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1998 10 27 PC�ozT 4 �W �\ OF�`' PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quints City Hall Council Chamber 78-495 Calle Tampico La Quinta, California October 27, 1998 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 98-071 Beginning Minute Motion 98-009 I. 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. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes for October 13, 1998 B. Department Report PC/AGENDA V. PUBLIC HEARINGS: A. Case ..................... TENTATIVE TRACT MAP 28964 Applicant ............... Oliphant and Williams Associates, Inc. Location ................ North side of 5Y' Avenue approximately 1,600 feet west of Jefferson Street. Request ................. Approval and recommendation to the City Council for certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98-365) to subdivide 39 acres into 78 residential lots and other common/street lots. Action ................... Resolution 98-_, Resolution 98-_ B. Case ..................... VILLAGE USE PERMIT 98-001 Applicant ................ James Lewis, JTL Property, Inc. Location ................. East side of Eisenhower Drive, between Avenida Montezuma and Avenida Martinez (51-230 Eisenhower Drive) Request ................... Approval of plans to remodel and construct a 1,050 square foot addition to a 2,438 square foot commercial building for use as a day spa and beauty salon. Action ................... Resolution 98- C. Case ..................... SITE DEVELOPMENT PERMIT 98-632 Applicant ................ Century -Crowell Communities Location ................. Within Tract 23773 north of Fred Waring Drive, west of Adams Street, in Starlight Dunes. Request ................... Compatibility approval of architectural plans for four new prototype residential units. Action ................... Resolution 98- D. Case ..................... SITE DEVELOPMENT PERMIT 98-633 Applicant ............... T. D. Desert Development L.P. Location ................ South of 48'' Avenue and east of Jefferson Street on Cascadas Circle within Rancho La Quinta. Request ................. Approval of a 17,802 square foot golf club house and a 4,218 square foot cart storage facility. Action ................... Resolution 98-_ E. Case ..................... SITE DEVELOPMENT PERMIT 98-634 Applicant ............... Rielly Homes, Inc. Location ................ Within 28838, east of Madison Street, south of Airport Boulevard, within Tract 28838 in Specific Plan 83-002 (PGA West) and part of Specific Plan 90-017 to the south. Request ................. Compatibility approval of architectural plans for six new prototype residential units. Action ................... Resolution 98-_ PC/AGENDA F. Case ..................... Applicant ............... Location ................ Request ................. Action ................... VI. BUSINESS ITEMS: SPECIFIC PLAN 90-015 AMENDMENT #1 KSL Land Development Company North side of Airport Boulevard, between Madison Avenue and Monroe Street Approval and recommendation to the City Council of a review and amendment to add 20 acres to the project site, reduce the number of dwelling units from 1,060 to 365, revise the layout and circulation and amend miscellaneous development standards Resolution 98- A. Case ..................... SIGN APPLICATION 98-431 Applicant ............... Eagle Hardware & Garden (Quiel Brothers Sign Inc.) Location ................ 78-865 Highway 111. Request ................. Approval for a modification to the approved sign program to add two additional building mounted signs. Action ................... Minute Motion 98-_ VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of October 20, 1998 IX. ADJOURNMENT PC/AGENDA PH. . STAFF REPORT PLANNING COMMISSION DATE: OCTOBER 27, 1998 CASE NO.: TENTATIVE TRACT MAP 28964 (RANCHO FORTUNADO AT LA QUINTA) REQUEST: RECOMMENDATION FOR APPROVAL OF A 78 SINGLE FAMILY LOT SUBDIVISION MAP ON 39 ACRES, AND CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (ENVIRONMENTAL ASSESSMENT 98-365). LOCATION: NORTH SIDE OF 50TH AVENUE APPROXIMATELY 1,600 FEET WEST OF JEFFERSON STREET APPLICANT: OLIPHANT AND WILLIAMS ASSOCIATES, INCORPORATED PROPERTY OWNER: RANCHO LA QUINTA AVENUE, 50 PARTNERS LIMITED, A CALIFORNIA LIMITED PARTNERSHIP ENGINEERS: ROBERT BEIN, WILLIAM FROST AND ASSOCIATES GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) ZONING DESIGNATION: RL (LOW DENSITY RESIDENTIAL) SURROUNDING LAND USES: NORTH: VACANT (PORTION OF THE FUTURE RANCHO LA QUINTA COUNTRY CLUB) SOUTH: VACANT ACROSS 50TH AVENUE SOUTHWEST: ESTANCIAS RESIDENTIAL DEVELOPMENT (TRACT 26524) ACROSS 50T" AVENUE EAST: VACANT RESIDENTIAL PROPERTIES WEST: VACANT (PORTION OF THE FUTURE RANCHO LA QUINTA COUNTRY CLUB) STPCTr28964Cont-28 Page 1 of 2 BACKGROUND: Project Request The applicant requests approval of a 78-lot single family subdivision with lots ranging in size from 15,000 square feet to over 22,000 square feet on private streets (Attachments 1 and 2). Staff Comments The Community Development Department requests that the Planning Commission continue this application for a 30-day period to permit the developer additional time to complete the cultural resources assessment for the project. Once the report is completed and submitted to staff, the City's Historic Preservation Committee will convene and consider a recommendation to the Planning Commission. RECOMMENDATION: Continue the public hearing for Tentative Tract Map 28964 to November 24, 1998. Attachments 1. Location Map 2. TTM 28964 Exhibit (Reduced) '") Preed by. < roi rou$dell, Associate Planner STPCTr28964Cont-28 Submitted by: Christine di lorio, PI nning Manager Page 2 of 2 ATTACHMENTS � Va nt Ran ho La i nta C. C . Q Property in Question ir (Future w Develo ment) w co z 0 w w w w 50TH A Case: TTM 28964 C VACANT (PROPOSED GOLF COURSE DEVELOOkCW ) 3 saft-o"MIMM a > D ,Zn �Z� M > -� II i PH. E PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 27, 1998 CASE NO.: VILLAGE USE PERMIT 98-001 APPLICANT: JAMES LEWIS, JTL PROPERTY, INC. ARCHITECT: DESERT HOME DESIGNERS AND ASSOCIATES, INC. REQUEST: APPROVAL OF PLANS TO REMODEL AND CONSTRUCT A 1,050 SQUARE FOOT ADDITION TO A 2,438 SQUARE FOOT COMMERCIAL BUILDING FOR USE AS DAY SPA AND BEAUTY SALON LOCATION: EAST SIDE OF EISENHOWER DRIVE, BETWEEN AVENIDA MONTEZUMA AND AVENIDA MARTINEZ (51-230 EISENHOWER DRIVE) (ATTACHMENT 1) ENVIRONMENTAL. CONSIDERATION: GENERAL PLAN DESIGNATION: ZONING: BACKGROUND: THIS VILLAGE USE PERMIT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPTED FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER SECTION 15301, CLASS 1 (E) OF THE GUIDELINES FOR IMPLEMENTATION. VC (VILLAGE COMMERCIAL) VC (VILLAGE COMMERCIAL) The applicant is proposing to use the former Schatzi's Grill restaurant for a day spa and beauty salon. This request entails interior and exterior remodeling and additions to the north and south ends of the building. PROJECT PROPOSAL: The additions will add 1,050 square feet to the 2,438 square foot building which has been used as a restaurant. The interior will be removed and remodeled for the day spa and beauty salon. C:PC rpt vup 98-001 The larger of the two additions will be at the north end of the building. This addition will be approximately 21 feet by 34 feet and consist of the entry and waiting area. The second addition will be at the south end and extend most of the building end out 14 feet, adjacent to Avenida Montezuma. The additions will be architecturally compatible with the existing building. The exterior materials of the wall will remain plaster. The building has several areas with horizontal wood siding which will be replaced with stucco. A matching the mansard roof will be incorporated into the additions, maintaining the 16 foot height to the top of the parapet. Between the exposed wood roof rafters, a new wood fascia to match that used in the existing building will be added. The only windows will be those which exist facing Eisenhower Drive (left elevation). The awnings over these windows and the entry will be removed. The existing earth tone exterior colors and red the roof will be maintained. Within the parking lot the trash enclosure will be relocated from in the middle of the lot to near the southeast corner of the lot, to the north of existing palm trees. The lot will be repaved and striped according to the submitted site plan. With the restriping of the parking lot and relocation of the trash enclosure, 20 off- street parking spaces will be provided for this use. The public spa and salon areas are located within the area of the existing building, which contains 2,438 square feet of floor space. The additions contain the waiting room and non-public employee areas which do not generate parking demand. Based on this, the project at a parking requirement of one space per 150 square feet of floor space requires 17 parking spaces. The site is fully landscaped, primarily with palm trees. The landscaping will be maintained as is, with some new shrubs planted in planter beds. PUBLIC NOTICE: This request was advertised in the Desert Sun Newspaper on October 16, 1998, and mailed to all property owners within 500 feet of the Project. To date, no correspondence has been received. PUBLIC AGENCY REVIEW: A copy of this request has been sent to all applicable public agencies and City Departments. All written comments received are on file in the Community Development Department. Applicable comments received have been included in the recommended Conditions of Approval. C:PC rpt vup 98-001 FINDINGS FOR APPROVAL: The findings for approval of this Village Use Permit are as follows: 1. The project is consistent with the General Plan and Zoning Code in that the use is permitted in the VC District and has been designed to comply with the applicable VC District development standards and provisions. 2. This Village Use Permit has been determined to be categorically exempted from California Environmental Quality Act requirements under Section 15301, Class 1 (E) of the Guidelines for Implementation. 3. The project will not create conditions materially detrimental to the public health, safety, and general welfare in that the use is contained in a structure that for the most part exists, and the use will operate in conformance with all applicable requirements. 4. The architectural design of the building with the addition, is compatible with the surrounding uses and quality of design illustrated in the Village at La Quinta Design Guidelines, provided the recommended revisions to the building are implemented. 5. The site design of the project including entries, circulation, screening, is compatible with the surrounding project, provided the recommended revisions to the site are implemented. 6. The majority of the landscaping exists and will be retained. New planting will be provided as needed to complete the landscaping of the site. STATEMENT OF ISSUES: ISSUE 1- Appropriateness of Use and Findings for Approval The proposed use of the site is permitted in the village district and will be compatible with the surrounding uses due to its low key nature. As noted above, findings for approval for this use can be made pursuant to the requirements for a Village Use Permit. ISSUE 2- Architecture and Landscaping Review Committee (ALRC) Review The ALRC reviewed this plan at its meeting of October 20, 1998. The Committee discussed staffs recommendation. Primary discussion pertained to providing additional architectural treatment to the north (front) and east (right) elevations, and the entry area. The applicant agreed to restudy these issues and resubmit revisions to address C:PC rpt vup 98-001 these items prior to obtaining a building permit. The Committee adopted Minute Motion 98-008, recommending approval subject to the staff recommended conditions (Attachment 2). RECOMMENDATION: Adopt Planning Commission Resolution 98- , approving Village Use Permit 98-632, subject to Findings and Conditions. Attachments: 1. Location map 2. ALRC Draft Minutes for the meeting of October 20, 1998 3. Plan exhibits Prepared by: Stan Sawa, Principal Planner Submitted by: Christine di Llor(i4o,ining Manager C:PC rpt vup 98-001 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A VILLAGE USE PERMIT TO ALLOW THE USE OF A COMMERCIAL BUILDING AS A DAY SPA AND BEAUTY SALON CASE NO.: VILLAGE USE PERMIT 98-001 APPLICANT: JAMES LEWIS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27t' day of, October, 1998, hold a duly noticed Public Hearing to consider the request of James Lewis (JTL Property, Inc.) for approval of a Village Use Permit to allow remodeling and construction of a 1,050 square foot addition to a 2,438 square foot commercial building for use as day spa and beauty salon, Located on the east side of Eisenhower Drive, between Avenida Montezuma and Avenida Martinez (51-230 Eisenhower Drive) more particularly described as: Lots 9, 10, 11, and 12, Block 128, Santa Carmelita at Vale La Quinta No. 14 WHEREAS, said Village Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the Community Development Department has determined this Village Use Permit request is categorically exempt from further environmental review pursuant to Section 15301, Class 1(E) of the Guidelines for Implementation of the California Environmental Quality Act, and; WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following Mandatory Findings of approval to justify approval of said Village Use Permit: A. The project is consistent with the General Plan and Zoning Code in that the use is permitted in the VC District and has been designed to comply with the applicable VC District development standards and provisions. B. This Village Use Permit has been determined to be categorically exempted from California Environmental Quality Act requirements under Section 15301, Class 1 (E) of the Guidelines for Implementation. C. The project will not create conditions materially detrimental to the public health, safety, and general welfare in that the use is contained in a structure that for the most part exists, and the use will operate in conformance with all applicable requirements. c:\pc res vup 98-001 Planning Commission Resolution 98- January 27, 1998 D. The architectural design of the building with the addition, is compatible with the surrounding uses and quality of design illustrated in the Village at La Quinta Design Guidelines, provided the recommended revisions to the building are implemented. E. The site design of the project including entries, circulation, screening, is compatible with the surrounding project, provided the recommended revisions to the site are implemented. F. The majority of the landscaping exists and will be retained. New planting will be provided as needed to complete the landscaping of the site. 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 Planning Commission in this case; 2. That it does hereby approve Village Use Permit 98-001 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 Planning Commission held on this 271h day of October, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California c:\pc res cup 97-037 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 98-001 JAMES LEWIS OCTOBER 27, 1998 GENERAL 1. The use of this site shall be in conformance with the approved exhibits contained in Village Use Permit 98-001, unless otherwise amended by the following conditions. 