1999 02 09 PC/
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PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
February 9, 1999
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 99-014
Beginning Minute Motion 99-004
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
I rlmnw= il;3if 1w411 1UV"-6N 1
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 January 12, 1999 and January 26, 1999
B. Department Report
PC/AGENDA
V. PUBLIC HEARINGS:
A. Case ..................... TENTATIVE TRACT MAP 29122, SITE DEVELOPMENT
PERMIT 99-643
Applicant ............... MSG Enterprises, Inc.
Location ................ Winged Foot, north of Southern Hill, west of Madison Street
Request ................. Recommendation to the City Council of a subdivision of 2.98
acres into 17 single family residential lots and compatibility
review of three new prototype residential units ranging in size
from 2,294 to 2,353 square feet.
Action ................... Resolution 99- , Resolution 99-
B. Case ..................... TENTATIVE TRACT 29121
Applicant ............... MSG Enterprises, Inc.
Location ................ On the east side of Laurel Valley north of Southern Hills it
PGA West
Request ................. Recommendation to the City Council of a 1.82 acre subdivision
into 10 single family residential units.
Action ................... Resolution 99-
C. Case ..................... TENTATIVE TRACT 29125
Applicant ............... MSG Enterprises, Inc.
Location ................ Riviera Way, east of Shoal Creek, south of 54`h Avenue, in
PGA West
Request ................. Recommendation to the City Council of a 1.82 acre subdivision
into 10 single family residential units.
Action ................... Resolution 99-
D. Case ..................... SITE DEVELOPMENT PERMIT 98-644
Applicant ................ Sheffield Homes, LLC
Location ................. On Citrus, east of Cetrino and on Fresa in The Citrus County
Club
Request ................... Approval of three new prototype residential units ranging it
size from 2,704 to 3,102 square feet
Action ................... Resolution 99-
VI. BUSINESS ITEMS:
VII. CORRESPONDENCE AND WRITTEN MATERIAL
VIII. COMMISSIONER ITEMS
A. Commission report on the City Council meeting of February 2,1999
IX. ADJOURNMENT
PC/AGENDA
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quints City Hall
78-495 Calle Tampico, La Quinta, CA
January 12, 1999
I. CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:00 P.M. by
Chairman Tyler who asked Commissioner Butler to lead the flag salute.
B. Chairman Tyler requested the roll call: Present: Commissioners Abels, Butler,
Robbins, and Chairman Tyler. It was moved and seconded by Commissioners
Abels/Robbins to excuse Commissioner Kirk. Unanimously approved.
C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer,
Principal Planners Stan Sawa and Fred Baker, Assistant Engineer Marcus Fuller,
Associate Planner Leslie Mouriquand, and Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Approved.
IV. CONSENT ITEMS:
A. Chairman Tyler asked if there were any changes to the Minutes of December 8, 1998.
Commissioner Robbins asked that the Minutes be corrected on Page 4, Item 3 by
spelling his name correctly. There being no other correction, it was moved and
seconded by Commissioners Abels/Robbins to approve the minutes as corrected.
Unanimously approved with Commissioner Butler abstaining.
B. Department Report: None.
VI. PUBLIC HEARINGS:
A. Environmental Assessment 98-365 and Tentative Tract Map 28964; a request of
Oliphant and Williams Associates, Inc. for Certification of a Mitigated Negative
Declaration of Environmental Impact and a request to subdivide 39 acres into 78
single family residential units and common lots located on the north side of Avenue
50, approximately 1,600 feet west of Jefferson Street.
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Commissioner Butler excused himself due to a possible conflict of interest
and withdrew from the dias.
2. Chairman Tyler opened the public hearing and asked for the staff report.
Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department. Staff noted the recommendation of the Historic Preservation
Commission on the tract map were inadvertently omitted from the
Commission's packets and passed them out to the Commissioners.
3. Chairman Tyler asked if there were any questions of staff. As there were no
questions, Chairman Tyler asked where on the tract map the two
archeological sites were located. Staff showed the Commission their location
on the tract map.
