is on file in the Community Development Department.
2. Chairman Quill asked if there were any questions of staff.
Commissioner Alderson asked the purpose of vacating the parcel.
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Planning Commission Minutes
August 8, 2006
Staff explained this site came up upon the process of development
of an adjacent property owner.
3. Commissioner Daniels asked if the property goes back to the fee
title holder. Assistant City Attorney Michael Houston clarified that
State law provides that when a street is vacated the fee title
holder receives the property back without the easement and it is
assessed accordingly.
4. Chairman Quill asked for verification that the title shows this land
is not an in fee to the City. Some street right-of-ways are in fee
and some are not. Staff stated it has been checked and
determined that it is an easement, but staff can check further.
Chairman Quill stated that if the City owns it in -fee by virtue of its
assignment by the County when the City incorporated, the City
could sell it. Chairman Quill asked staff to verify before the
project goes to the City Council.
5. There being no further questions of staff, Chairman Quill asked if
the applicant would like to address the Commission. Mr. Phillip
Bonavek, Knitter and Associates, stated there only purpose in
obtaining the land is to landscape the strip.
6. There being no further public comment, the public participation
portion of the hearing was closed and open for Commission
discussion. Commissioner
7. It was moved and seconded by Commissioners Barrows/Engle to
adopt Planning Commission Resolution 2006-028, recommending
approval of Right -of -Way Closure 2005-013, as recommended.
a. The ownership of the land will be confirmed before the
project is heard before the City Council.
ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle,
and Chairman Quill. NOES: None. ABSENT: None.
ABSTAIN: None.
B. Site Development Permit 2006-862; a request of Highland La Quinta, LLC
for consideration of architectural and landscaping plans for three
commercial buildings in Phase 2 of the Dunes Business Park located on
the north side of Highway 11, between Jefferson Street and Dune Palms
Road.
Planning Commission Minutes
August 8, 2006
1. Chairman Quill opened the public hearing and asked for the staff
report. Principal Planner Stan Sawa presented the staff report, a
copy of which is on file in the Community Development
Department.
2. Chairman Quill asked if there were any questions of staff.
Commissioner Engle asked that a sign program be provided. His
concern is that the landscaping not block the signs. Also, there is
area for flush -mounted signs on the access points.
3. Commissioner Daniels asked if there was a driveway on the side of
the building that is visible from Jack in the Box; what is on the
east elevation that faces the east elevation. Staff explained it is
the drive-thru lane which has a wall and landscaping. In general
most of the building will be hidden by the wall and landscaping on
the Jack in the Box property.
4. Commissioner Engle asked if the architecture is similar to the other
parts of the center. Staff stated it is very similar to Phase I.
5. Commissioner Barrows asked where the staff was asking for more
architectural interest. Staff indicated the area on the elevation.
6. Commissioner Daniels asked if any landscaping was considered for
the trellis area on the south elevations. Staff stated there are
pockets for vines to grow on the building. Commissioner Daniels
asked if the plan that was before them show the berm as it will
exist. Staff stated it does not show it at four feet, but the berm
will soften the view.
7. Commissioner Alderson asked if the wall on the berm was four or
five feet. Staff stated the berm is four feet and the drive-thru lane
is lowered one foot below the base of the berm making the berm
five feet adjacent to the store. Commissioner Alderson stated the
plans do not show any engineering plans, but the finish floor
appears to be lower than the adjoining project when you are
driving down the street. if the street is as high as it appears on
the plans, this building will be set very low. This leads him to
believe there are some grade discrepancies. In addition, there are
30-foot high domes on the architectural projections which seem to
exceed the City's height limit. Staff stated that is corrected and
allowed. He questioned why they have access doors exiting onto
Planning Commission Minutes
Augus: 8, 2006
the drive-thru lanes. Staff stated it was their understanding they
are emergency accesses and are required by the Building Code.
8. Chairman Quill stated he too did not believe there was enough
information provided in regard to the berming. There is not
enough detailed engineering in the grading plan to get a sense of
the curb elevation on Highway 111 in relation to the building pad
elevation, berm and wall.
9. Chairman Quill asked if the applicant would like to address the
Commission. Mr. Mark Giles, KKR Architects, stated he was
available to answer questions. In regard to the grade elevations, it
is their understanding they are nine inches below Highway 111.
The finish floor will be consistent with Highway 111 for drainage
purposes. What he is not certain of is whether or not it is top of
curb, because the City has to drop all the drainage to the site
north to the channel.
10. Commissioner Daniels asked if landscaping could be added to the
south elevation of the larger retail buildings. Mr. Giles stated there
is a trellis with landscaping and tree massing with the signs in the
middle. Vine pockets could be added, but they believe with what
is proposed there will be a fair amount of landscaping in this area.
They are willing to add the vines.
11. Commissioner Barrows stated she does not see tree massing on
the plans and asked if this was on the berm. Mr. Giles stated yes,
the berm on the opposite site of the drive-thru. Commissioner
Barrows stated she too was concerned with the berms that they
would not be of sufficient height. Mr. Giles indicated on the
renderings showing the cut through the building to show the
height ratios.
12. Commissioner Alderson stated he too is concerned there is not
enough screening along Highway 111. Mr. Giles stated that with
the landscaping and grade differential, you will not be looking
down into the cars. It all depends on the final drainage plans.
13. Commissioner Daniels asked the location of the trash receptacles.
Mr. Giles noted their location on the site plan.
14. Commissioner Alderson asked if they had tenants. Mr. Giles
stated they have one potential bank and one restaurant and they
have not determined which tenant will be in which building.
Planning Commission Minutes
August 8, 2006
15. Chairman Quill stated he is not comfortable with the renderings
showing the grade adequately in relation to the berm. He does not
want to see cars or headlights in the drive-thru as you drive along
Highway 111. He is also concerned with the elevations that face
the residents to the north. Mr. Giles stated Phase I, which is not a
part of this project face the residents to the north.
16. Commissioner Barrows asked if there were any shading details on
the west elevation. Mr. Giles stated that Building 3 has a nine
foot arcade and additional detail for shading. Most of the
buildings face north.
17. Chairman Quill asked how the 48-inch wall functions. Mr. Giles
clarified they were asked by the Architecture and Landscape
Review Committee to fan out the berm for better integration
between their landscaping and the 50-foot setback. Therefore, on
the landscape plan they feathered into the 50-foot setback for the
berm to make it larger. By doing this they could build a four foot
berm and not need the wall. Discussion followed regarding the
location of the wall. Planning Manager Les Johnson clarified how
staff had worked with the applicant to see the landscape plans
would meet the Commission's concerns in regard to the berm
height. Chairman Quill stated he wants to see plans that show
contour lines so they could see the height of the berm in relation
to the street and the drive-thru lane. Staff stated the ALRC will be
reviewing the final landscaping plans. Staff is very aware of the
Commission's concerns regarding screening of the drive-thru and
believe the conditions will satisfy the Commission's concerns.