2. The approved Village Use Permit shall be used within two years of the date of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit, completion of the work in a timely manner, and the beginning of operation of the business. A time extension may be requested as permitted in Municipal Code Section 9.200.080D. 3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. 4. The project shall incorporate the latest technology in recycling and other means of reducing the amount of waste requiring disposal (land filing), during demolition. Construction, and upon site development/operation. A) prior to issuance of a demolition/building permit, the applicant shall provide proof to the Community Development Department that a recycling company and program has been established for the recycling of construction/demolition debris. B) If the applicant can successfully demonstrate that current provisions exist to meet the requirements of the California Solid Waste Reuse and Recycling Access Act of 1991, the Community Development Director may waive, modify, or delete the requirements of this condition. 5. The applicant shall obtain permits and/or clearances from the following public agencies; as needed: Fire Marshal Public Works Department (Grading Permit, Improvement Permit) Community Development Department p:\pc coa res vup 98-001 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 98-001 OCTOBER 27, 1998 - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water 'District - Imperial Irrigation District The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 6. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program and the school mitigation fee in effect at the time of issuance of building permits. 7. Plant materials used shall match or be compatible to those used on the site. 8. Exterior colors and materials of the existing and proposed building shall match. 9. Provide architectural treatment on the east (right elevation) and north (front elevation) sides of the building. This could include windows (full length or clerestory), false plaster window treatment, wainscot (around the building) or some similar exterior design treatment. 10. Provide screening of parking from Avenida Montezuma per Zoning Code requirements. 11. The new roof shall be revised to not encroach over property line. 12. A trellis, arcade, entry statement, or other similar structure shall be provided over the patron entrance in the parking lot. 13. Revised plans shall be submitted to the Community Development Department for review and approval prior to exterior remodeling beginning. Plans to include those items referred to in Conditions #7 through 12. 14. Comprehensive sign program, in compliance with applicable code requirements shall be approved by the Planning Commission prior to any exterior remodeling beginning. p:\pc coa res vup 98-001 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 98-001 OCTOBER 27, 1998 PUBLIC WORKS 15. The applicant shall repair existing site improvements as follows: a. On Ave Martinez, replace deteriorated curb and gutter at the driveway. As necessary, remove and replace the drive apron, sidewalk and parking lot pavement to correct the drainage problem underlying the deterioration of the curb and gutter. b. On Ave Montezuma, repair easterly driveway as above. Remove palm tree at this drive and another at the east end of the Ave Montezuma frontage and replace the curbing, sidewalk and pavement which were displaced by the trees. Replace or grind the offset sidewalk joint near the southeasterly corner of the building. If grinding is utilized, the resulting surface shall be lightly scored, etched or otherwise textured to prevent a slipping hazard. Repair methods and results shall be as approved by the City Engineer. FIRE MARSHAL 16. The required fire flow shall be available from a Super fire hydrant(s), (6" x 4" x 2-1 /2" x 2-1 /2") located not less than 25' or more than 165' from any portion of the building as measured along approved vehicular travel ways. 17. Blue retro-reflective pavement markets shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 18. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 19. The required water system, including fire hydrants shall be installed and operational to the start of construction. p:\pc coa res vup 98-001 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 98-001 OCTOBER 27, 1998 20. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A1013C in rating. Contact certified extinguisher company for proper placement of equipment. 21. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve (12) months. 22. The applicant/developer shall be responsible to submit written certification from the water company noting the location of the existing fire hydrant and that the existing fire hydrant and existing water system is capable of delivering 1500 gpm fire flow for a two hgour duration at 20 psi residual operating pressure. If a water system currently does not exist, the applicant /developer shall be responsible to provide written certification that financial arrangements have been made to provide them. 23. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 24. If the building/ facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 25. If the facility requires Hazardous Reporting (Material Safety Data Sheets), the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. 26. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. p:\pc coa res vup 98-001 ATTACHMENT 1 ATTACHMENT 2 Architectural & Landscape Review Committee Meeting October 20. 1998 5. Mr. Haag asked if the lar as well. Staff stated this pe plans would go to the Planning Commission correct. 6. Committee Memblbea ingham asked staff what their action should be. Staff stated it coulecommendation for approval as modified by the Committee Membmmittee Member Cunningham stated it was an excellent proposalhad no objections. 7. Committee Memb Bobbitt asked if the common ground area was part of the association or ho _owner responsibility. Mr. Haag stated it was unknown at this time. He eculated it would follow the format that was adopted with the KSL Merc ant Builder past history, i.e., courtyard areas can be either homeowner 'ntained or if they have a more open approach that can be an impact to the sociation as a whole, it will become the responsibility of the homeowner association. Discussion followed regarding the responsibility of the coward area. 8. There be g no further discussion it was moved and seconded by Committee Memb s Bobbitt/Cunningham to adopt Minute Motion 98-007 reco ending approval of Site Development Permit 98-634 subject to the follo ina modifications to the conditions: a. Condition #2 modified to remove Plan 1. b./ Adding a condition that the proposed floor plans delete any reference to a Casitas on Plan 1. Pnanimously approved. C. Village Use Permit 98-001; a request of JTL Property, Inc., James Lewis, for approval of development plans to remodel and construct a 1050 square foot addition to a 2,438 square foot existing building for use as a day spa and beauty salon. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Mr. James Lewis, representing JTL Property, Inc., stated he had some concerns regarding the conditions relating to the east elevation facing the parking lot. His concern was that this side of the building was to be used primarily for the spa operation and usually dictates a dark environment. To add windows is contrary to the nature of the business. They would not object to a mural or some type of architectural treatment. C:\M), Documents\WPDOCS\ALRCI0-20-98.wpd 3 Architectural & Landscape Review Committee Meeting October 20, 1998 3. Committee Member Bobbitt stated he agreed with staff s recommendation that some treatment was needed. Planning Manager Christine di Iorio stated that due to the sensitivity of the masseuse issue, staff was recommending a glass block window treatment. Mr. Lewis stated this was a very expensive idea. 4. Committee Member. Cunningham stated his concern was that landscaping can tend to be temporary. He could understand not wanting to go to the expense of installing a window, but some type of hard structure was needed. In addition, he needed to keep in mind the Village theme. Staff stated it should be designed for pedestrian traffic. Discussion followed as to possible alternatives for the east elevation. 5. Mr. Lewis stated they wanted to create a gated parking lot to eliminate the problem of the parking lot being used as a street by the tenants of the apartments. They intended to increase and add to the landscaping, but did not want to go structurally into the building at this time. 6. Staff asked if the plastering would be altered. Mr. Lewis stated they did not intend to at this time. 7. Committee Member Bobbitt asked why staff was wanting the glass block added. Staff stated to give more relief to the exterior. Mr. Lewis discussed the changes they were proposing for the exterior of the building. Committee Member Cunningham made several suggestions that could be used to add architectural treatment to the elevation. 9. Committee Member Bobbitt asked how the landscaping would be maintained after the business was open. Mr. Lewis stated a contractor would be hired to maintain the site. Discussion followed regarding the east property line which had a problem of being unsightly. Mr. Lewis stated he would like to build a wall between the two lots if he does not purchase the lot and incorporate it into his site. 10. Committee Member Cunningham asked about staff s recommendation for a trellis over the entrance. Mr. Lewis stated they were considering some fountains and eliminating the steps. He also stated they were using very massive doors to create a statement at the entrance. Discussion followed regarding alternatives to the entry area. 11. Committee Member Bobbitt asked about the existing windows that faced Eisenhower Drive. Mr. Lewis stated they would stay as they are. 12. Committee Member Cunningham asked if treatment would be added to the west side elevation and wrap around to the north elevation to soften the C:\My Documents\WPDOCS\ALRC I O-20-98.wpd 4 Architectural & Landscape Review Committee Meeting October 20, 1998 appearance. Mr. Lewis stated they would incorporate continuity from the other elevations including windows on the north elevation. Staff suggested surrounds be used on the existing and proposed windows. 13. Following discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt to adopt Minute Motion 98-008 recommending approval of Village Use Permit 98-001 for architectural plans with staff s recommendations and an entry statement treatment being added to Condition #6. D. Site Development Permit 7-632; a request 'of Century Crowell Communities for a qroval of architectural plans for four new prototype residential units. 1. rincipal Planner Stan Sawa presented the information contained in the staff r%port, a copy of which is on file in the Community Development 2. Co%roofs ber Cunningham asked about the compatibility issue. Staff starecommending variety in the proposed roof design all code facing gable having a single ridge line. 3. Cober Bobbitt asked if two story units would give enough relief to tall was wanting. Staff stated the applicant isnot planning to build any two s'�ory units. 4. Committee Member unningham stated two story units do not sell in the desert, and the City doe not want to dictate the market. Committee Member Bobbitt stated his cor was that if two story units exist now and if this tract does not have any, t 's alone can affect the streetscape. Also, if they state they are going to con ct the two story units and then change their mind due to the market demait could create a problem. Staff stated it is easier to require the roof line changes in height than to require two story units. 5. Staff reviewed the conditions with e Committee. Following discussion it was determined the height of each ofthe e prototypes would be required to be varied to between 18-22 feet. Alternates were discussed as to how the roof line could be varied. \ 6. Committee Member Cunningham stated t t to require a change in the roof line was asking for a major constructural ch ge. Clipping the gable ends and asking for a variation in height of the roof i enough unless there are other prototypes that are available for the develope to draw from. C:\My Documents\WPDOCS\ALRC 10-20-98.wpd 5 m r_ 3 z crn --i m r z v j DESERT HOME DESIGNERS AND ASSOCIATES INC. FRANK A. MORENO MA �"ss4 zese ,eo-ae.- ei 4070M awn DEBRTHOWMAOLCOM WWWDESER7HMDEDWMNW 3.COY p € e _ d EXISTING/ADDITION/REVISED BUILDING FOR: MR. JAMES LEWIS/BROTHERS, LLC/SPA AWAY w,ra sa am �eim OWIN ! E AVM' ddS/on 'Saamomg/sixaa Sa�P -dx 2ioj `JNIImma aasmaii/ xoLmad/ orris a Ond aaa-raa- TmTome 090—im ¢ 0°4 oxm on v XNVVA oHI Sain-pOS'SV a" smmssa wim ansaa IIWStl311D9NfH1N3Si0 An noolovesAlolunsaa octal eeerioa,m VOLRr 098-a�-+es-oe� CZ *ONIIONSHOR T ) WfM Aviv ddS/om 'saa .LouvsIaxi S�➢vP 7dw ! spa ZKOHv s -aO3 DNITII B aSSIAaH NOI.LIaa� OHI.LSIXa I g s�rartOts3a �eoa axca�a z a 0 uC�t� egg Odra) MW-M-M (BMW) CM V: vuno vl p � � � A ■ � VZOGUM ♦GDMT ose—zs d3NCR SOTZ- $ `v okmow v x►am Aow summ a" VAV Vas/M 's2ISxJAB$/SlAal S P im - SMVIS8Q ZKOH SIa 7I0.� JHIQ'IIAS Q.Zs1A`.�2I/i10I,LIQQd/ J1�IIZSIX� a 3 4 Q e V z I a w 0 0 a PH.0 PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 27, 1998 CASE NO.: SITE DEVELOPMENT PERMIT 98-632 APPLICANT AND PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES ARCHITECT: BENJAMIN AGUILAR AND ASSOCIATES REQUEST: COMPATIBILITY APPROVAL OF ARCHITECTURAL PLANS FOR FOUR NEW PROTOTYPE RESIDENTIAL PLANS. LOCATION: TO BE CONSTRUCTED IN TRACT 23773 IN STARLIGHT DUNES, NORTH OF FRED WARING DRIVE, WEST OF ADAMS STREET ENVIRONMENTAL CONSIDERATION: THIS SITE DEVELOPMENT PERMIT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPTED FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER SECTION 15303, CLASS 3 (A) OF THE GUIDELINES FOR IMPLEMENTATION. GENERAL PLAN DESIGNATION: LDR (LOW DENSITY RESIDENTIAL, 2-4 D.U./ACRE) ZONING: RL (LOW DENSITY RESIDENTIAL) BACKGROUND: Site Background The proposal is for four new residential prototype plans for Tract 23773 within Starlight Dunes in north La Quinta. 60 dwelling units have been built by the first two developers. The original developer constructed 47 units, while the second constructed 13 units. 