4. There being no further questions of staff, Chairman Tyler asked if the
applicant would like to address the Commission. Mr. Dick Oliphant, the
applicant, stated they have done a substantial amount of work in accordance
with the Planning Commission's direction at the last meeting. He then
introduced Ms. Emily Hemphill, attorney for the client, who addressed the
Commission regarding the Conditions of Approval in regard to the
archaeological requirements. She went on to identify her concerns as they
related to the California Environmental Quality Act. Her first concern was
with the requirement for 100% recovery of all artifacts on the site. "There are
important resources and her client intend to recover them, but as the
conditions are written, 100% recovery is required. CEQA has placed limits
on recovery due to costs. Their plan is to recover those artifacts that are on
that portion of the site that is defined as significant. The 100% recovery is
on the entire sitefar beyond what CEQA requires as well as the financial
burden it places on the applicant. The second concern is that all excavation
be done by hand. As there are many recognized techniques available in the
process of recovery that allow the site to be excavated to show the layers as
they lay on the site. Ms. Leslie Irish's technique is an accepted technique that
can show the same results. The requirement that it be done by hand is not
supportable. The third issue is contained in the Historic Preservation
Commission's recommendation that the bones found on the site be submitted
to a zooarchaeologist for further testing in order to make determination as to
what the bones are. According to the Health and Safety Code there are
stringent requirements placed on the site until the local Coroner can
determine whether or not they are human or belong to a Native American.
On this site there were very tiny bone fragments found. Work was stopped
and the Coroner, and a representative from the Cabazon Indian Band did
come to the site. The Coroner was unable to make the determination. If they
submit the sample for testing the samples are so small they would be
destroyed during testing. In order to resolve this, they are willing to declare
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the bones as human and propose those remains be turned over to the Native
American Tribe with jurisdiction over the area and handled as the Tribe
determines. The changes they are suggesting should be a included in the
Conditions of Approval. She then gave the Commission copies of the
Coroner's report, letters from Mr. Benitez from the Cabazon Indian Band,
justifying the jurisdiction, and Appendix K to CEQA which described how
an archaeological site is to be handled.
5. Chairman Tyler asked if the applicant had submitted an alternative condition
to those they were challenging. Ms. Hemphill stated it would be best if Ms.
Leslie Irish from L & L Environmental draft those changes.
6. Planning Manager Christine di Iorio stated that the Historic Preservation
Commission is requesting 100% excavation for recovery of the potentially
significant sites only. If this needs to be better clarified, staff can do this. In
regards to the use of the backhoe, it been stated in the conditions, specifically
in that the first paragraph, that it is acceptable to remove the culturally sterile
overburden. It is also acceptable to trench cross sections of the dunes for
determining the structure and chronology of the site. These items were
addressed in the conditions as recommended by the Historic Preservation
Commission. In regard to the human remains, the latest information received
at this meeting to allow the bones to be treated as human was not presented
to the Commission and they therefore, did not consider this option. Their
recommendation was that the bones be treated similar to the other faunal
remains found on the site and all be packaged together and given to a
zooarchaeologist for identification.
7. Ms. Leslie Irish, principal archaeologist for the project who meets the criteria
of Associate Archaeologist under the State Qualifications, working for L &
L Environmental, stated she has been working in the Valley for six years. As
a professional archaeologist, it is difficult when the City writes a staff report
as confining as this. She would like the Commission to consider putting the
responsibility of the ultimate mitigation and adjustment of the significant site
on the project archaeologist working in the field as they proceed. "Phis would
allow them the ability to increase or decrease the work in the field based on
what is found. There are methods of using machinery in the field that are
more precise and economical for a site of this size. If they are held to the
staffs recommendation, it is economically prohibitive and perhaps excessive.
8. Mr. Oliphant stated that one of the questions raised at the Historic
Preservation Commission meeting was tribal jurisdiction. He then
introduced Mr. Mark Benetiz, second vice chairman of the Cabazon Band of
Indians and observer on archaeological finds for their reservation and
surrounding area of their reservation. Mr. Benetiz stated he has been doing
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this type of work for three years and went on to give the jurisdictions of the
different Indian Bands in the area. It has been his responsibility to be the
contact person for other remains discovered on different sites and he has held
ceremonies for reinternment of the remains.
9. Chairman Tyler stated the issue raised by the Historic Preservation
Commission was who had jurisdiction. Mr. Benetiz stated that for a number
of years the two bands shared an agreement that Washington Street was the
boundary. Everything east of Washington Street was Cabazon Band.
10. Mr. Oliphant stated Ms. Hemphill and Ms. Irish were working on rewriting
of the conditions as they believe would be fair. He introduced Mr. Bob Ross,
engineer for the project who stated they reviewed the conditions and would
like consideration on Condition 423 regarding 50% of the cost of the traffic
signal. This project is located on only one quadrant which should only
require a 25% contribution. Unfortunately, the developer on the south sie of
50" Avenue built out before it was determined that a signal would be located
at this location. Rancho La Quinta is now paying 50% and they are being
required to pay the remaining 50%. Senior Engineer Steve Speer stated the
developer to the south did not contribute to the cost of a signal at the time of
construction of his project as there was no need at the time. The question
now is how to best distribute the cost. If they decrease this project's cost
participation, they would have to find the money from a different source.