Discussion continued regarding the screening of the drive-thru.
Mr. Giles stated his concern with Condition No. 41 as they do not
believe they are responsible for any street improvements along
Highway 111. Principal Engineer Ed Wimmer stated this is a
standard condition. Mr. Giles stated this was a condition of the
developer of Phase I for him to construct the street improvements.
This applicant is purchasing the land on the basis that the Phase I
developer is dong this work. Staff stated they believe the
improvements in Condition No. 41 have been bonded for by the
master developer. Mr. Giles stated he has no objection to a
condition that does not allow them to receive a Certificate of
Occupancy unless the improvements are completed. Assistant
City Attorney Michael Houston stated these conditions were
originally placed on the master plan itself. The current applicant,
Planning Commission Minutes
August 8, 2006
as a beneficiary of that plan would be receiving that property
subject to the burden imposed by those conditions. While there
may be bonding that has occurred, it would be within the purview
of the Commission to impose this condition as well. If there is
some other bonding by the master developer it will satisfy the
condition. If the Commission wishes to retain this condition, the
applicant can appeal the condition to the City Council.
18. There being no further public comment, the public participation
portion of the hearing was closed and open for Commission
discussion.
19. Commissioner Alderson asked that the landscaping plan for the
berm and east elevation be brought back to the Commission.
20. It was moved and seconded by Commissioners Barrows/Daniels to
adopt Planning Commission Resolution 2006-029, approving Site
Development Permit 2006-862, as recommended by staff and
amended:
a. Condition added: Additional landscaping shall be added to
the trellis on the south, east, and west elevations for Retail
Building 1 and 2.
b. Condition Added: The final landscaping and berming plan
for Highway 111 shall be approved by the Planning
Commission.
ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle,
and Chairman Quill. NOES: None. ABSENT: None.
ABSTAIN: None.
VI. BUSINESS ITEMS: None.
Vill. CORRESPONDENCE AND WRITTEN MATERIAL: None.
IX. COMMISSIONER ITEMS:
A. Commissioner Alderson asked if the Commission would be involved in
any of the design criteria for the SilverRock Resort. At the Council
meeting of July 18, 2006, Council Member Henderson stated the need
for the design criteria needed to be added to the Specific Plan. Is there a
trend to establish an architectural format for SilverRock. Planning
Manager Les Johnson stated the Redevelopment Agency has been
Planning Commission Minutes
August 8, 2006
working on some design criteria, but nothing has been finalized. It was
his understand that a Council Member has asked about the architectural
details and why they were not added to the Specific Plan. Commissioner
Alderson asked if the Commission would be seeing the design criteria as
a normal process. Planning Manager Les Johnson stated a site
development permit would be processed through the normal process and
would come before the Commission and Council.
B. Staff reminded the Commissioners there would be no Council meeting on
August 15 and no Commission meeting on August 22, 2006.
C. Assistant City Attorney Michael Houston stated there will be a memo
being distributed to the Commission regarding an ethics training that will
be scheduled for the Commission before the end of the year. There is a
self test available or an "in-house" training could be provided.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Barrows/Alderson to adjourn this regular meeting of the Planning Commission to a
regular meeting of the Planning Commission to be held on September 12, 2006. This
meeting of the Planning Commission was adjourned at 8:09 p.m. on August 8, 2006.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 12, 2006
CASE NO.: CONDITIONAL USE PERMIT 2006-098
APPLICANT: PREMIER BILLIARDS
REPRESENTATIVE: JOHN A. BART, MANAGING PARTNER PREMIER BILLIARDS
REQUEST: APPROVAL OF A BILLIARDS CENTER AND BAR USE IN
ASSOCIATION WITH A RETAIL SALES AREA WITHIN A
COMMERCIAL CENTER
LOCATION: 79-400 HIGHWAY 111, SUITES 102 AND 103
ENVIRONMENTAL
REVIEW: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THE REQUEST
HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION
WITH ENVIRONMENTAL ASSESSMENT 99-383
PREPARED FOR SPECIFIC PLAN 99-036, WHICH WAS
CERTIFIED BY THE CITY COUNCIL ON SEPTEMBER 9,
1999. NO CHANGED CIRCUMSTANCES OR CONDITIONS
ARE PROPOSED, NOR HAS ANY NEW INFORMATION
BEEN SUBMITTED WHICH WOULD TRIGGER THE
PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
REVIEW PURSUANT TO PUBLIC RESOURCES CODE
SECTION 21166.
GENERAL PLAN
DESIGNATION: RC (REGIONAL COMMERCIAL)
ZONING: CR (REGIONAL COMMERCIAL)
SURROUNDING
ZONING AND
LAND USES: NORTH:
CR (REGIONAL COMMERCIAL) MULTI -TENANT
COMMERCIAL BUILDINGS
SOUTH:
CR (REGIONAL COMMERCIAL) HIGHWAY 111
EAST:
CR (REGIONAL COMMERCIAL), COMMERCIAL
BUILDING
WEST:
CR (REGIONAL COMMERCIAL, MULTI -TENANT
COMMERCIAL BUILDINGS
PAReports - PC\2006\9-12-06\CUP 2006-098 Premier Billiards\PC stf. rpt. CUP 2006-098.doc
BACKGROUND:
The applicant currently occupies Suites 102 and 103 at 78-935 Highway 111, a multi -
tenant building within Valley Plaza commercial center. The current business operation
consists of 3,050 square feet of retail sales and showroom for billiards tables and
billiard accessories.
PROJECT PROPOSAL:
The applicant is requesting to convert 1,808 square feet (a back portion) of his total
3,050 square feet of leased space from retail showroom to a Billiards Center and bar.
The proposed floor plan identifies eight billiards tables and limited bar behind a modular
wall partition and wood door. The applicant has indicated that he intends to sell beer
and wine served in plastic glasses, and will also provide sandwiches and snacks within
the partitioned billiards area. The hours of operation for the Billiards Center are
proposed to be from 11:00 am to 9:00 pm Monday thru Thursday, 11:00am to
11:00pm Friday and Saturday, and 12:00pm to 8:00pm on Sunday. The retail
showroom is proposed to be open Monday through Saturday 10:00am to 6:00pm, and
1 1:00am to 4:00pm on Sunday.
Both the Billiards Center Use (with more than three tables) and Bar Use require
approval of a Conditional Use Permit (CUP). The CUP allows the City to consider these
special uses which may be desirable, but which are not allowed as a matter of right
within a zoning district.
The applicant has an application pending for a Class 42 Beer and Wine License with
the State Department of Alcoholic Beverage Control (ABC). A Class 42 License
"authorizes the sale of beer and wine for consumption on or off the premises where
sold. No distilled spirits may be on the premises. Minors are not allowed to enter and
remain. Food service is not required." One of the ABC requests for issuance of a Class
42 Beer and Wine license is approval of a CUP by the City, and a second is the
issuance of a letter of determination signed by the City Manager that a public
convenience and necessity will be served.