94 lots remain to be developed in the Starlight Dunes project. PROJECT REQUEST: Proposed are four prototype floor plans varying in size from 1,950 to 2,760 square feet. The smallest unit has three bedrooms, with two having four bedrooms and the p:\stan\pc rpt sdp 98-632 fourth prototype having three bedrooms with an optional fitness room (bedroom). All plans are one story in height. Height of all of the units is 18 feet. The three bedroom unit has a two car garage, while the remaining units have 2.5 car garages. The units are Spanish/Mediterranean in nature, utilizing exterior plaster walls, wood fascias, and flat and "S"shaped concrete tile roofing. Colors of the exterior plaster are white to light tan, with wood colors light tans to light brown, and roof tiles red blends. The roof is primarily a gable or clipped gable running the width of the residence with smaller gable or hip roofs coming off the main roof. Each plan includes two different facades, with building sides and rears being the same within each plan. Garage doors are sectional roll -up doors with lites. Typical front yard landscaping plans have not yet been submitted. When submitted they will be reviewed by the Architectural and Landscaping Review Committee and Planning Commission for compatibility with existing planting. EXISTING UNIT DESCRIPTION: The original developer constructed units between 2,084 and 3,332 square feet in size, with the two largest units two stories in height. Dean Homes, the second developer constructed units between 2,400 and 3,650 square feet in size, with the two largest units two stories in height. Therefore, the range of sizes in the project is 2,084 to 3,650 square feet. All of the units are Spanish or Mediterranean in nature. The units are primarily one story with some two story units. All units have concrete or clay tile roofing, exterior plaster walls and wood fascias. Other features used include arches, shutters, wooden outrigger poles, popout window and door surrounds, and sectional garage doors. PUBLIC NOTICE This request was advertised in the Desert Sun Newspaper on October 16, 1998, and mailed to all property owners within Starlight Dunes and 500 feet around the project boundaries. To date, no correspondence has been received. STATEMENT OF ISSUES: ISSUE 1- Development Standards For Compatibility Review The Zoning Code specifies standards or findings that must be met to grant compatibility approval. This request complies with those as noted below: 1. No new two story units are proposed as a part of this approval. Therefore, there will be no height or mass impacts on existing residences. p:\stan\pc rpt sdp 98-632 2. The applicant proposes to use block walls which will match the existing walls in the subdivision to provide compatibility. 3. The proposed residences are similar to the existing residences. With modification to the roof silhouette and facades as recommended by the ALRC, the designs are compatible with the existing units in terms of architectural materials, style, and colors. No two story units are proposed, but they are not required for compatibility. 4. The recommended approval and Code requires a minimum of one 24" box size tree in the front yard. This will be required as a part of the landscaping approval. 5. The proposed 1,950 square foot unit is less than a 10% deviation from the smallest original unit. The other units are within the original constructed range of 2,084 to 3,332 square feet. ISSUE 2 - Staff Comments The Zoning Code requires that all four bedroom (or three plus den) plans have a three car garage (minimum 30' wide by 20' deep total) which Plans 3,4, and 5 do not provide. The proposed garages are short in either width or depth. The plans will have to be revised to provide the full three car garages ISSUE 3- Architecture and Landscaping Review Committee (ALRC) Review The ALRC reviewed these plans at its meeting of October 20, 1998. The Committee discussed staffs recommendation to redesign the roof lines of two of the plans. They felt modification was needed, but could be done without a major redesign. The Committee adopted Minute Motion 98-009, recommending approval subject to the staff recommended conditions (Attachment 2). RECOMMENDATION: Adopt Planning Commission Resolution 98- , approving Site Development Permit 98-632, subject to Findings and Conditions. Attachments: 1. Location Map 2. ALRC Draft Minutes for the meeting of October 20, 1998 3. Plan Exhibits (larger than 8 1 /2" by 11 ") Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager p:\stan\pc rpt sdp 98-632 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 98-632, SUBJECT TO CONDITIONS, PROVIDING COMPATIBILITY APPROVAL OF FOUR PROTOTYPE UNITS FOR CONSTRUCTION IN STARLIGHT DUNES CASE NO.: SITE DEVELOPMENT PERMIT 98-632 APPLICANT: CENTURY-CROWELL COMMUNITIES WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 271h day of October, 1998, hold a duly noticed Public Hearing to consider the request of Century -Crowell Communities, Inc. to approve architectural plans for four new prototype residential plans for construction in Tract 23773 in Starlight Dunes, north of Fred Waring Drive, west of Adams Street, more particularly described as: Portions of Tract 23773 WHEREAS, said Site Development Permit has been determined to be exempt from California Environmental Quality Act requirements under Section 15303, Class 3 (A) of the Guidelines For Implementation; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. No new two story units are proposed as a part of this approval. Therefore, there will be no height or mass impacts on existing residences. 2. The applicant proposes to use block walls which will match the existing walls in the subdivision to provide compatibility. 3. The proposed residences are similar to the existing residences. With modification to the roof silhouette and facades as recommended by the ALRC, the designs are compatible with the existing units in terms of architectural materials, style, and colors. No two story units are proposed, but they are not required for compatibility. P:\STAN\pc res sdp 98-632.wpd Planning Commission Resolution 98- Site Development Permit 98-632 October 27, 1998 4. The recommended approval and Code requires a minimum of one 24" box size tree in the front yard. This will be required as a part of the landscaping approval. 5. The proposed 1,950 square foot unit is less than a 10% deviation from the smallest original unit. The other units are within the constructed range of 2,084 to 3,332 square feet. 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 Planning Commission in this case; 2. That it does hereby approve Site Development Permit 98-632 for the reasons set forth in this Resolution, subject to the Conditions labeled Exhibit "A", attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 27t' day of October, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, CHAIRMAN City of La Quinta, California ATTEST: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR City of La Quinta, California P:\STAN\pc res sdp 98-632.wpd PLANNING COMMISSION RESOLUTION 98- EXHIBIT "A" CONDITIONS OF APPROVAL -RECOMMENDED SITE DEVELOPMENT PERMIT 98-632 OCTOBER 27, 1998 GENERAL CONDITIONS 1. This approval is for four prototype units of the following approximate sizes: A. Plan 2 - 1,950 square feet B. Plan 3 - 2,200 square feet C. Plan 4 - 2,325 square feet D. Plan 5 - 2,460 square feet 2. The preliminary landscaping plans shall be reviewed and approved by the Architecture and Landscaping Review Committee and Planning Commission, as a business item, prior to issuance of any building permits issued for units authorized by this approval. 3. The landscaping and irrigation plans shall be approved by the Community Development Department, Coachella Valley Water District, Riverside County Agricultural Commissioner before they will be considered final. Each residential lot shall include at least one 24-inch box size tree, with other trees, groundcover, and shrubs similar to those existing in the tract. 4. Lawn areas shall be either hybrid Bermuda (summer) or hybrid Bermuda/Rye (winter) depending on the season installed. All trees shall be double staked to prevent wind damage. 5. The perimeter walls around the tract and residences shall match those used in the tract. Gates shall be constructed out of metal pickets. 6. Popout window and door surrounds shall be provided on all side and rear elevations of all prototype plans. 7. The exterior elevations shall be revised as follows: A. The entry tower on both facades of Plan 4 shall be a minimum of one higher than the main roof ridge. B. One of the plans shall be revised so that both facades have clipped gable ends. C. All prototype roofs shall vary in height from 18 to 22 feet. PLANNING COMMISSION RESOLUTION 98- SITE DEVELOPMENT PERMIT 98-632 CONDITIONS OF APPROVAL 8. All two car garages shall be a minimum 20 feet by 20 feet inside with all required three car garages a minimum 30 feet wide by 20 deep, or its equivalent per Zoning Code requirements. 9. All existing unused curb cuts shall be removed and replaced with full curb when the lot is developed. c:\pc cond sdp 98-632 ATTACHMENT 1 STARLIGHT LANE SITEX* FRED WARING DRIVE CASE No. CASE MAP SDP 98-632 , INC M • 15 SCALE: NTS ATTACHMENT 2 Architectural & Landscape Review Committee Meeting October 20. 1998 appearance. P. Lewis stated they would incorporate continuity from the other elevat' ns including windows on the north elevation. Staff suggested used on the existing and proposed windows. 13. Follo ng discussion, it was moved and seconded by Committee Member C ngham/Bobbitt to adopt Minute Motion 98-008 recommending a roval of Village Use Permit 98-001 for architectural plans with staff s commendations and an entry statement treatment being added to Condition —� D. Site Development Permit 97-632; a request of Century Crowell Communities for approval of architectural plans for four new prototype residential units. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Cunningham asked about the compatibility issue. Staff stated they were recommending variety in the proposed roof design all consisting of a side facing gable having a single ridge line. 3. Committee Member Bobbitt asked if two story units would give enough relief to the roofs that staff was wanting. Staff stated the applicant is not planning to build any two story units. 4. Committee Member Cunningham stated two story units do not sell in the desert, and the City does not want to dictate the market. Committee Member Bobbitt stated his concern was that if two story units exist now and if this tract does not have any, this alone can affect the streetscape. Also, if they state they are going to construct the two story units and then change their mind due to the market demand, it could create a problem. Staff stated it is easier to require the roof line changes in height than to require two story units. 5. Staff reviewed the conditions with the Committee. Following discussion it was determined the height of each of the prototypes would be required to be varied to between 18-22 feet. Alternatives were discussed as to how the roof line could be varied. 6. Committee Member Cunningham stated that to require a change in the roof line was asking for a major constructural change. Clipping the gable ends and asking for a variation in height of the roof is enough unless there are other prototypes that are available for the developer to draw from. 5 C:\Mv Documents\WPDOCS\ALRC10-20-98.wpd Architectural & Landscape Review Committee Meeting October 20, 1998 7. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 98-009 recommending approval of Site Development Permit 97-632 to the Planning Commission with the conditions as recommended and modified as follows: a. The entry element of Plan 4 for both elevations "A" and "B" shall be raised a minimum of one foot on the ridge. b. One prototype plan for both elevations "A" and "B" shall have clipped gables for the main roof. C. Each prototype for both elevations "A" and "B"shall vary in height between 18 to 22 feet. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: V. COMMITTEE MEMBER ITEMS: VI. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Bobbitt/Cunningh to adjourn this regular meeting of the Architectural and Landscaping Committee to the xt regular meeting to be held on November 16, 1998. This meeting was adjourned at 10:46 a. on October 20, 1998. C:\My Documents\WPDOCS\ALRC10-20-98.wpd 6 PH.D PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 27,1998 CASE NO.: SITE DEVELOPMENT PERMIT 98-633 REQUEST: APPROVAL OF A 17, 802 SQUARE FOOT GOLF CLUB HOUSE AND A 4,218 SQUARE FOOT CART STORAGE FACILITY LOCATION: SOUTH OF AVENUE 48 AND EAST OF JEFFERSON STREET ON CASCADAS CIRCLE WITHIN RANCHO LA QUINTA APPLICANT: T. D. DESERT DEVELOPMENT L.P. REPRESENTATIVE: WILLIAMS-BLACKSTOCK ARCHITECTS PROPERTY OWNER: T. D. DESERT DEVELOPMENT L.P. ENVIRONMENTAL CONSIDERATIONS: SITE DEVELOPMENT PERMIT 98-633 IS WITHIN SPECIFIC PLAN 84-004 AMENDMENT NO. 2 (RANCHO LA QUINTA). THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER PUBLIC RESOURCES CODE SECTION 65457(A). AN ADDENDUM TO ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE #79020846) WAS APPROVED BY THE CITY COUNCIL ON NOVEMBER 6,1984 (RESOLUTION 84- 77) FOR SPECIFIC PLAN 84-004. NO SUBSTANTIVE CHANGES EXISTS WHICH WOULD REQUIRE THE PREPARATION OF ADDITIONAL ENVIRONMENTAL DOCUMENTATION. THEREFORE, NO FURTHER ENVIRONMENTAL ASSESSMENT IS NECESSARY. PURSUANT TO PUBLIC RESOURCES CODE 21166. ZONING: TOURIST COMMERCIAL GENERAL PLAN DESIGNATION: TOURIST COMMERCIAL SURROUNDING ZONING/LAND USE: NORTH: LOW DENSITY RESIDENTIAL SOUTH: GOLF COURSE EAST: LOW DENSITY RESIDENTIAL WEST: GOLF COURSE The 7.5 acre site is part of Rancho La Quinta Specific Plan 84-004 Amendment No. 2 which is south of Avenue 48 between Washington Street and Jefferson Street. The site is located south of Avenue 48, just north of the existing Temporary Clubhouse on Cascadas Drive. An existing parking lot servicing the Temporary Clubhouse and Racquet Club will be a portion of the new parking lot facility. The General PDan, the Rancho La Quinta Specific Plan and Zoning designation for this site is Tourist Commercial. The proposed one story Club House is approximately 204-feet by 130-feet (at it's widest) and consist of 17,802 square feet of floor space. The facility will consist of a pro shop, lobby, dining and club room, full kitchen and a turn stand, wine storage, locker and lounge rooms, and administrative offices. The one story Cart storage building is approximately 85-feet by 50-feet and consists of a 4,218 square feet of floor space. The facility will house golf cart storage and repair. A 260 space parking facility (with six handicapped spaces) will service both the Racquet Club and Golf Club house. There are currently 95 spaces servicing the Racquet Club and Golf Club house; this proposal seeks to expand and remodel the parking lot facilities to provide 196 spaces with a future lot parking lot of 64 spaces. Vehicle access will be provided from Cascadas Circle, a 28 foot wide street. The street circles the parking lot with a round -about terminus at the Golf Club House to drop off golf clubs and to valet park vehicles. ■ The architecture of the facilities is of the Mediterranean period which is consistent with the existing architectural themes and the Specific Plan General Architectural and Siting Guidelines. The one story "L" shaped Golf Club House building will be a maximum of 33 feet and 4 inches and utilize a barrel vault clay tile roof material. Hipped roofs will be utilized on this building. The walls are proposed to be stucco with a mission finish. A single row of recessed tile accents below the roof eave are proposed. Many of the windows will have painted wood lintels. Multi -pane arched fan lights highlight many of the large fixed windows. Several arched openings have painted wood grilles. A wood trellis supported by stucco columns is proposed to wrap around a portion of the west elevation and extend from the north elevation main entry to the detached tower adjacent to the northeast building corner. The one story rectangular Cart Storage building will be a maximum of 18 feet and 3 inches and utilize a barrel vault clay the roof material. Hipped roofs will be utilized on this building with painted metal louvers insets. The walls are proposed to be stucco with a mission finish. A single row of recessed the accents below the roof eave are proposed. Two metal roll up doors for golf cart access are proposed. The applicant has indicated that the overall material and color used for the Racquet Club facility will be the same as utilized for the Golf Clubhouse and Cart Storage buildings. Parking lot landscape planting areas and a meandering 20 foot landscape planting area , around the perimeter of both buildings, is provided to accentuate the people oriented spaces and separate service traffic from homeowners and guests. The Landscape Planting Plan is consistent with the suggested "Plant Material Palette" in the Specific Plan. California Pepper and Southern Live Oak (O.uercus Virginiana) trees, Date and Mediterranean Fan Palms, Bougainvillea and a diverse variety of shrubs unique to desert soil and climate conditions are provided. Hardscape material consists of color and exposed aggregate concrete. Exterior lighting for the parking lot and landscape planting areas will match the current parking lot with flourescent 26 watt lamps and 45 watt halogen flood lamps in all the landscape planting areas. An addendum Environmental Impact Report was approved for Specific Plan 84-004 and there are no substantive changes in this Project from the original Plan. Therefore, no additional environmental review is deemed necessary. The applicant's request was sent to sent City Departments and affected public agencies on September 16, 1998, requesting comments to be returned by October 8, 1998. All applicable comments are incorporated in the Conditions of Approval. This case was advertised in the Desert Sun newspaper and posted on October 16,1998. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. mig -1--wmOT611 l U Architecture and Landscaping Review Committee unanimously approved the architectural and landscape plans as submitted on October 20, 1998. (Attachment 1, Excerpts from Minutes) The General Plan Land Use Element designates the site as Tourist Commercial. This designation allows retail and personal services shop uses as proposed. Land Use Element Policy 2-62.1. provides for tourist and resort activity uses with ancillary uses including other accessory retail and other personal services shops. The project is compatible with the surrounding golf course, tennis club, casitas and residential uses and is consistent with the General Plan. The Rancho La Quinta Specific Plan 84-004 Amendment No. 2, Zoning & Development Regulations allows the proposed uses within Planning Area II. The proposed Tourist Commercial Building Development Standards are consistent with the Specific Plan including set backs and maximum building height. The architecture of the facilities is consistent with the existing architectural themes and the Specific Plan General Architectural and Siting Guidelines. 1 ►1 ►. 1 AYETI Rel►_ Adopt Planning Commission Resolution 98- , approving Site Development Permit 98-633 to allow construction of a 7,802 square foot golf club house and a 4,218 square foot cart storage facility , subject to conditions. Attachments: 1. Excerpts from the October 20, 1998 minutes of the Architecture and Landscaping Review Committee 2. Rancho La Quinta Specific Plan, Illustrative Land Use Plan 3. Site Plan for Club House and Cart Storage Facilities 4. Plan Exhibits for Club House and Cart Storage Facilities Prepared by: Fred Baker, AICP Principal Planner Submitted by: 1 Cr C ristine di lorio, Planning Manager PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF SITE DEVELOPMENT PERMIT 98-633 TO ALLOW CONSTRUCTION OF A 17,802 SQUARE FOOT GOLF CLUB HOUSE AND A 4,218 SQUARE FOOT CART STORAGE FACILITY ON 7.5 ACRES CASE NO.: SITE DEVELOPMENT PERMIT 98-633 APPLICANT: T.D. DESERT DEVELOPMENT L.P. (RANCHO LA QUINTA) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of October, 1998, hold a duly noticed Public Hearing and , for a 7.5 acre site with a 17,802 square foot golf club house and a 4,218 square foot cart storage facility, generally south of Avenue 48 and east of Jefferson Street on Cascadas Circle within Rancho La Quinta, more particularly described as: Lot "8" and "E" of Tract 27835 WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that an Addendum to Environmental Impact Report (State Clearinghouse #79020846) was certified by the City Council on November 6,1984 (Resolution 84-77) for Specific Plan 84-004. The project is exempt from the California Environmental Quality Act (CEQA) per public resources code section 65457(a). No substantive changes exists which would require the preparation of additional environmental documentation. Therefore, no further Environmental Assessment is necessary pursuant to Public Resources code 21166. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Commission did make the following Mandatory Findings of approval to justify said Site Development Permit 98-633: A. Site Development Permit 98-633 is consistent with the goals, policies and intent of the La Quinta General Plan and Specific Plan 84-004, Amendment No. 2 provided conditions contained herein are met to ensure consistency with the General Plan, Specific Plan and mitigation of environmental consequences pursuant to Final Environmental Impact Report No. 90 (addendum). The project is a Tourist Commercial Use as designated in the 1992 General Plan Update; therefore provisions of Land Use Element (Chapter 2) shall be met. Specific Plan 84-004, Amendment No. 2 designates the site as Tourist Commercial which permits the proposed use. B. The design and development of the golf club house and cart storage facility will be consistent with the Rancho La Quinta Specific Plan and the City's Zoning Code provided conditions are met. C. The site design of the proposed project is compatible with the high quality of commercial development in the area, and accommodates site generated traffic. RESOPC.SDP 98-633 Planning Commission Resolution 98- F. The landscape design of the proposed project complements the building and surrounding development in that it enhances the aesthetic and visual quality of the area and uses a high quality of materials. G. The architectural design of the project is compatible with the surrounding development in that is a similar scale of other developments in the area; the building materials will be aesthetically pleasing, and provide a blend of varied surfaces and variety of textures, provided conditions are met. 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 Planning Commission in this case; 2. That it does approve Site Development Permit 98-633 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 271h day of October, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Robert T. Tyler, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California RESOPC.SDP 98-633 PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 98-633 OCTOBER 27, 1998 GENERAL 1. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances, as necessary, from the following public agencies: • Fire Marshal • Public Works Department (Grading and Site Improvement Permits) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • ImperiaV Irrigation District • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 2. The applicant shall comply with the terms and requirements of the Infrastructure Fee program in effect at the time of issuance of building permits. 3. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading" and "Streets & Drainage" (including the parking lot). All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. A:\SDP 98633-c.ofa.wpd 4. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 5. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 6. The applicant shall furnish a preliminary geotechnical ("soils") report with the grading plan. 7. The grading plan shall be prepared by a registered civil engineer and must be approved by the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 8. Prior to issuance of building permits, the applicant shall provide building pad certifications, stamped and signed by a California registered civil engineer or surveyor. The certifications shall list approved pad elevations, actual elevations, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. 9. Stormwater water handling shall conform with the approved hydrology and drainage plan for the Rancho La Quinta development. 10. If the applicant proposes discharge of stormwater into the La Quinta Evacuation Channel, the applicant and, subsequently, the Homeowners' Association shall be responsible for any sampling and testing of the development's effluent which may be required under the City's NPDES Permit or other city- or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. ,USDP 98633-c.ofa.wpd 11. Nuisance water shall be disposed of in an approved method and shall not be disposed of in the La Quinta Evacuation Channel. UTILITIES 12. Underground utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. 13. Improvements shall be designed and constructed in accordance with the Specific Plan, LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by California -registered professional engineer(s). 14. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. 15. The applicant shall design pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). The minimum structural section for on - site streets and parking areas is 3.0" asphalt concrete over 4.5" Class A aggregate base (or an approved equivalent section using different materials). 16. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete materials. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 17. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 18. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by A:\SDP 98633-c.ofampd the City as evidence that construction materials and methods comply with plans and specifications. 19. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 20. Provide or show there exists a water system capable of delivering 2000 g.p.m. for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 21. The required fire flow shall be available from a Super hydrant(s) W, x 4" x 2- 1 /2") located not less than 25-feet, or more than 165-feet, from any portion of the building(s) as measured along approved vehicular travel ways. 22. Blue retro-reflective pavement markets shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 23. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: 1 certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 26. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 27. All buildings shall be accessible by an approved all-weather roadway extending to within 150' of all portions of the exterior wall of the first story. Specific site access plans will be required for review and approval. 28. Install a complete fire sprinkler system per NFPA 13 for any structure where the gross floor area is 5,000 square feet or more. The post indicator valve and fire department connection shall be located to the front within 50' of a hydrant, and a minimum of 25' from the building. A:\SUP 98633-c.ofa.wpd 29. Install a supervised water flow fire alarm system as required by the UBC/Riverside county Fire Department and National Fire Protection association standard 72. 30. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning& Engineering office for submittal requirements. 31. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 32. Install portable fire extinguishers per NFPA, Pamphlet#10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Install Knox Key Lock boxes. Models 4400, 3200, or 1300, mounted per recommended standard of the Knox company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 34. If the building/facility is protected with afire alarm system, the lock boxes will require " tamper" monitoring. 35. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. A:\SDP 98633-c.ofampd ATTACHMENT # MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA October 20, 1998 10:00 A.M. I. CALL TO ORDER A. This meeting of the Architecture and Landscaping Committee was called to order at 9:03 a.m. by Planning Manager Christine di Iorio who lead the flag salute. B. Committee Members present: Bill Bobbitt and Dennis Cunningham. C. Staff present: Planning Manager Christine di Iorio, Principal Planners Fred Baker and Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: A. Staff requested Business Item A be moved to the end of the agenda as the applicant was not present. Unanimously approved. IV. CONSENT CALENDAR: A. There being no changes to the Minutes of September 14, 1998, it was moved and seconded by Committee Members Cunningham/Bobbitt to approve the minutes as submitted. Unanimously approved. V. BUSINESS ITEM: A. Site Development Permit 98-633; a request of TD Desert Development for approval of development plans for a golf clubhouse and cart storage facility within Rancho La Quinta. 1. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Stacy Dawn, architect for the project, Bill Williams, Project Manager, both from Williams/Blockstock Architects, Michael Hume, Rancho La Quint Project Director, Michael Horton, Landscape Architect, and Grady Sparks, Construction Manager for TD Desert Development, made a presentation on their proposal. CAMy Documents\WPDOCS\ALRC I O-20-98.wpd Architectural & Landscape Review Committee Meeting October 20, 1998 3. Committee Member Cunningham stated he liked the plans as they were in keeping with the current design at the Rancho La Quinta. 4. Committee Member Bobbitt agreed on the architectural plans. Regarding the landscaping he also agreed the plans were in keeping with the current site and he had no objections. 5. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 98-006 recommending approval of the architectural and landscaping plans for Site Development Permit 98-633 as submitted. Unanimously approved. Koval of a ec ura p ans J prototype residential units. 1. Principal Planner Stan Sawa presented the information contained in tXe staff report, a copy of which is on file in the Community Dexldlopment Department. Staff noted the landscape plans had not been submitted and would have to be submitted to the Committee at a later date. 2. `'>. Committee Member Bobbitt stated he appreciated the plans as presented. He ,° questioned staff as to whether the garage was slightly smaller that what was allowed. It was his understanding they would have to conform to the current development standards. Staff stated this was true. Committee Member Bobbitt asked what the proposed sideyat`d setbacks were. Staff stated they were 10 and 5 feet. 3. Mr. Forrest Haag, representing the applicant, stated he had a question on the Conditions of Approval in regard to Plan 1. He clarified that it had been mislabeled on the plans andit was not envisioned to be a Casita, but will be a golf cart space. It is not an optional bedroom to the Casita. In regard to the Condition for Plans 3 and 4, he asked if they could modify the plan by adding a door in the foyer and removing a portion of the wall internally. This would then allow enough room in the garage to accommodate a compact car. Staff stated the ordinance requires the garage to be 10 X 20 feet in size. It does not provide any:flexibility to vary the size unless the specific plan were amended. 4. Committee Member Bobbit asked if the Casitas unit would always be deemed as a bedroom. Planning Manager Christine di Iorio stated the Uniform Building Code regulations stipulates it will always be considered a bedroom and this is what triggers the extra garage for a four bedroom house. C:\My Documents\WPDOCS\ALRC10-20-98.wpd 2 4 ___: a.. t 00(k i OMM096 t . 