PUBLIC NOTICE:
This project was advertised in the Desert Sun newspaper and posted on August 30,
2006. All property owners within 500 feet of the site were mailed a copy of the
public hearing notice as required by the La Quinta Municipal Zoning Code.
FINDINGS AND ANALYSIS:
The applicant's request to use the property for a Billiards Center Use and Bar Use is
consistent with the General Plan and Zoning Code provided the recommended
Conditions of Approval are met. Staff is recommending Conditions of Approval which
are attached. The first is to require the applicant to amend this Condition Use Permit if
the applicant applies for a different type of ABC license. ABC has many different types
PAReports - PC\2006\9-12-06\CUP 2006-098 Premier Billiards\PC stf. rpt. CUP 2006-098.doc
of licenses including privileges for a restaurant or a night club which includes
consumption of distilled spirits. A different type of license would entail an amended or
new Conditional Use Permit. The second is a request of from the Police Department
that no visual obstructions be placed on or in front of the windows. This allows
effective law enforcement surveillance patrol and allows patrons to have a safe and
open atmosphere. The third is to limit, by this permit, the hours of operation of the
Billiards Center to the hours operation proposed. This condition is consistent with the
applicant's request in that the proposed use in not intended to be a late night "pool
hall". Staff has some reservations regarding the applicant's proposal to use plastic
cups; and although the proposed use is allowed with a CUP, staff has some
reservations regarding the proposed use of disposable cups for an upscale business
operation.
In addition, this commercial center is limited to 12,700 square feet of restaurant and
bar use in order to meet the parking requirement for these types of uses. The
commercial center has 10,398 square feet of existing and proposed restaurants;
approval of this CUP would bring the total restaurant and bar use to 12,206 square
feet and the existing parking field can accommodate the proposed use. Findings
necessary to approve this request can be made and are contained in the attached
Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2006- , approving Conditional Use
Permit 2006-098, pursuant to the above -noted Findings and subject to the attached
Conditions of Approval.
Attachments:
1. Location map
2. Plan exhibits (for Planning Commission only)
3. Agency comment letter(s)
Prepared by:
Fred Baker, AICP
Principal Planner
PAReports - PC\2006\9-12-06\CUP 2006-098 Premier Billiards\PC stf. rpt. CUP 2006-098.doc
PLANNING COMMISSION RESOLUTION 2006-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUNNTA, CALIFORNIA APPROVING
OF USES FOR A BILLIARDS CENTER AND BAR IN LA
QUNITA VALLEY PLAZA COMMERCIAL CENTER
CASE NO.: CONDITIONAL USE PERMIT 2006-098
APPLICANT: PREMIER BILLAIRDS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the, 12T" day of September, 2006 hold a duly noticed Public Hearing, to review
the proposed uses applied for in Conditional Use Permit 2006-098, including a Billiards
Center and Bar Use in leased space in a multi -tenant commercial building generally
located north of Highway 111 and west of Dune Palms Road more particularly
described as:
79-400 HIGHWAY 111, SUITES 102 AND 103 AND;
WHEREAS, the Community Development Department has determined
that the request has been previously assessed in conjunction with environmental
assessment 99-383 prepared for Specific Plan 99-036, which was certified by the City
Council on September 9, 1999. No changed circumstances or conditions are
proposed, nor has any new information been submitted which would trigger the
preparation of a subsequent environmental review pursuant to Public Resources Code
Section 21166.
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on the 30`" day of August, 2006, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
WHEREAS, at said public hearing, the Project materials, staff report, staff
presentation, the applicant's presentation, and the testimony and materials submitted
by interested persons during the public hearing, did establish the following facts which
support a recommendation for approval of Conditional Use Permit 2006-098.
1. The proposed uses for the Billiards Center and bar are consistent with the City's
General Plan in that the property is designated Mixed/Regional Commercial
(M/RC). The uses are consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2).
2. The proposed uses are consistent with the goals and objectives of Specific Plan
99-036 in that the project is a permitted use and complies with the
development standards and design guidelines.
Planning Commission Resolution 2006-
Conditional Use Permit 2006-098
Premier Billiards
Adopted: September 12, 2006
3. The proposed uses are consistent with the City's Zoning Code in that the
proposed uses is compatible with zoning ordinances policies, and that such uses
would be essential or desirable to the public convenience or welfare, and will
not impair the integrity and character of the zoned district
4. That approval of this Conditional Use Permit, in this case, will not be detrimental
to the public health, safety or general welfare or injurious to, or incompatible
with the properties and land uses in the vicinity in that the public agencies
have reviewed the proposed use for these issues with no significant concerns
identified.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Commission in this case;
2. That it does hereby approve of Conditional Use Permit 2006-098 for the
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 Planning Commission, held on this the 12" day of September, 2006, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Paul Quill, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS,
Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2006-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2006-098
PREMIER BILLIARDS
ADOPTED: SEPTEMBER 12, 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. The subject property for a billiards center and bar shall be in conformance with
the approved application exhibits (including floor plans) and conditions of
approval contained in Conditional Use Permit 2006-098, unless otherwise
amended by the following conditions.
3. The applicant shall be required to amend this or file a new Conditional Use
Permit if the applicant proposes to apply for a different type of license other
than the Class 42 from the California State Department of Alcoholic Beverage
Control (ABC).
4. The hours of operation of the Billiards Center shall be limited to: Monday thru
Thursday - 1 1:00 am to 9:00 pm, Friday and Saturday - 1 1:00am to 11:00pm,
and Sunday - 2:00pm to 8:00pm.
5. Applicant shall be responsible for the healthy and sanitary operations of the
facility including but not limited to monitoring the parking lot for loitering and
littering. The City shall maintain the ability to revoke this CUP and set a new
public hearing date in order to impose additional conditions to correct problems
that may arise such as property maintenance and related Municipal Code
violations, and excessive criminal and nuisance related responses from law
enforcement. Additional conditions, to correct problems, include but are not
limited to on -site licensed security, modifications of hours of operation, and
restricted occupancy.
6. Applicant shall obtain a determination signed by the City Manager that public
convenience and necessity (per Business and Professional Code Section 23958
and 23958.4) is warranted by the issuance of a license for beer and wine from
ABC.
D.Xp-," _ OrlOnnA%0_1'Lnrxrl IO 9nnR_non Dromie. GilParde\Dr rnA rl ID 9nnR_n0Q An..
7. The Conditional Use Permit shall be expire after one year from the effective date
of approval, and shall become null and void if no the proposed use is not
opened. A time extension for this Conditional Use Permit may be requested as
permitted in Municipal Code Section 9.200.080 D.
8. The applicant shall notify the Director of Community Development and the
Police Chief regarding any changes to the business ownership.
SHERIFF DEPARTMENT
9. All windows in the facility, both north (parking lot) and south (Highway 1 11)
sides of the building, shall be maintained free of visual obstruction (banners,
signs, product displays, furniture, etc.) in order to provide visual surveillance.
10. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding vehicle code requirements, defensible space,
and other law enforcement and public safety concerns. All questions regarding
the Sheriff Department should be directed to the Senior Deputy at (760)
863-8950.
OAD.. +. - oAna_noQ c.e. i— rnn n io onna_noo .r....
Attachment
PROJECT LOCATION MAP
'HIGHWAY-111-
ATTACHMENT
CITY OF LA QUINTA
LA QUINTA POLICE
82-695 DR. CARREON BLVD., INDIO CA.
(760)863-8990
July 26, 2006
Mr. Fred Baker, Principal Planner
City of La Quinta
P.O. Box 1504
La Quinta, CA 92253
RE: Conditional Use Permit (CUP) #2006-98
Premier Billiards and Design
The applicant proposes to combine the existing billiards retail sales operation with
a recreational billiards room for on premise rental of billiards tables by the public.
Beer, wine, snacks and pre -wrapped sandwiches will be served. There will be no
cooking of food at the location.
Dear Mr. Baker,
Thank you for the opportunity to comment on the above described plan. I would like
to share the following observations and recommendations relating to public safety and
law enforcement concerns.
One of the key principles of the Crime Prevention Through Environmental Design
crime prevention strategy is NATURAL SURVEILLANCE. This is defined as follows:
Natural Surveillance: The placement of physical features,
activities, and people in ways that maximize the ability to see
what is occurring in a given space.
Relative to the proposal under consideration, I would recommend that this principle be
implemented and maintained in the following manner.
The two business suites currently occupied by the applicant have "showroom" type
windows on both the north (parking lot) and south (SR 111) sides of the building. If
these windows are maintained free of visual obstruction (banners, signs, product displays
etc.) they will provide excellent Natural Surveillance. This is especially relevant on the
south (SR 111) side which will provide Natural Surveillance of the proposed recreational
billiards activity.
The benefits of applying this Crime Prevention Through Environmental Design principle
are:
❖ Creates a positive atmosphere of openness and security in which patrons can feel
safe and relaxed.
•8 Eliminates the actual and/or perceived sense of concealment that often serves to
encourage or facilitate a criminal act.
d• Allows effective law enforcement patrol of the facility as deputies are able to
observe conduct within the facility.
6• Contributes to officer safety in the event that they are called to respond to the
location.
A second area of concern to law enforcement relates to the presence of minors in
an establishment where alcohol is being served. (The Department of Alcoholic Beverage
Control [ABC] defines a "minor" as anyone under twenty-one years of age.) The
applicant has stated that an application has been submitted to the ABC for a Type 42
License. Such a license is described as follows by the ABC:
ON SALE BEER & WINE / PUBLIC PREMISES / (Bar, Tavern)
Authorizes the sale of beer and wine for consumption on or off the
premises where sold. No distilled spirits may be on the premises.
Minors not allowed to enter and remain (see Section 25663.5 for
exception, musicians). Food service is not required.
Per the terms of an ABC license, as applied for, minors would be allowed in the retail
area at the location but minors would not be allowed in the area provided for recreational
billiards where beer and wine are served.
Should the community development department have any questions regarding these
law enforcement and public safety comments, please contact Community Services
Officer Thomas Fowler at 760-863-8950.
Sincerely,
i
Walter Meyer, Captain
Chief of Police
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 12, 2006
CASE NO.: SIGN APPLICATION 2006-1012
APPLICANT: COSTCO WHOLESALE
REQUEST: CONSIDERATION OF A SIGN PROGRAM FOR PERMANENT
BUSINESS IDENTIFICATION SIGNAGE FOR COSTCO
WHOLESALE AND COSTCO GASOLINE
LOCATION: 79-795 HIGHWAY 111; SOUTH OF HIGHWAY 111, WEST OF
JEFFERSON STREET; EAST OF DUNE PALMS ROAD
GENERAL PLAN: CP — COMMERCIAL PARK
ZONING: CP — COMMERCIAL PARK
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS SIGN
APPLICATION IS CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS
OF SECTION 15311 (CLASS 11) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
BACKGROUND:
The Costco Wholesale site is located south of Highway 111 at Depot Drive in the City of
La Quinta (Attachment 1). The project is bounded on the north by Highway 111 and on
the east by undeveloped property in the City of Indio. Desert Sands Unified School
District Administrative Offices are located to the south, and the southeastern property
line is bounded by the La Quinta Evacuation Channel, owned by the Coachella Valley
Water District. The western property line is bounded by undeveloped property zoned
for commercial and residential uses.
The City Council approved the Komar Desert Center Specific Plan (SP 2005-075),
Tentative Parcel Map (TPM 33960), Site Development Permit (SDP 2005-833), and
Conditional Use Permit (2005-092) on January 3, 2006. La Quinta Municipal Code
Section 9.160.090 requires that sign applications that include three or more permanent
signs shall develop a planned sign program that must receive Planning Commission
approval.
SIGN REQUEST,
The applicant requests a sign program be approved for the Costco Wholesale
warehouse and gas station. A total of eight signs have been applied for as part of the
proposed sign program. Four signs are located on the warehouse, and four are located
on the gas station canopy. Three of the signs on the warehouse are illuminated with
gooseneck lighting. The applicant has not applied for monument signage along
Highway 111 as part of this application. The sign program identifies specifications such
as materials, letter style, colors, illumination, and shape for all building -mounted and
canopy -mounted signs, as well as any general standards for sign installation and
maintenance. The sign program proposes modifications to City sign ordinance
provisions regarding sign size (gross area only) and number of signs.
Warehouse Sianage
The proposed Costco Wholesale sign program identifies four building -mounted signs on
the warehouse, consisting of two main business identifications signs, one
supplementary entrance identification sign, and one "Tire Center" directional sign.
The main business identification signs for Costco Wholesale are proposed to be placed
on the northern building elevation facing Highway 111 (approximately 900' from
warehouse) and the eastern building elevation facing Jefferson Street (approximately
1,000' from warehouse), centered on the fascias, and 20'-6" from grade (Attachment 2,
Page 12). Each sign consists of two stacked lines of individual non -illuminated letters
mounted to the fascia. The signs are sanded smooth aluminum, and are fastened to the
wall with aluminum clips and fasteners. The "Costco" sign face is Safety Red
(SW4081), and the "Wholesale" and three stripes sign faces are Lapis Lazuli Blue (SW
1805). At its highest and widest dimensions, the two main signs are proposed to be
approximately 10'-Y in height, and 37'-Y wide, each totaling 381 square feet
(Attachment 2, Page 13).