4 n r 6111, 6b Fri x D D -:4 gM! M of _ R 0 Q d O 4 PKE PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 27, 1998 CASE NO.: SITE DEVELOPMENT PERMIT 98-634 APPLICANT AND PROPERTY OWNER: RIELLY HOMES, INC. ARCHITECT: BASSENIAN LAGONI ARCHITECTS REPRESENTATIVE: FORREST HAAG, ASLA REQUEST: COMPATIBILITY APPROVAL OF ARCHITECTURAL PLANS FOR SIX NEW PROTOTYPE RESIDENTIAL PLANS. LOCATION: TO BE CONSTRUCTED EAST OF MADISON STREET, SOUTH OF AIRPORT DRIVE, IN TRACT 28838 IN SPECIFIC PLAN 83-002 (PGA WEST) AND PART OF SPECIFIC PLAN 90-017 TO THE SOUTH CONSIDERATION: THIS SITE DEVELOPMENT PERMIT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPTED FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER SECTION 15303, CLASS 3 (A) OF THE GUIDELINES FOR IMPLEMENTATION. GENERAL PLAN DESIGNATION: LDR (LOW DENSITY RESIDENTIAL, 2-4 D.U./ACRE) ZONING: RL (LOW DENSITY RESIDENTIAL) BACKGROUND: Site Background The proposal is for six new residential prototype plans for Tract 28838 within PGA West in south La Quinta (Attachment 1). The units may also be built in the currently unmapped area south of Tract 28838 (Specific Plan 90-017). pAstan\pc rpt sdp 98-634 PROJECT REQUEST: Proposed are six prototype floor plans varying from 2,100 to 3,696 square feet in size. The two smallest units have three bedrooms, three plans have four bedrooms, and the largest plan has five bedrooms. Each plan is laid out in a "C" shape opened to the side to provide a front courtyard. All plans are one story with the height varying from 20'- 6" to 23-8", excluding the chimney. Within each plan, the roof heights vary due to the different roof planes and sizes. The three bedroom units have a two car garage, while the remaining units have 2.5 car garages or larger. The units are Spanish/Mediterranean in nature, utilizing exterior plaster walls, wood fascias, and clay tile roofing. Colors of the exterior plaster range from white to light brown, with wood colors light tans to light brown, and roof tiles solid red and red blends. A total of eight color schemes is indicated. Each plan includes three different facades, with building sides and rears being the same within each plan. Garage doors are sectional roll -up doors with lites. Typical front yard landscaping plans have not yet been submitted. When submitted they will be reviewed by the Architectural and Landscaping Review Committee and Planning Commission for compatibility with existing planting. EXISTING UNIT DESCRIPTION: The existing units have been built by a number of developers. To date, approximately 1,800 dwelling units have been constructed in PGA West. The size of the constructed and approved units varies from 1,290 to 4,830 square feet. All of the units are Spanish or Mediterranean in nature. The units are primarily one story with some two story units. All units have clay or concrete tile roofing, exterior plaster walls and plaster or wood fascias. Other features used include but are not limited to arches, shutters, popout window and door surrounds, earth tone exterior colors, and sectional garage doors. PUBLIC NOTICE This request was advertised in the Desert Sun Newspaper on October 16, 1998, and mailed to all property owners within PGA West and 500 feet around the project boundaries. To date, no correspondence has been received. STATEMENT OF ISSUES: ISSUE 1- Development Standards For Compatibility Review The Zoning Code specifies standards or findings that must be met to grant compatibility approval. This request complies with those as noted below: pAstan\pc rpt sdp 98-634 1. No new two story units are proposed as a part of this approval. Therefore, there will be no height impacts on existing residences. 2. The applicant proposes to use block walls which will match or be similar to the existing walls in the PGA West to provide compatibility. 3. The proposed residences are similar to the existing residences. The designs are compatible with the existing units in terms of architectural materials, style, and colors. No two story units are proposed, but they are not required for compatibility. 4. The recommended approval and Code requires a minimum of one 24" box size tree in the front yard. This will be required as a part of the landscaping approval. 5. The proposed units vary from 2,100 to 3,696 square feet in size which is within the constructed range of 1,290 to 4,830 square feet which exists in PGA West. ISSUE 2 - Staff Comments Because of the "C" shape of the units, the roof line is varied in shape and height, creating an attractive streetscape. The units are attractive and compatible with the development in PGA West. Plans 3 and 4 have four bedrooms. This requires those units to have a full three car garage. The three car garages need to be 30 feet wide by 20 feet deep. Plans 3 and 4 have two car garages and two golf cart spaces, which are too small to qualify as a third garage space. The landscaping plans are being prepared at this time. Therefore, they will require separate approval prior to issuance of the first building permit related to these units. ISSUE 3- Architecture and Landscaping Review Committee (ALRC) Review The ALRC reviewed these plans at its meeting of October 20, 1998. The applicant's representative noted that Plan 1 will not have an optional casitas in place of the two space golf cart garage as noted in the submitted plans. This would have required a three car garage if it was used as a casita. The Committee determined that the plans are acceptable with the modification to provide the three car garage for Plans three and four. The Committee adopted Minute Motion 98-007, recommending approval subject to the staff recommended conditions (Attachment 2). RECOMMENDATION: Adopt Planning Commission Resolution 98- , approving Site Development Permit 98-634, subject to Findings and Conditions. pAstan\pc rpt sdp 98-634 Attachments: 1., Location Map 2. ®raft Minutes for ALRC Meeting October 20, 1998 2. Plan Exhibits (for Planning Commission only) Prepared by: Submitted by: �--) . GGvuw-A� Stan B. Sawa, Principal Planner pAstan\pc rpt sdp 98-634 Christine di lorio,'Planning Manager PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 98-634, SUBJECT TO CONDITIONS, PROVIDING COMPATIBILITY APPROVAL OF SIX PROTOTYPE UNITS FOR CONSTRUCTION IN PGA WEST CASE NO.: SITE DEVELOPMENT PERMIT 98-634 APPLICANT: RIELLY HOMES, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27' day of October, 1998, hold a duly noticed Public Hearing to consider the request of Rielly Homes, Inc. to approve architectural plans for six new prototype residential plans to be constructed east of Madison Street, south of Airport Drive, in Tract 28838 in Specific Plan 83-002 (PGA West) and part of Specific Plan 90-017 to the south, more particularly described as: Portions of the northeast quarter of Section 22, Township 6 South, Range 7 East, San Bernardino Base and Meridian WHEREAS, said Site Development Permit has been determined to be exempt from California Environmental Quality Act requirements under Section 15303, Class 3 (A) of the Guidelines For Implementation; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. No new two story units are proposed as a part of this approval. Therefore, there will be no height impacts on existing residences. 2. The applicant proposes to use block walls which will match or be similar to the existing walls in the PGA West to provide compatibility. 3. The proposed residences are similar to the existing residences. The designs are compatible with the existing units in terms of architectural materials, style, and colors. No two story units are proposed, but they are not required for compatibility. 4. The recommended approval and Code requires a minimum of one 24" box size tree in the front yard. This will be required as a part of the landscaping approval. P:\STAN\pc res sdp 98-634.wpd Planning Commission Resolution 98- Site Development Permit 98-634 October 27, 1998 5. The proposed units vary from 2,100 to 3,696 square feet in size which is within the constructed range of 1,290 to 4,830 square feet which exists in PGA West. 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 Planning Commission in this case; 2. That it does hereby approve Site Development Permit 98-634 for the reasons set forth in this Resolution, subject to the Conditions labeled Exhibit "A", attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 271h day of October, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, CHAIRMAN City of La Quinta, California ATTEST: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR City of La Quinta, California P:\STAN\pc res sdp 98-634.wpd PLANNING COMMISSION RESOLUTION 98- EXHIBIT "A" CONDITIONS OF APPROVAL -RECOMMENDED SITE DEVELOPMENT PERMIT 98-634 OCTOBER 27, 1998 GENERAL CONDITIONS 1. This approval is for six prototype units of the following approximate sizes: A. Plan 1 - 2,100 or 2,314 square feet B. Plan 2 - 2,481 square feet C. Plan 3 - 2,807 square feet D. Plan 4 - 3,196 square feet E. Plan 5 - 3,404 square feet F. Plan 6 - 3,696 square feet 2. The preliminary landscaping plans shall be reviewed and approved by the Architecture and Landscaping Review Committee and Planning Commission, as a business item, prior to issuance of any building permits issued for units authorized by this approval. 3. The landscaping and irrigation plans shall be approved by the Community Development Department, Coachella Valley Water District, Riverside County Agricultural Commissioner before they will be considered final. Each residential lot shall include at least one 24-inch box size tree, with other trees, groundcover, and shrubs similar to those existing in the tract. 4. Lawn areas shall be either hybrid Bermuda (summer) or hybrid Bermuda/Rye (winter) depending on the season installed. All trees shall be double staked to prevent wind damage. 5. The perimeter walls around the tract and residences shall match or be compatible with those used in the project. Gates shall be constructed out of metal pickets or its equivalent. 6. All two car garages shall be a minimum 20 feet by 20 feet inside. Plans 3 and 4 shall be provided with three car garages, with all required three car garages a minimum 30 feet wide by 20 deep, or its equivalent per Zoning Code requirements. 7. Final working drawings shall be revised to delete notation that Plan 1 has casitas room option. cApc coa sdp 98-634 ATTACHMENT ATTACHMENT 2 Architectural & Landscape Review Committee Meeting October 20, 1998 3. Committee Metiber Cunningham stated he liked the plans as they were in keeping with tft current design at the Rancho La Quinta. 4. Committee ember Bobbitt agreed on the architectural plans. Regarding the landscapm he also agreed the plans were in keeping with the current site and he had no/objections. 5. There ing no further discussion, it was moved and seconded by Committee Mem rs Cunningham/Bobbitt to adopt Minute Motion 98-006 reco ending approval of the architectural and landscaping plans for Site De lonment Permit 98-633 as submitted. Unanimously approved. `--� B. Site Development Permit 98-634: a request of Rielly Homes, Inc. for approval of architectural plans for six new prototype residential units. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted the landscape plans had not been submitted and would have to be submitted to the Committee at a later date. 2. Committee Member Bobbitt stated he appreciated the plans as presented. He questioned staff as to whether the garage was slightly smaller that what was allowed. It was his understanding they would have to conform to the current development standards. Staff stated this was true. Committee Member Bobbitt asked what the proposed sideyard setbacks were. Staff stated they were 10 and 5 feet. 3. Mr. Forrest Haag, representing the applicant, stated he had a question on the Conditions of Approval in regard to Plan 1. He clarified that it had been mislabeled on the plans and it was not envisioned to be a Casita, but will be a golf cart space. It is not an optional bedroom to the Casita. In regard to the Condition for Plans 3 and 4, he asked if they could modify the plan by adding a door in the foyer and removing a portion of the wall internally. This would then allow enough room in the garage to accommodate a compact car. Staff stated the ordinance requires the garage to be 10 X 20 feet in size. It does not provide any flexibility to vary the size unless the specific plan were amended. 4. Committee Member Bobbit asked if the Casitas unit would always be deemed as a bedroom. Planning Manager Christine di Iorio stated the Uniform Building Code regulations stipulates it will always be considered a bedroom and this is what triggers the extra garage for a four bedroom house. .C:\My Documents\WPDOCS\ALRC10-20-98.wpd 2 Architectural & Landscape Review Committee Meeting October 20, 1998 Mr. Haag asked if the landscape plans would go to the Planning Commission as well. Staff stated this was correct. 6. Committee Member Cunningham asked staff what their action should be. Staff stated it could be a recommendation for approval as modified by the Committee Members. Committee Member Cunningham stated it was an excellent proposal and he had no objections. 7. Committee Member Bobbitt asked if the common ground area was part of the association or homeowner responsibility. Mr. Haag stated it was unknown at this time. He speculated it would follow the format that was adopted with the KSL Merchant Builder past history, i.e., courtyard areas can be either homeowner maintained or if they have a more open approach that can be an impact to the association as a whole, it will become the responsibility of the homeowners' association. Discussion followed regarding the responsibility of the courtyard area. 8. There being no further discussion it was moved and seconded by Committee Members Bobbitt/Cunningham to adopt Minute Motion 98-007 recommending approval of Site Development Permit 98-634 subject to the following modifications to the conditions: a. Condition 92 modified to remove Plan 1. b. Adding a condition that the proposed floor plans delete any reference to a Casitas on Plan 1. Unanimously approved. C. llage Use Permit 98-001; a request of JTL Property, Inc., James Lewis, for approval of development plans to remodel and construct a 1050 square foot addition to a 2,438 square foot existing building for use as a day spa and beauty salon. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Mr. James Lewis, rVresenting JTL Property, Inc., stated he had some concerns regarding the"t9nditions relating to the east elevation facing the parking lot. His concerns that this side of the building was to be used primarily for the spa operatio d usually dictates a dark environment. To add windows is contrary to the n e of the business. They would not object to a mural or some type of architec al treatment. C:\My Documents\WPDOCS\ALRC10-20-98.wpd PH. F PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 27, 1998 CASE NOS.: SPECIFIC PLAN 90-015, AMENDMENT #1 APPLICANT: KSL DEVELOPMENT CORPORATION REQUEST: RECOMMENDATION FOR APPROVAL OF A REVIEW AND AMENDMENT TO ADD 20 ACRES TO THE PROJECT SITE, REDUCE THE NUMBER OF DWELLING UNITS FROM 1,060 TO 365, REVISE THE LAYOUT AND CIRCULATION, AND AMEND MISCELLANEOUS DEVELOPMENT STANDARDS LOCATION: NORTH SIDE OF AIRPORT BOULEVARD, BETWEEN MADISON AVENUE AND MONROE STREET (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED AN ENVIRONMENTAL ASSESSMENT ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT PURSUANT TO THE GUIDELINES FOR IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, SECTION 15304. THE ADDENDUM HAS DETERMINED THAT THE AMENDED PROJECT WILL NOT INCREASE THE ENVIRONMENTAL IMPACTS CREATED BY IMPLEMENTATION OF THE PROJECT (ATTACHMENT 2). GENERAL PLAN LAND USE DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) AND VERY LOW DENSITY RESIDENTIAL (0-2 DWELLING UNITS PER ACRE) WITH A RURAL RESIDENTIAL OVERLAY (NEW 20 ACRE SITE) SPECIFIC PLAN LAND USE DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) P:\stan\pc rpt sp 90-015 am 1 ZONING: RL (LOW DENSITY RESIDENTIAL) AND VERY LOW DENSITY (VERY LOW DENSITY RESIDENTIAL) WITH A RURAL RESIDENTIAL OVERLAY BACKGROUND: This Specific Plan is north and east of PGA West. Presently, the site is partially vacant, and used for plant storage and growing turf. There are two older residences and several miscellaneous structures on the site. The 20 acre site that is being added to the project site was previously approved for a 21 lot subdivision (TT 26768) with access to Monroe Street for Dietrich and Ingrid Werner. That map since expired without being recorded. PROJECT PROPOSAL This Specific Plan Amendment request is to review the plan and amend it to add 20 acres to the project site, reduce the number of dwelling units from 1,060 to 365, revise the project layout and circulation, and amend miscellaneous development standards. The applicants have purchased the 20 acre site on the west side of Monroe Street, approximately 1200 feet north of Airport Boulevard, for inclusion into the project. This site will become part of a golf course in the project. The original Specific Plan allowed 1,060 dwelling units for the original 265 gross acre site (4 dwelling units per gross acre). The amended plan provides for a maximum of 365 dwelling units on 285 gross acres. Of this acreage, approximately 91 acres of the land is designated for residential development. The overall density will be 1.3 dwelling units per acre. Based on the above information, the average lot size will be 10,860 square feet. Other uses proposed in the project site include a clubhouse facility, driving range, maintenance facility, and corporate area, which is intended to be developed with residential uses. Due to the additional land and reduction of dwelling units, the conceptual site design and circulation system has been revised. The vehicular access point at Madison Street and Airport Drive remain, with no access to Monroe Street. The two street entries connect as a collector street, with either a loop street or cuts -de -sac connecting to it. The clubhouse, driving range, and corporate area are located on the westerly half of the site. The residential areas are spread out and surrounded by the golf course. The revised Specific Plan provides for estate lots, zero lot line lots, and cluster housing lots. The development standards for these lots mimic those in the PGA West Specific Plan (83-002, Amendment #3). For example, all lots are required to be a minimum of P:\stan\pc rpt sp 90-015 am 1 6,500 square feet, with a minimum of 50 feet frontage if on the golf course. Under the original Specific Plan, the minimum lot size required is 7,200 square feet for estate and cluster housing lots, and 5,000 square feet for zero lot line lots. Building height was originally permitted at 2'/2 stories or 35 feet, whichever is greater. The revised height allowed is two stories within 28 feet throughout the project. The Specific plan has a requirement to annually review the plan to ensure that the applicant is demonstrating good faith compliance with the terms of the Specific plan. The applicant in amending this plan shows that they are proceeding and showing good faith compliance with the terms of this Specific plan. PUBLIC NOTICE: This case was advertised in the Desert Sun on October 5, 1998. All property owners within PGA West, and within 500 feet of the boundaries of the project were mailed a copy of the public hearing notice. To date, no correspondence has been received. STAFF COMMENTS: The amendment to the Specific Plan is acceptable with minor revisions. The conditions of approval have been updated to current requirements and standards. Staff is recommending the "corporate area" be used for residential uses in conformance with the provisions of the Specific Plan. REQUIRED FINDINGS: The Findings necessary for approval of this Amendment are as follows: 1. The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that the residential and related uses proposed are consistent with use of the site stipulated in the General Plan. 2. The Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare in that development allowed under the Specific Plan Amendment is compatible with future surrounding and existing uses. 3. The Specific Plan Amendment will provide land use compatibility with zoning on adjacent properties in that the residential uses are compatible with the adjacent zoning, and the changes proposed will require that uses be reviewed to ensure they are compatible with the surrounding properties. P:\stan\pc rpt sp 90-015 am 1 RECOMMENDATION: 1. Adopt Planning Commission Resolution 98- , recommending approval of Specific Plan 90-015, Amendment #1, subject to conditions. ATTACHMENTS: 1. Location Map 2. Addendum to EIR 3. Specific Plan, Amendment #1 text (for planning Commissioners only) Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager P:\stan\pc rpt sp 90-015 am 1 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENT #1 TO SPECIFIC PLAN 90-015 CASE NO.:SPECIFIC PLAN 90-015, AMENDMENT #1 KSL DEVELOPMENT CORPORATION WHEREAS, the Planning Commission of the City of La Quinta did on the 27" day of October, 1998, hold duly a noticed public hearing to consider the request of KSL Development Corporation for approval of Amendment #1 to Specific Plan 90- 015 to allow review of the plan and amendment to add 20 acres to the project site, reduction of the number of dwelling units from 1,060 to 365, revision of the project layout and circulation, and amendment of miscellaneous development standards for Land on the north side of Airport Boulevard, between Madison Avenue and Monroe Street; WHEREAS, said Specific Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the La Quinta Community Development Department has completed an environmental assessment addendum to the previously certified Environmental Impact Report pursuant to the Guidelines for Implementation of the California Environmental Quality Act, Section 15304; and, WHEREAS, at said public hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of the Specific Plan Amendment: 1. The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that the residential and related uses proposed are consistent with use of the site stipulated in the General Plan. 2. The Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare in that development allowed under the Specific Plan Amendment is compatible with future surrounding and existing uses. 3. The Specific Plan Amendment will provide land use compatibility with zoning on adjacent properties in that the residential uses are compatible with the adjacent zoning, and the changes proposed will require that uses be reviewed to ensure they are compatible with the surrounding properties. P:\STAN\pc res sp 90-015 amend 1 .wpd Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 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 correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby confirm the conclusion of the La Quinta Community Development Department that the project needs no further assessment because an environmental assessment addendum has been completed for the previously certified Environmental Impact Report pursuant to the Guidelines for Implementation of the California Environmental Quality Act, Section 15304, determining that the amended project will not increase the environmental impacts created by implementation of the project. 3. That it does hereby recommend to the City Council approval of the above - described amendment request for the reasons set forth in this Resolution, subject to the attached conditions, labeled Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 27th day of October, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\STAN\pc res sp 90-015 amend 1 .wpd PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 90-015, AMENDMENT #1 OCTOBER 27, 1998 * Mitigation Measure of Final EIR for SP 90-015 + Condition modified by Planning Commission on 9/10/9 o Condition modified by City Council on 12/3/91 GENERAL CONDITIONS 1 The development shall comply with Specific Plan 90-015, Amendment #1, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Community Development Department prior to issuance of a building permit. 3. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Community Development Department - Building and Safety Department - Coachella Valley Water District - Coachella Valley Unified School District - Imperial Irrigation District - Riverside County Road Department of Transportation California Water Quality Control Board (CWQCB) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. The applicant shall comply with applicable provisions of the City's NPDES Stormwater Discharge Permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 4. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. P:\STAN\SP90-015-Amd1.WPD 1 Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 5 . Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. + 6. Prior to any initial final tract map approval, the applicant/developer shall prepare an overall plan or program for the provision of comfort station locations for all maintenance employees. This plan/program shall set forth requirements for on - site maintenance employee restroom facilities and how they will be provided for by the homeowner associations' subcontractors, for all contracted landscaping and other maintenance workers. Said plan/program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan/ program. 7. The Planning Commission shall conduct bi-annual reviews of this Specific Plan. During each review by the Commission, the developer/applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The applicant/developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may determine that the applicant has made good faith compliance/progress and may set a future review date at their discretion. 8. The applicant/developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. 9. Applicant shall have recorded the Street Vacation 91-016 prior to proceeding with any development activity such as grading or subdivision map recordation. ENVIRONMENTAL 10. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-015 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90015 area. Said mitigation measures are hereby incorporated into these conditions by reference. P:\STAN\SP90-015-Amd1.WPD 2 Planning Commission Resolution 98-— Specific Plan 90-015, Amendment #1 October 27, 1998 + *II. Prior to any site disturbance, the applicant/developer shall initiate a lakebed delineation study, to be based upon the paleontological survey contained in the DEIR as Appendix "G". The study shall determine the extent of the ancient lakebed for purposes of implementing a pre -development data recovery program within the limits of the delineated lakebed. This delineation study shall be submitted to the City for monitoring approved and future area projects. If the developer of this project initiates development activity, then the predevelopment data recovery program shall be undertaken prior to any site disturbance. The applicant/developer may be reimbursed by other area developers within the area defined by the lakebed study. The applicant/developer shall propose a method of reimbursement (such as cost per impacted acre in the lakebed area, etc.) to the City for review/acceptance. Conversely, if other area developer(s) initiate development activity, and are similarly conditioned, this project will be required to reimburse said developers) in accordance with the provisions of a reimbursement program. If the program is undertaken by this project, then paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring shall be required, given the ubiquitous distribution of paleobiologicai remains on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the developer authorizing any work on the program itself. * 12. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The applicant/developer is required to work with Waste Management in setting up the following programs for this project, A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B. Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility. P:\STAN\SP90-015-Amd 1. WPD 3 Planning Commission Resolution 98-— Specific Plan 90-015, Amendment #1 October 27, 1998 C. Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. Fire Marshal: 13. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W33, subject to the approval by the Riverside County Fire Department. 14. All buildings shall be constructed with fire retardant roofing material as described in Section 3203 of the Uniform Building Code. Any wood shingles or shakes shall have a Class "B" rating and shall be approved by the Fire Department prior to installation. 15. The Homeowner's Association or appropriate community service district shall be responsible for the maintenance of the open space areas. Prior to approval of any development plan for lands adjacent to open space areas, a fire protection/vegetation management plan shall be submitted to the Fire Department for approval. 16. All roads shall be a minimum width of 20 feet unobstructed width. 17. Specific access plans shall be submitted to the Fire Department for approval prior to approval of any development plans. Coachella Valley Water District 18. Specific Plan 90-015 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to the area. The developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designed to utilize reclaimed water sources when such sources become available. Electric Utilities 19. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities as required by the City and Imperial Irrigation System. P:\STAN\SP90-015-Amd1.WPD 4 Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 Schools * 20. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the developer and the District. Recreation *21. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 3.10 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-015. Determination of this fee shall be accomplished as set forth in Chapter 13.40 of the La Quinta Subdivision Ordinance. Traffic/Circulation Improvements *22. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Madison Street - Primary Arterial, 55-foot half width; B. Monroe Street - Primary Arterial, 55-foot half width; C. Airport Boulevard - Primary Arterial, 55-foot half width; The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 23. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 24. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed with the adjacent street improvements as follows: A. Madison Street, 20-feet wide; B. Monroe Street, 25-feet wide. C. Airport Boulevard, 20-feet wide. The Madison Street setback lot shall include provision for an equestrian trail. Design of this trail shall be subject to review and acceptance of the Community P:\STAN\SP90-015-Amd1.WPD 5 Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 Development Department and approval of the Architecture and Landscape Review Committee. 