The supplementary entrance sign for Costco Wholesale is proposed to be placed on
the northeast building elevation, 20'-6" from grade, centered on the fascia above the
main entrance to the warehouse. The proposed sign consists of the same materials,
colors, and mounting details as the main business identification signs (Attachment 2,
Page 18). At its highest and widest dimensions, the sign is proposed to be
approximately 5'-10" in height, and 21'-Y wide, totaling 123 square feet.
The "Tire Center" directional sign is proposed to be placed on the eastern building
elevation, centered on the wall area north of the Tire Center garage doors,
approximately 17' from grade. The sign consists of one line of individual non -illuminated
aluminum composite material letters, bonded to an extruded thermoplastic core, and
mounted with W lag and shield to the fascia. The sign face is Safety Red. At its highest
and widest dimensions, the sign is proposed to be approximately 1'-9" in height, and
17'-4" wide, totaling approximately 26.67 square feet.
The combined square footage of the main business identification signs for the
warehouse is 762 square feet. The square footage of the warehouse entrance sign is
123 square feet. The "Tire Center" directional sign is approximately 27 square feet. The
total square footage for Costco Wholesale signs on the warehouse is approximately
912 square feet.
Gas Station Signa4e
The proposed sign program identifies four canopy -mounted identification signs at the
Costco Gas Station, with one centered on each canopy elevation (Attachment 2, Page
19). The signs consist of one line of individual non -illuminated aluminum composite
material letters, bonded to an extruded thermoplastic core, and mounted with rivets to
the canopy. The "Costco" sign is Safety red, and the "Gasoline" and three stripes are
Lapis Lazuli Blue. The area of one sign is approximately 26.67 square feet, with the
total area of the four proposed Costco Gas Station signs equaling approximately 106.68
square feet.
Signage Illumination
The applicant proposes to illuminate the three identification signs on the warehouse
with gooseneck fixtures (Attachment 2, Page 18). A total of six fixtures would be placed
above each main business identification sign, and five fixtures would be placed above
the supplementary entrance sign. The fixtures are approximately 4 feet long, are flush
mounted to the wall in a row above the signs, and would be painted to match the fascia.
The lamps are proposed to be 100 watts each, with an incandescent light source. They
would be turned on by a photo cell, and would be turned off at the same time as the
parking lot lights with a time clock; typically one hour after the warehouse closes.
ANALYSIS:
Major retail tenants along Highway 111 have historically applied for business
identification signs in excess of sign ordinance criteria. Approvals were made based on
sign size, location, as well as proportionality to the building. The following chart shows
a comparison of the proposed sign to previously approved signs for major retail tenants
along Highway 111:
Tenant
sign Size
( re feet)
"q Size
(^sq
Diisfrom tanHwy e
111
Bed Bath & Beyond
150
30,000
350
Kohl's
193
127,000
700
Stater Brothers
180
42,600
350
Target
186
126,000
450
Walmart
230
233,000
1,200
Sam's Club
667
136,000
1,050
Average:
185
94,765
685
Costco Main Sign):
381
150,000
900
Costco (Entry Sign):
123
150,000
-
Staff concludes the proposed sizes of the supplementary entrance identification sign,
the "Tire Center' directional sign, and the four Costco Gasoline signs are appropriate
for the subject locations. However, the two main business identification signs on the
north and east building elevations of the warehouse are larger than necessary, and are
significantly larger than what has been previously approved along Highway 111.
The "Costco Wholesale" supplementary 123 square foot entrance sign is proportional to
the building and suits its location and function appropriately. The sign is also
comparable to most other signs for major retail tenants along Highway 111. The "Tire
Center' directional sign is properly sized and placed as it represents a secondary use.
The four Costco Gasoline canopy signs are appropriate for they are adequately sized
for their respective canopy fascias and sufficiently advertise the gas station use.
The combined square footage of the two main business identification signs on the
northern and eastern building elevations total approximately 762 square feet. The sizes
of the two signs are not proportional to the amount of wall space on their respective
building elevations, significantly exceed what is permitted in the La Quinta Municipal
Code, and are greater than what has historically been approved for major retail tenants
on Highway 111. The proposed main identification sign on the northern building
elevation is approximately 900 feet from Highway 111. Other tenants with similar floor
areas and distances from Highway 111 have previously been approved for smaller
identification signs. These issues can be alleviated by reducing the size of the main
business identification signs to 200 square feet each, which would be appropriate for
this location, as it is proportional to other signs and frontages of other major retail
tenants along Highway 111.
RECOMMENDATION:
Adopt Minute Motion 2006-_, approving the requested signage, subject to the
following Conditions of Approval:
1. The total square footage for each of the "Costco Wholesale" main business
identification signs shall be no greater than 200 square feet. The applicant shall
install the approved signs on the eastern and northern building elevations at the
approved locations.
2. A building sign permit shall be obtained prior to any work on the sign being
started. /
Prepared by.
JAY Assistant Planner
Attachments:
1. Location Map
2. Costco Wholesale Proposed Sign Program
ATTACHME
e:
WESTWARD HO DR
SH-111
48TH AVE
Site Location'.
PH #C
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 12, 2006
CASE NO: SIGN APPLICATION 2006-1015
APPLICANT: PREST/VUKSIC ARCHITECTS
PROPERTY OWNER: Dr. STEVE PHAN
REQUEST: CONSIDERATION OF A REQUEST FOR A SIGN
PROGRAM TO SERVE CALEO BAY PARK
LOCATION: WESTSIDE OF CALEO BAY DRIVE, APPROXMIATLEY
300 FEET NORTH OF AVENUE 48 (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION: ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT
UNDER CEQA GUIDELINES SECTION 1531 1(a)
GENERAL PLAN
DESIGNATION: CC (COMMUNITY COMMERCIAL)
ZONING: CC (COMMUNITY COMMERCIAL)
BACKGROUND:
Site History
Caleo Bay Park was approved as a multi -phased commercial development on a 5.0
acre parcel through Tentative Parcel Map (TPM) 31248. The project includes five
(5) separate one story buildings on each parcel with a common parking area.
Currently, only Phase 1, a 10,000 square foot multi -tenant office building, has
been approved through Site Development Permit 2004-815. The remaining building
phases have yet to be built, however, Building 'A' is complete and ready for tenant
occupancy.
SIGN PROGRAM PROPOSAL:
The applicant requests a Sign Program be approved for Caleo Bay Park (Attachment
2). The proposed Sign Program provides specifications for building mounted signs,
specifications for up to two monument signs, definitive sign locations, and general
standards and provisions for sign construction, installation and maintenance.
However, all tenants have yet to be secured, so the program is designed to be
flexible while providing for some optional approaches for signing.
P:\Eric\SA\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT).rtf
Building -mounted Signs
The program identifies building -mounted sign locations for approved building W.
Sign locations have yet to be determined for those buildings not yet built, (Buildings
B - c). The sign program further identifies sign illumination to be between 4500 -
6500 neon or equal with 30 MA transformers.
The sign program provides guidelines for lettering square footage, stating that the
square footage for a single sign line shall not exceed 15 sq. ft. or 25 sq. ft. for two
lines. Additionally, the sign program states that sign letters shall not exceed 9",
logos are not to exceed 9 square feet and that signage must stay within designated
areas (Attachment 3).
Monument Signs
The monument sign provisions states that said signs shall not exceed 8 feet in
height from finished grade. These signs shall be double sided and externally
illuminated with landscape lighting. The sign program allows for one monument
sign per entry; one along Avenue 48 and the other along Caleo Bay Drive. The
monument sign will be consistent with the architecture of the buildings.
The monument signs will have a maximum of 8 tenants per sign with each sign
face sign not exceeding 50 sq. ft. Letter type for the monument sign shall be
Helvetica, or Optima, or as approved by the City. All monument sign lettering shall
be vinyl.
Window Signs
Generally, this type of incidental accessory signing is exempt under the sign code,
but is addressed here for continuity. Each tenant with entry window facings is
allowed one 18 x 18 inch (2.25 square feet) sign panel area in vinyl letters, which
will identify the tenant by name and logo, and the tenant's business hours.
Lettering is to be at least 1 inch in height, color shall be eggshell, and shall be face
or reverse/second surface mounted.
ANALYSIS:
1. The proposed sign program allows for a maximum of one sign per tenant,
with a maximum sign area of 25 square feet. Although the sign program is
more restrictive than the City's Sign Code, it is believed that the style of
architecture will be better preserved under the proposed sign program.
Additionally, under a Sign Program, there is more opportunity for flexibility
due to the opportunity to review sign size, location and design as part of the
total building design, and incorporate that design into the overall program.
2. Building mounted signs facing Avenue 48 are proposed to be illuminated.
Avenue 48 is designated as a Primary Arterial - A (4D) per the General Plan.
P:\Eric\SA\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT).rtf
Signs facing Avenue 48 would be suitable due to traffic volumes, however
due to the close proximity of residential uses (Rancho La Quintal to the
proposed illuminated signs, it my not be appropriate for illuminated signs to
located on buildings which directly face onto Avenue 48 (future buildings C,
D, E). Other illuminated signs within Caleo Bay Park may be illuminated, as
landscaping, setbacks, and future buildings within the Park will help screen
excess sign light.
3. Caleo Bay Drive is designated as a local street per the General Plan. Existing
residential uses (Lake La Quinta) are in close proximity to the project, and as
such, building mounted or illuminated signs possess the potential to cause
adverse effects on residents.
4. The office building signs as proposed generally meet the standards contained
in the City's Sign Code provisions. The individual tenant signs are limited to
15 s.f. for single -line and 25 s.f. for double -line copy signs. Logo signs are
considered additional sign area and are limited to 9 s.f., which is below the
Zoning Code allowance for tenant signs.
5. Future signs for each tenant will be submitted under the general sign permit
process as they are identified, and reviewed against the parameters of this
Sign Program as approved.
FINDINGS:
The following findings can be made in support of Sign Application 2006-1015:
A. Sign Application 2006-1015, as recommended, is consistent with the
purpose and intent of Chapter 9.160, in that it does not conflict with the
standards as set forth in said Chapter.
B. Sign Application 2006-1015, as recommended, is harmonious with and
visually related to all signs as proposed under the Sign Program, due to the
common use of letter type and size, color and location of signs.
C. Sign Application 2006-1015, as recommended, is harmonious with and
visually related to the subject buildings as the scale of the signs and letter
sizes used accentuate the building design.
D. Sign Application 2006-1015, as recommended, is harmonious with and
visually related to surrounding development, as it will not adversely affect
surrounding land uses or obscure other adjacent conforming signs.
RECOMMENDATION:
Adopt Minute Motion No. 2006 approving Sign Application 2006-1015 as
submitted:
P:\Eric\SA\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORTI.rtf
1. Buildings fronting Caleo Bay Drive shall be allowed building mounted signs.
However, those signs facing Caleo Bay shall not be illuminated and shall
have a sign area no greater than 10 square feet for single line and 20 square
feet for double line.
2. Building mounted signs facing Avenue 48 are permitted. Buildings C, D, and
E are allowed building mounted signs to face Avenue 48, however these
buildings are prohibited from building mounted illuminated signs facing
Avenue 48. The final sign program shall be amended accordingly.
3. Final sign plans shall be submitted to the Community Development
Department for approval prior to issuance of a building permit for the signs.
4. Monument Signs: Monument signs are limited to one per entry. Each
monument sign is allowed a maximum of three (3) tenant signs, and shall
conform to the following height limits:
A) Caleo Bay Drive - Maximum height of monument sign shall not exceed
five (5) feet, measured from top of curb.
B) Avenue 48 - Maximum height of monument sign shall not exceed six (6)
feet, measured form top of curb.
5. Prior to the sign program being effective, the applicant must revise and
resubmit the sign program to the Community Development Department.
Prepared by:
t �✓
Eric Ceps, Assistant Planner
Attachments:
1. Location Map
2. Sign Program
3. Sign locations
P:\Eric\SA\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT). rtf
i aco& -IUIS
ATTACHMENT 1
TH AVE
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 12, 2006
CASE NUMBER: SITE DEVELOPMENT PERMIT 2006-853, AMENDMENT
NO.1
APPLICANT: TRANS WEST HOUSING, INC.
PROPERTY OWNER: TRANS WEST HOUSING, INC.
REQUEST: CONSIDERATION OF A PRODUCTION UNIT LESS THAN
THE MINIMUM LIVABLE AREA OF 2,800 SF AS PER THE
APPROVED GRIFFIN RANCH SPECIFIC PLAN 2004-074
ITT 32879)
LOCATION: WITHIN TRACT 32879, SOUTH SIDE OF AVENUE 54,
EAST SIDE OF MADISON, NORTH SIDE OF GREG
NORMAN COURSE PROJECT AND t'/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:
The 3riffin Ranch project was originally approved by the City Council on January 4,
2004, as part of multiple approvals. Griffin Ranch will be developed with 303
single-family lots over approximately 200 acres, with proposed adjacent equestrian
facilities and access to the City multi -purpose trail system. The ALRC reviewed the
first three collections of prototypical residential units on March 1, 2006 and the
Planning Commission approved them on March 14, 2006.
PROJECT PROPOSAL
Due to an anticipated market demand, the applicant has stated they are seeking to
include an additional second-home/vacation-home oriented product line designed
smaller than those previously approved. The applicant has submitted prototypical
plans for three additional floor plan designs which are referred to as the Castilla
collection
Plan 1 of the applicant's three proposed units is between 5-10% less than the
2,800 SF minimum livable area permissible under the Specific Plan. Plan 1 requires
Commission approval due to a clause in the Griffin Ranch Specific Plan which
states that the Planning Commission shall review deviations from the Specific Plan
that vary between 5% and 10%. Staff has determined that all of the proposed
residential units are architecturally compatible and consistent with the previously
approved units and, aside from Plan 1, comply with all of the development
standards in the Specific Plan.