25. Vehicle access rights to Madison Street, Airport Boulevard and Monroe Street shall be vacated except for the two residential access streets on the Circulation Plan in the Specific Plan. 26. Turning movements of traffic accessing the residential Specific Plan areas from adjoining public streets shall be as follows: A. Madison Street 1. Residential Area Main Gate - Full turning movement permitted. B. Airport Boulevard 1. Residential Secondary Gate - Full turning movement permitted. 27. The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land. If the ordinance is adopted, all land division maps prepared pursuant to this Specific Plan shall be subject to payment of fees, or construction of improvements in lieu of, as setforth in the ordinance, provided the ordinance is adopted 60 (days prior to recordation of the map. The fees shall be paid, or agreed to be paid, prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the cost of designing and installing traffic signals on off -site streets shall be as follows: A. Airport Boulevard/Madison Street: 25% fair share responsibility; B. Airport Boulevard/Monroe Street: 25% fair share responsibility; C. Airport Boulevard/Secondary Gate: 100% fair share responsibility; D. Madison Street/Main Gate: 100% responsibility, unless cost is shared with development across the street to the west. 28. The access location into the residential area on Madison Street shall be not less than 1200 feet from the Airport Boulevard centerline and no less than 1200 feet from the centerline of the existing approved northerly entry into PGA West from Madison Street. P:\STAN\SP90-015-Amd 1. WPD 6 Planning Commission Resolution 98-— Specific Plan 90-015, Amendment #1 October 27, 1998 The access location into the residential secondary gate on Airport Boulevard shall be not less than 1200 feet from the Madison Street centerline. * 29. Bus turnouts and bus waiting shelters shall be provided on Madison Street, Monroe Street, and Airport Boulevard as requested by SunLine Transit when street improvements are installed. Street improvement plans shall be reviewed by SunLine Transit Agency prior to final City approval. + *3O.All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with City standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing street sections. The on- and off -site street improvements shall be phased as follows: A. East side of Madison Street north of Airport Boulevard and west half of Airport Boulevard - Secure street and perimeter improvements with first development approval or permit (golf, residential or other use) in the western half of the Specific Plan area. Construct prior to the opening of any permanent access drive in the western half of the S.P. area. The developer may seek City Council approval to defer construction of all or a portion of the improvements on either street until the improvements are warranted or until a permanent access drive is constructed on the street, at the City's discretion. B. East half of Airport Boulevard and Monroe Street - Secure street and perimeter improvements with first development approval or permit (golf, residential or other use) in the eastern half of the Specific Plan area. Construct street and perimeter improvements prior to the opening of any permanent non -emergency access drive in the eastern half of the S.P. area or when directed by the City, whichever comes first. The developer may seek City Council approval to defer construction of all or a portion of the improvements on either street until the improvements are warranted or until a permanent access drive is constructed on the street, at the City's discretion. P:\STAN\SP90-015-Arnd1.WPD 7 Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 C. Perimeter walls/fences not fronting public streets - Secure each half (west and east) with first development approval or permit (golf, residential or other use) in that half of the specific plan area. Construct with adjacent tracts or as directed by the City, whichever comes first. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS The minimum street width shall be 36 feet as measured between curb faces or flow lines except as follows: 1. Single -loaded residential streets - 32-feet minimum. 2. Streets may be constructed to minimum widths of 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, if there is adequate off-street parking for residents and visitors and the applicant provides for enforcement of the restrictions by the homeowners association. 3. Entry streets (divided) - 20-foot width between curb faces or flow lines for each section. B. OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or otherwise developed for beneficial use. If the ordinance is adopted, all land division maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvements for this project shall be as follows: 1. Madison Street (portion contiguous to specific plan boundary) - Half width Primary Arterial street improvements, 1 10-foot option. 2. Monroe Street (portion contiguous to specific plan boundary) - Half width Primary Arterial street improvements, 110-foot right of way option. P:\STAN\SP90-015-Amd 1. WPD 8 Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 3. Airport Boulevard (portion contiguous to specific plan boundary) - Half -width Primary Arterial street improvements, 1 10-foot right of way option. 31. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. * + 32.The applicant shall provide an overall plan illustrating or describing provisions to allow multiple modes of non -motor vehicle travel throughout the entire specific plan area. This plan may utilize combinations of golf cart paths and tunnels, pedestrian walks, bikeways, etc., to achieve this. These systems shall be designed to provide overall project access. This plan shall be submitted at the time of the initial tract map submittal, for review by the Planning Commission. HYDROLOGY/GRADING/DUST CONTROL 33. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. *34. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. *35. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. P:\STAN\SP90-015-Amd 1. WPD 9 Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 *36. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. *37. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. 38. Applicant shall retain a California registered civil engineer, or designate one who is on applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B. Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. C. Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the applicant. P:\STAN\SP90-015-Amd1.WPD 10 Planning Commission Resolution 98- Specific Plan 90-015, Amendment #1 October 27, 1998 LAND USE 39. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by applicant/developer for any site(s) where dedication of land for public utilities and/or facilities is required. 40. Any proposed entry gates shall be subject to separate reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Architecture and Landscape Review Committee and Planning Commission approval. 41. Separate Site Development Permit review of any maintenance facility site(s) and clubhouse facilities shall be required before the Architecture and Landscape Review Committee and Planning Commission. o + 42. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (28 feet in height), shall be allowed within 200 feet of any perimeter public street frontage. All building heights shall be measured from finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 28 feet. 43. Perimeter security walls shall be subject to the following standards: +A. Setback from right-of-way lines along Madison Street, Monroe Street and Airport Boulevard shall be 20 feet. oB. All wall designs, including location and materials, shall be subject to review by the Community Development Department. Wall design(s) along Madison Street shall include any necessary provisions /allowances for equestrian trail areas as required in Condition #24. * C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the Final EIR for SP 90-015. o44. A six foot wide meandering sidewalk shall be constructed in the northerly, easterly, and westerly parkways and landscape setback lots of Airport Boulevard, Madison Street, and Monroe Street, respectively. Sidewalk design along Madison Street shall take into account the required equestrian trail. P:\STAN\SP90-015-Amd 1. WPD 11 Planning Commission Resolution 98-— Specific Plan 90-015, Amendment #1 October 27, 1998 o45. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk on all streets and equestrian trail along Madison Street. Landscaping Requirements 46. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Community Development Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 47. The applicant/developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Community Development Department, Public Works Department, Architecture and Landscape Review Committee , and Planning Commission prior to review by Coachella Valley Water District. 48. The plants used shall follow those specified in the plant pallette for SP 83-002. *49. Prior to the approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and programs to increase the effectiveness of landscape and golf course irrigation, as recommended by Coachella Valley Water District and the State Department of Water Resources. B. Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. C. Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. P:\STAWSP90-015-Amd 1. WPD 12 Planning Commission Resolution 98-— Specific Plan 90-015, Amendment #1 October 27, 1998 Maintenance 50. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. Miscellaneous 51. The area labeled "corporate area" shall be used for residential uses in conformance with the provisions of the Specific Plan. 52. Five Copies of the final Specific Plan, incorporating all conditions of approval, as approved by the City Council, shall be submitted to the Community Development Department within 60 days of approval. 53. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. P:\STAN\SP90-015-Amdl.WPD 13 ATTACHMENT 2 ADDENDUM TO EIR 10 PGA WEST SPECIFIC PLAN 90-015 AMENDMENT #1 Prepared by: City of La Quinta 78-495 Calle Tampico La Quinta, California 92253 Contact: Principal Planner Stan Sawa (760)777-7125 Prepared for: KSL Land Development 56-140 PGA West Boulevard La Quinta, California 92253 Contact: Chevis Hosea (760) 564-1088 or Forrest Haag (949)719-0554 October 27, 1998 P:\STAN\sp 90-015 amd#I-F.Aadd.wpd INTRODUCTION This Addendum to the previously certified Environmental Impact Report (EA 90-159) State Clearing House No. 90020731, for the PGA West Specific Plan 90-015 amendment has been completed pursuant to the California Environmental Quality Act (CEQA) in order to evaluate the environmental impacts associated with minor changes. PREVIOUS ENVIRONMENTAL DOCUMENTATION Proposed changes to the 1990 Specific Plan now require further environmental evaluation. This evaluation need not take the form of another EIR, as explained below, but can take place in an Addendum to the EIR for Specific Plan 90-015. EIR ADDENDUM CRITERIA According to CEQA Guidelines § 15164, if a project does not fulfill any of the criteria enumerated in CEQA Guidelines § 15162(a)(1)-(3) then an Addendum, rather that a subsequent or Supplemental EIR is appropriate. The determination that none of the criteria outlined in CEQA Guidelines § 15162(a)(1)-(3) are fulfilled must be supported by substantial evidence. As stated in CEQA Guidelines § 15162: a. When an EIR has been certified ... no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR ... due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR ... due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or, 1':\STAMsp 90-015 amd#1-EAadd.wpd 2 (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete... shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or Negative Declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. A detailed description of the initially proposed project and the currently proposed project is provided in Section (Project Site Characteristics) of this document. Using the information provided in Section 2, a brief refutation of the criteria set forth in CEQA Guidelines § 15162 is provided as follows. Subsection (a)(2) does not apply to the proposed changes to the Project because the revision, in effect, amount to a reduction in the Project's scale and a commensurate reduction in overall environmental impacts from those initially anticipated and disclosed in the EIR. No new significant environmental effects or a substantial increase in the severity of previously identified significant effects would occur as a result of construction of the currently proposed project. Subsection (a)(2) does not apply because there are no substantial changes to he existing environmental conditions such that new and significant environmental impacts or a substantial increase in the severity of the environmental impacts would occur. As previously stated, the proposed Project has been reduced in overall scale and intensity, with the reduction in maximum dwelling units despite the addition of 20 acres to the project, which generally indicates a commensurate reduction in environmental impacts. In summary, the environmental circumstances under which the Project is undertaken are substantially similar to, or in some cases are, improved over the conditions in 1990. 