The remaining two floor plans have been reviewed and approved by the Director,
as per the Specific Plan. They were determined to be in conformance with the
approved Specific Plan and that their architectural treatments are in line with the
previous plan approvals.
The Planning Commission has already approved eleven floor plan variations, each
with multiple elevations that could allow up to 41 varying facade treatments with
12 color schemes for use throughout the project. With the addition of the Castilla
product line, there will be greater architectural variety throughout the project.
Proposed Plan 1
Plan 1 is a 2,587 SF single story residence with two master bedrooms and an
attached guest suite/casita, is the only unit which falls below the 2,800 SF
minimum livable area permissible under the Specific Plan. Building height is 22 feet
without the outdoor terrace and 28 feet including the terrace. Architectural
treatments include Italian Farmhouse, Spanish Colonial, and Contemporary
Mexican. The Castilla units all offer an optional second story outdoor terrace,
concrete S-tile roofing, golf cart storage, and 2-car garages.
ANALYSIS
Aside from Plan 1 being only 213 SF smaller than the 2,800 SF minimum livable
area, staff has determined it is consistent with the applicable development
standards contained in the Specific Plan as approved for Griffin Ranch. The mass
and scale of the entire Castilla product line will be relatively indistinguishable from
the other units. The proposed Castilla units will be interspersed and will not be
limited to any particular phases or portions of Griffin Ranch.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE RECOMMENDATION
On September 6, 2006, the ALRC reviewed these proposed architectural plans and
unanimously recommended approval of the amended Site Development Permit by
Minute Motion 2006-027, with the condition that the units are consistent with the
existing conditions of approval and that the applicant consider the use of building
materials which are resistant to weathering.
MANDATORY FINDINGS
As required by Section 9.210.010 (Site Development Permits) of the Zoning
Ordinance, findings to approve Site Development Permit 2006-853 Amendment #1
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 unit complies with
these requirements in that it will compliment the three previously approved
product lines.
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, the previously
approved product lines, and the architectural styles approved under the
Griffin Ranch Specific Plan (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 proposed unit is compatible with the approved site design
of the project, is compatible with the surrounding development and quality
of design prevalent in the City, and is in compliance with the Zoning Code
requirements, the approved Griffin Ranch Specific Plan, and Tract Map
32879. The reduced size of the proposed unit will not result in a perceptible
deviation from the mass and scale of previously approved units under the
Griffin Ranch Specific Plan.
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
the General Plan and Specific
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. The proposed Plan 1 does not constitute a
significant deviation from the minimum livable area as cited under the Griffin
Ranch Specific Plan.
RECOMMENDATION:
Adopt Minute Motion 2006- approving Site Development Permit 2006-853
Amendment #1, subject to the recommended findings.
Attachments:
1. Tract 32879 layout
2. Castilla Collection Plans
3. ALRC Minutes of September 6, 2006
Prepared by:
i
Ap6rew J. Mogensen
Associate Planner
EXHIBIT
MSA CONSULI-lNa, INC
Proposed Land Use Plan
bl`QRVAS & 8`�"`
GRIFFIN RANCH
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 12, 2006
ITEM: SPHERE OF INFLUENCE - RIVERSIDE COUNTY 2006-01
TENTATIVE PARCEL MAP 34784; RIVERSIDE COUNTY
APPLICATION
APPLICANT: WASHINGTON 111, LTD.
LOCATION: NORTH SIDE OF DARBY ROAD, ±670 FEET WEST OF ADAMS
STREET (ATTACHMENT 1)
REQUEST: PLANNING COMMISSION REVIEW AND COMMENT ON PROJECT
PROPOSED IN THE CITY SPHERE OF INFLUENCE (SO1)
BACKGROUND:
As part of the City's cooperative planning program with Riverside County, all County
projects proposed within City SO1 areas will now be forwarded to the City for review and
comment. Therefore, staff has received a request for comments transmittal from the
County on this project. Staff is presenting the map to the Planning Commission for
review of the project, along with the staff -identified concerns. The objective is to convey
the City's concerns to the County through an informal review by the Planning
Commission.
PROPOSED PROJECT:
Tentative Parcel Map 34784 (Attachment 2) is a land division of a 1.45 acre parcel into
three residential lots, a well site lot as Parcel 4, and one common street/retention basin
lot (Lot A). The project has access provided from Darby Road, into the site via a 24-foot
wide private road along the first three lots, ending in a cul-de-sac and retention basin.
The fourth parcel is at the far north of the site, at the cul-de-sac terminus, and although
not designated as such, is intended to be a well site lot.
The following comparison of County and City designations/standards is provided:
Jurisdiction
Land Use
Zoning
Min Lot Size
Darby Road
Private Street
Riverside
MDR
R-1 (proposed)
7,200
60' ROW
LINK
County
(2-5 UPA
R-1-12000 (ex.)
12,000
40' CTC
La Quinta
LDR
RL
7,200
60' ROW
28' CTC or to
(0-4 UPA)
40' CTC
flow lines'
TPM 34784
2.76 UPA
R-1
7,201
60' ROW
24' ROW
40'CTC
22' CTC
'Minimum required street width. At 28' - no parking both sides; 32' - parking one side
only; 36' - parking both sides
The proposal includes a County zone change from R-1-12,000 to R-1, to allow the
minimum lot size at 7,200 s.f. Lot sizes for Parcels 1 - 3 range from 7,201 to 7,889
s.f., while Parcel 4 is 16,378 s.f. Darby Road is a local street (60-foot ROW, 40-foot
curb to curb roadbed width) as designated by Riverside County.
STAFF ANALYSIS:
COMMUNITY DEVELOPMENT COMMENTS - Certain La Quinta General Plan
issues/policies would be applicable and are referred to, as follows:
Circulation Element
• Program 2.8 sets the minimum intersection spacing for local streets as 250 feet.
The project entry road is less than 200 feet from the adjacent existing subdivision
to the east (TR 23742).
• Program 2.10 requires that private streets be designed to a minimum 28 foot
width with restricted parking; the entry road on this tract is shown as a 22-foot
width.
• TT 31087, approved by City Council as an adjacent territories subdivision map,
was conditioned to provide a Collector status design (74-foot ROW, with 10-foot
landscaped setback) for its frontage along Darby Road. Specifically, as part of the
TT 31087 map approval, a GPA was required to be processed for designation of
Darby Road to Collector status, as part of annexation of this SOI area. Staff
recommends that the County require an increased parkway of 18 feet behind the
curb line, which would allow for the Collector width and maintenance based on
current City standards.
• While Parcel 4 is intended to be a well site, it is a flag lot situation. The County
will need to coordinate with the Fire Marshal on this parcel as the Fire Department
does not support flag lots to be created in subdivisions.
• A 25-foot setback on Parcel 1 is recommended from Darby Road ROW line, to help
mitigate view and noise concerns.
Other Comments/Concerns:
• Site drains to the north and pad elevations indicate significant variations in grade
with existing houses to the east (TR 23742), up to as much as 11 feet. Public
Works shares this concern and is noted in their comments on drainage - refer to
Public Works comment summary. City code requires limits height for walls at
grade transitions to 6 feet on high grade side and 8 feet on lower grade side of
wall (Section 9.60.030, B & C; LQMC). Export of excess material is
recommended.
• Entry street angles in from Darby Road to accommodate adequate turn radius on
east side of entry. East side of parcel map between roadway and pavement edge
should be widened correspondingly, or be at least 5 feet in width, to allow
landscaping area along roadway and adequate wall separation.
• Entry gating of the project would not be permitted based on the proposed design
and access constraints.
PUBLIC WORKS COMMENTS — The Public Works Department has reviewed this map and
provided comments (Attachment 3). In summation, their concerns are as follows:
• Darby Road to be a Collector Road;
• Private entry road to be minimum 28 feet between flow lines, with no on -street
parking permitted. Provide minimum 4-foot landscaped buffer at east property line;
• Retain 100-year storm flow within private street ROW. Revise retention basin
design to accommodate historical storm flow from the west, either by pumping
overflow or design beyond 100-year storm event.
Proposed pad elevations 1 - 3 indicate significant variations in grade with existing
houses to the east (TR 23742). Balance pad elevations with respect to east and
west side development scenarios.
RECOMMENDATION:
Move to authorize staff to transmit comments on TPM 34784 to Riverside County.
Prepared by:
Wallace Nesbit, Principal Planner
Attachments:
1. Location Map
2. TPM 34784
3. Public Works comments
ATTACHMENT
3
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(NO SCAM
THOMAS GUIDE MAP, 2006 EDITION
PAGE 819, GRID G-6
ATTACHMEN]
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%. ATTACHMENT
°M OF hl89wS MEMORANDUM
TO: Les Johnson, Planning Manager I�� I C E � V E
FROM: Brian Ching, Associate Engineer t L ; i�' A062 5 20M
COMMUNITY 5$pEIo PMEN
THRU: Paul Goble, Senior Engineer ' 7/ DEPAf�MENT
4
DATE: August 24, 2006
RE: Tentative Tract Map No. 34784
County of Riverside — Request for Comments
We have reviewed the abovementioned documents and offer the following comments:
1. Darby Road shall be a Collector Road (74' ROW) with the standard 37 feet half
width right-of-way from the centerline of Darby Road for a total 74-foot
ultimate developed right-of-way. 1�
2. The private street width should be a minimum of 28 feet travel width measured flow
line to flow line. On -street parking shall be prohibited and the applicant shall
make provisions for perpetual enforcement of the No Parking restrictions. A
minimum 4-foot landscaped buffer shall be established between the private road
and the easterly property line.
3. The 100 year stormwater shall be retained within the interior street right of
way. The tributary drainage area shall extend to the centerline of adjacent
public streets and include any resulting uncaptured tributary stormwater flows.
The design storm shall be either the 3 hour, 6 hour or 24 hour event producing
the greatest total run off. Also, the applicant shall revise the proposed retention
basin to accept historical storm water from the properties to the west.
The applicant or successors shall make provisions to pump overflow storm
water from the retention basin to the public right-of-way during 100-year +
storm events as no viable storm water overflow routing path is shown.
Consideration should be given to further increasing retention capacity beyond
the 100 year storm event.
4. The proposed pad elevations cause substantial differences between the proposed
Parcels 1 through 3 and existing development to the east. The applicant shall make
an effort to revise pad elevations to reduce such differences by balancing pad
differentials in respect to the east and west side development.
T \Development SeNm Divismn\Development P"eds\COA & CoaespondenmTarcel Map\PM 784PUVCo_Darby\CommenW2CD_TPM84184 eoc
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Additionally, the Public Works Department comments are a cursory review process on
development abutting the City of La Quinta city limits and not for said entitlement of the
development.
If you have any questions, please feel free to contact me at ext 7044.
TADevebpmeM Services DMslmn vetWp nl Pmjec \C A& Carrespendenw\ ar Map\PM 7"RV Derby\C mmenWCD TPMW"da
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cE`y oe V&0'
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: DOUGLAS R. EVANS, COMMUNITY DEVELOPMENT DIRECTOR
�}`'
DATE: SEPTEMBER 5, 2006 pY
SUBJECT: PARKS AND RECREATION MASTER PLAN FOCUS GROUPS
The Community Services Department is preparing a new Parks and Recreation
Master Plan. As part of the process a number of Focus Group meetings have been
scheduled.
A Joint Community Services Commission/Planning Commission Study Session is
scheduled for Friday, October 20, 2006 at 12:00 p.m. The purpose of this
meeting is to present the Focus Group findings to the Commission and public.
Please reserve this date.
c: Edie Hylton, Community Services Director
PARKS & RECREATION
MASTER PLAN FOCUS GROUPS
Wednesday, October 18, 2006:
3:30 p.m. Boys & Girls Club Meeting
6:00 p.m. Focus Group (Study Session & Library Classroom)
Thursday, October 19, 2006
9:00 a.m. Senior Center Meeting (Library Classroom)
4:00 p.m. Focus Group (Library Classroom)
6:00 p.m. Focus Group (Study Session & Library Classroom)
Friday, October 20, 2006
12:00 p.m. Open Public Meeting and/or Presentation to Community
Services and Planning Commission thus far. (Study Session)
RANCHO LA QUINTA
MASTER ASSOCIATION
September 11, 2006
Planning Commission
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Re: Agenda, September 12, 2006
Public Hearing (V.)
Item C. — Sign Application
S E P I s 2005
CITY OF LA QUINT..
COMMUNITY DEVELOPMEN
DEPARTMENT
I respectfully request that Item C. Sian Application 2006-1015 under Agenda item
"V." of the September 12, 2006 Planning Commission Agenda be held over until
your September 26, 2006 regular meeting for the purpose of comment of the residents in
Rancho La Quinta Country Club. Today is the first day that the residents have been
made aware of the impact of the possible signage on Avenue 48, and the Board of
Directors of Rancho La Quinta Master Association would like to canvass those members
with direct impact.
Most residents with direct impact are not currently in residence, therefore we need the
two weeks reprieve to submit or appear to the Planning Commission any comments in
support of, or in opposition to the project. Thank you in advance for your consideration.
S r y,
Mary Walker, CCAM
Association General Manager
On behalf of the Board of Directors
Rancho La Quinta Master Association
mwalker(ftrminternet. corn
Enclosure
79.?751h R.ascno LA Q19YTA DR • L% QUINTA, CA 92253 • 760-777-8807 • FAX 760-777-8961