11ASTAMsp 90-015 amd# 1-EAadd.wpd 3 Lastly, Subsection (a)(3) does not apply because the environmental analysis did not identify any significant environmental effects that were not previously disclosed in the EIR, nor did this analysis find that any significant environmental effects previously examined in the EIR will be substantially more severe with the revised plan. In fact, most effects were determined to be less severe as a result of the reduced scope of development. Further, this analysis did not reveal that there are any new mitigation measures that would substantially reduce one or more significant effects. In summary, CEQA Guidelines § 15164 (a) states that: "The lead agency or responsibility agency shall prepare an Addendum to a previously certified EIR is some changes or additions are necessary, but none of the conditions described in Section 15162... have occurred." Given that none of the conditions outlined in CEQA Guidelines § 15162 have occurred, an Addendum to the EIR is the appropriate document for evaluating environmental impacts resulting from the revised Specific Plan. PROJECT SITE CHARACTERISTICS GENERAL The original project consisted of 265 gross areas, with a maximum of 1,060 dwelling units allowed at a density of 4 dwelling units per acre. These units were approved to be developed around a 18 hole golf course on the north side of Airport Drive, between Madison Street and Monroe Street. Vehicular access to this project was on an entry to Madison Street and on Airport Drive. Golf course tunnel access was designed for Madison Street to the west and Airport Drive to the south. The amendment to this Specific Plan adds 20 acres of land zoned Very Low Density Residential dwelling units to the project site, increasing the total acreage to 285 acres. This additional land is located on the west side of Monroe Street, at the north end of the original project site. This proposed additional acreage will be part of the golf course. The maximum number of dwelling units to be developed in this project is proposed to be reduced from 1,060 to 365, a 65 + % decrease. The original 4 dwelling units per gross acre drops to 1.28 dwelling units per gross acre. Vehicular access remains the same as under the original plan. No golf cart tunnels are shown on the revised plan. The equestrian trail along the east side of Madison Street is indicated, as required by the General Plan. 11ASTAMsp 90-015 amd41-EAadd.wpd 4 REVISED IMPACTS The addition of 20 acres for golf course use and reduction from 1,060 to 365 dwelling units in the project site will decrease the environmental impacts. Reductions in impacts will result in the areas of air quality, noise, population generation, use of natural and energy resources, traffic, public facility and services demand, and cumulative impacts. CONCLUSION The La Quinta Community Development Department has determined that based on this addendum to the previously certified Environmental Impact Report, no further environmental review is deemed necessary, pursuant to the Guidelines for Implementation of the California Environmental Quality Act, Section 15304. P:\STAN\sp 90-015 amd#1-EAadd.wpd 5 4-1W;1 PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 27, 1998 CASE NO.: SIGN APPLICATION 98-431 APPLICANT: EAGLE HARDWARE & GARDEN (QUIEL BROTHERS SIGNS INC. ) PROPERTY OWNER: EAGLE GARDEN & HARDWARE REQUEST: APPROVAL FOR A MODIFICATION TO THE APPROVED SIGN PROGRAM TO ADD TWO ADDITIONAL BUILDING MOUNTED SIGNS LOCATION: ENVIRONMENTAL CONSIDERATION: GENERAL PLAN DESIGNATION: ZONING: Mq1xr -.q*1J •I 78-865 HIGHWAY 111 THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THIS SIGN APPLICATION IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15311, CLASS 11, OF THE GUIDELINES FOR IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. M/RC (MIXED REGIONAL COMMERCIAL) CR (REGIONAL COMMERCIAL) Eagle Hardware & Garden is located at 78-865 Highway 111, just east of Washington Street and has been in operation since February 1998. The Planning Commission recommended approval of a Site Development Permit for Eagle Hardware that included a Sign Program on June 10, 1997 and subsequently was approved by the City Council on July 1,1997. There is no comprehensive sign program for the Washington Square Specific Plan, therefore Chapter 9.160 (SIGNS) of the Zoning Code applies to this request. c:\pc rpt sa 98-431 The applicant requests to add two additional building mounted signs. The proposed location of the two signs are: "GARDEN CENTER" on the facade facing Highway 1 1 1 and "EAGLE HARDWARE &GARDEN" on the back of the building. The identification sign is shown on the back of the building mounted approximately on the center of the structure just below the parapet wall. This sign will read "EAGLE HARDWARE &GARDEN" in block letters on two lines and incorporate the company's "EAGLE" logo adjacent to the left side of "EAGLE". This sign will be approximately 6 feet 4 inches high and 27 feet 8 inches long for a total of approximately 165 square feet. The sign will consist of individual, internally illuminated channel letters. The logo will have a white and medium blue plexiglass face and red return and trim cap. "EAGLE" will have a red plexiglass face, trim cap and return. "HARDWARE & GARDEN" will have a white plexiglass with blue film face and blue trim cap and return. The second sign will be erected over the garden shop entrance near the east end of the building. This sign will read "GARDEN CENTER" in block letters on one arched line. This sign will be approximately 1.5 feet high and 22 feet long for a total of approximately 33 square feet. This sign will consist of individual, internally illuminated channel letters. The face will have a white plexiglass face with green film and a green return and trim cap. STATEMENT OF THE ISSUES• Issue 1 - Consistency As previously noted, there is no comprehensive sign program for the Washington Square Specific Plan, therefore Chapter 9.160 (SIGNS) of the Zoning Code applies to this request. The Code allows a maximum of 2 building mounted signs up to a maximum of 50 square feet aggregate. The approved and built current total building mounted sign square footage at Eagle Hardware & Garden of 323 square feet (two building mounted) signs exceeds the total allowable maximum square footage for building mounted signs. The requested additional two building mounted signs of 198 square feet exceeds the Zoning Code requirements. However, under 9.160.090 E. 1.e. - Sign Permit Review Additional Area, which states the Planning Commission can make an adjustment to a sign program allowing additional area "To allow a sign compatible with other conforming signs in the vicinity". A finding can be made to allow the "Garden Center" sign since other conforming signs in the vicinity have been allowed. Home Depot has a "Nursery" sign and Walmart has a "Tire & Lube Shop" sign in addition to their major building identification signs. No similar findings can be made to allow the requested additional Eagle Hardware & Garden building mounted identification sign. c:\pc rpt sa 98-431 IJ I -- 0 III -A - III —At filll- Adopt Minute Motion 98- , approving the request for the "GARDEN CENTER" identification sign as an adjustment to the sign program and denying the request for an additional "EAGLE HARDWARE &GARDEN° identification sign. Attachments: 1. Sign exhibits Prepared by: red Baker, AICP Principal Planner Submitted by: Christine di lorio, Planning Manager c:\pc rpt sa 98-431 rVe. P14 ' c. Comments on Site Development Permit 98-632, Starlight Dunes October 27, 1998 In reviewing the proposed architectural plans for the above site, please note the following: • Thoughtful consideration by the architect and developer is recommended as to the houses' exterior lighting fixtures. The proposed plans were not specific as to these fixtures for the front and rear elevations of the homes. By day, the exterior lighting fixtures should be a subtle component of the architecture of the individual home. By night, the exterior lighting fixtures take on a more prominent role of illuminating and unifying the individual homes into a community. In the Starlight Dunes development, the original phase of homes have exterior lighting fixtures that blend with the style of the homes. During the day, these fixtures, found both on the front and rear of the homes, enhance the rough stucco walls by virtue of being complimentary in color and texture. At night, these fixtures illuminate with downward shafts of incandescent light on the stucco walls and concrete walkways. They illuminate without shining obtrusively either on the street or in the windows of homes across, behind, or adjacent to them. This is a salient point since the front elevation fixtures are on photocell timers and illumination is throughout the night. In the second phase of development in Starlight Dunes, the exterior lighting fixtures lack this commitment to illumination and unity of homes into a community. By day, the exterior lighting fixtures are not subtle components of the homes' architecture, but rather afterthoughts. During the night, the exterior lighting fixtures shine directly out from the homes into the street and into neighboring windows in fluorescent glare. Since the exterior lighting fixtures are on photocell timers, this glare prevails throughout the night. It is respectfully recommended that the architect, developer, and the city planners in this next phase of the Starlight Dunes development thoughtfully consider this subtle, but very important feature of the architecture of the new homes. • Visit the Starlight Dunes community, during the day and most importantly at night, to see firsthand the effects exterior lighting fixtures have on this community. • Compliment the architecture by incorporating exterior lighting fixtures that blend rather than compete. • Use fixtures with downward shafts of light rather than those that shine directly out from the homes, both in the front and rear elevations of the homes. • Enhance the overall appearance of the individual homes and the Starlight Dunes community by using incandescent exterior lighting fixtures as opposed to fluorescent exterior lighting fixtures. Michele and Michael Cosgrove Starlight Dunes Homeowners 78940 Skyward Way La Quinta, California bA N ` / Lr Comments on Site Development Permit 98-632, Starlight Dunes October 27, 1998 In reviewing the proposed architectural and plot plans for the above site, please note the following: • Consideration be made to the proposed home to be built in Phase 4, Lot 18 on Orion Ct. as shown on existing plot plans On all preexisting and proposed plans for the Starlight Dunes development, this lot noted above is shown adjacent to two existing homes. In reality, this lot adjoins three homes, two of which are two-story homes and the third, nol shown on existing plot plans, is a one-story home located at 78940 Skyward Way. In the most recent development of Starlight Dunes by Dean Homes, this omission on all plot plans on file in the city of La Quinta was brought to the attention of the city and the developer by the homeowners at 78940 Skyward Way. At that time, Mr. Dean gave personal assurances that a two-story home would not be built on Lot 18 due to the fact it was adjacent to a one-story home. Since a new developer, Century/Crowell Communities, is proposing plans to build homes in the Starlight Dunes development, this omission to plot plans is brought to the attention of the city of La Quinta and the developer, Century/Crowell Communities. In reviewing the architectural and plot plans of Century/Crowell Communities, it is noted that Home Plan 5A can be constructed so as to have space for a loft. The highest pitch for any of the proposed homes in the new phase is between 18 and 22 feet. It is respectfully requested that any home proposed for this Phase 4, Lot 18 on Orion Ct. take into consideration its placement on the lot so as not to adversely impact the one-story home adjacent to it. Michele and Michael Cosgrove Starlight Dunes Homeowners 78940 Skyward Way La Quinta, California DiTENTION TO SPEAK I WOULD LIKE TO SPEAK ON THE FOLLOWING AGENDA ITEM: PUBLIC COMMENT: AGENDA ITEM NO: PUBLIC HEARING NO: IN SUPPORT IN OPPOSITION • A MA PLEASE LIMIT YOUR COMMENTS TO THREE (3) 1bIIN1JTES DATE: YOUR NAME,"' 4' ,f?�~tj.> ADDRESS it�s' . Jlt PLEASE TURN THIS FORM IN TO THE RECORDING SECRETARY PRIOR TO THE BEGINNING OF THE MEETING. THE CHAIRMAN WILL CALL YOUR NAME AT THE APPROPRIATE 'TIME. fbit f14 Comments on Site Development Permit 98-632, Starlight Dunes October 27, 1998 In reviewing the proposed architectural and plot plans for the above site, please note the following: • Consideration be made to the proposed home to be built in Phase 4, Lot 18 on Orion Ct. as shown on existing plot plans On all preexisting and proposed plans for the Starlight Dunes development, this lot noted above is shown adjacent to two existing homes. In reality, this lot adjoins three homes, two of which are two-story homes and the third, = shown on existing plot plans, is a one-story home located at 78940 Skyward Way. In the most recent development of Starlight Dunes by Dean Homes, this omission on all plot plans on file in the city of La Quinta was brought to the attention of the city and the developer by the homeowners at 78940 Skyward Way. At that time, Mr. Dean gave personal assurances that a two-story home would = be built on Lot 18 due to the fact it was adjacent to a one-story home. Since a new developer, Century/Crowell Communities, is proposing plans to build homes in the Starlight Dunes development, this omission to plot plans is brought to the attention of the city of La Quinta and the developer, Century/Crowell Communities. In reviewing the architectural and plot plans of Century/Crowell Communities, it is noted that Home Plan 5A can be constructed so as to have space for a loft. The highest pitch for any of the proposed homes in the new phase is between 18 and 22 feet. It is respectfully requested that any home proposed for this Phase 4, Lot 18 on Orion Ct. take into consideration its placement on the lot so as not to adversely impact the one-story home adjacent to it. Michele and Michael Cosgrove Starlight Dunes Homeowners 78940 Skyward Way La Quinta, California 1;C OCT 2 71998 L CITY OF LAOUNTA PLANNINk'a DEPAR T MENT Sao. P4 `G Comments on Site Development Permit 98-632, Starlight Dunes October 27, 1998 In reviewing the proposed architectural plans for the above site, please note the following: • Thoughtful consideration by the architect and developer is recommended as to the houses' exterior lighting fixtures. The proposed plans were not specific as to these fixtures for the ft= and rear elevations of the homes. By day, the exterior lighting fixtures should be a subtle component of the architecture of the individual home. By night, the exterior lighting fixtures take on a more prominent role of illuminating and unifying the individual homes into a community. In the Starlight Dunes development, the original phase of homes have exterior lighting fixtures that blend with the style of the homes. During the day, these fixtures, found both on the front and rear of the homes, enhance the rough stucco walls by virtue of being complimentary in color and texture. At night, these fixtures illuminate with downward shafts of incandescent light on the stucco walls and concrete walkways. They illuminate without shining obtrusively either on the street or in the windows of homes across, behind, or adjacent to them. This is a salient point since the front elevation fixtures are on photocell timers and illumination is throughout the night. In the second phase of development in Starlight Dunes, the exterior lighting fixtures lack this commitment to illumination and unity of homes into a community. By day, the exterior lighting fixtures are not subtle components of the homes' architecture, but rather afterthoughts. During the night, the exterior lighting fixtures shine directly out from the homes into the street and into neighboring windows in fluorescent glare. Since the exterior lighting fixtures are on photocell timers, this glare prevails throughout the night. It is respectfully recommended that the architect, developer, and the city planners in this next phase of the Starlight Dunes development thoughtfully consider this subtle, but very important feature of the architecture of the new homes. • Visit the Starlight Dunes community, during the day and most importantly at night, to see firsthand the effects exterior lighting fixtures have on this community. • Compliment the architecture by incorporating exterior lighting fixtures that blend rather than compete. • Use fixtures with downward shafts of light rather than those that shine directly out from the homes, both in the front and rear elevations of the homes. • Enhance the overall appearance of the individual homes and the Starlight Dunes community by using incandescent exterior lighting fixtures as opposed to fluorescent exterior lighting fixtures. Michele and Michael Cosgrove Starlight Dunes Homeowners 78940 Skyward Way La Quinta, California Pn OCT 2 71998 a u CITY' OF LAQUINTA 4 PLANNING DEPARTMENT