11. Ms. Hemphill stated she had revised the conditions and submitted them to the
Commission for their consideration.
12. Mr. Joe Loya, Torres Martinez Indian Band, stated he has served as part of
the archaeological crew for this project and there were a number of issues he
finds to be in conflict in regard to preservation. He did not come to the
meeting to debate whose jurisdiction the site belongs to. He has been doing
a lot of research as to what is right and wrong. First, in regard to the Historic
Preservation Commission for 100% mitigation, in CEQA there is a process
of digging for 20 centimeters beyond the findings. In regards to the bones
that were found they were determined to be human. In the report submitted
by L & L Environmental, they were classified as being laborers. They are
professional archaeologists and know what they are doing. He has put
together a report which contains findings and he will hold onto until the
completion of this meeting as there were a lot of holes or inconsistencies that
had to be filled by the Historic Preservation Commission. For professionals
in this line of work there should be no holes; it is cut and dry as to what
should be done. This lack of consistency brings questions as to the
professionalism and integrity of those working on the site. Human bones are
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not to be taken lightly. The area that was dug with a backhoe was
approximately five meters to 45 meters in length. They knew it was wrong
to use a backhoe especially when human remains were found and had been
identified as such by the Coroner. Approximately 10 bags of bones were
brought to the surface. He has not read in any report that the Coroner ever
saw these remains. In regard to who has territorial rights, Mr. Benetiz
pointed out that Washington Street was the designation point between the
east and west boundaries as Agua Caliente and Cabazon Band of Indians .
If this is the case, then the Palm Springs Cabazon Band of Indians should also
be represented. There is too much here to be arguing. He read a report
written in 1972, when the Thermal Airport was first built. In that report
Ruby Madesto was the tribal liaison on that project. In that report a lot of
things came to the surface in regard to cremations, old traditions, how the
Augustine Reservation was established, the height of the water table. This
report got him thinking about this site and what they found by this site, where
the cremations were found. In this report it stipulated that cremations were
being done above ground. If this area in discussion was leveled, according
to this report, they would find a large historical cultural influx at one level.
If you take where the cremation was found and where all the bowl and shells
that were layered, as if someone was in there cooking, you would find they
were at the same elevation. In his opinion, he is for progress, but he will not
turn his back on tradition, historical value, on things that have a life to them.
He may not have the level of understanding as L & L Environmental, but he
does know his tradition, his culture, and the background of the Torres
Martinez Tribe as he has been working on this for some time. I le has worked
with the Morongo Indian Reservation as well as his own elders to make sure
that he knows his history. This City made a mandate that it would not set
aside the historical value that is found here. His recommendation would be
that they look into what has been found and utilize all the power the
Commission has to make a just and moral decision. He will be following this
case closely.
13. Chairman Tyler asked if his report would help the Commission to arrive at
a just and moral decision. Mr. Loya stated no it would not.
14. Chairman Tyler then reviewed the suggested changes to the Conditions as
recommended by the applicant. Condition #85: "The archaeological data
recovery plan shall be required to consist of 100% hand excavation for total
recovery of a potentially significant site areas as identified in the Phase II
Report." Suggested changes are "....100% hand excavation or mechanical
excavation to allow precise incremental removals up to 2-5 centimeters at a
time." "The use of the backhoe shall be limited to accepted uses 1) to remove
a culturally sterile overburden; and 2) to trench the cross section of a dune
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for purposes of determining the geomorphical structures and potential
chronology of the archaeological site." "The data recovery plan shall clearly
state that the excavation will continue until the sterile levels are reached
regardless of depth and it shall be clearly stated that Phase III will consist of
a total recovery program." The suggested changes for this section are: ".....a
total recovery program of areas with a final designation as significant by the
project archaeologist as a result of the on -going field work." Condition #86
in the second paragraph remove the word "entire" to only require
"archaeological monitoring of the project site shall be required as determined
by the project archeologist based on field results".
15. Chairman Tyler asked if there was any other public participation. There
being none, this portion of the public hearing was closed and opened for
Commission discussion.
16. Planning Manager Christine di Iorio commented on the suggested changes.
In regard to Condition #85 with the addition of mechanical excavation, staff
would like to have this qualified to state "in consultation with the
archaeological research unit at the University of California Riverside". They
are the ones staff consulted with in regards to the mechanical excavation.
Ms. Irish stated UCR has no Phase II or III experience in the Coachella
Valley. Their comments in regard to the backhoe are appropriate, but they
have done no work of this type, so consulting with them is inappropriate.
They would not mind polling a number of peers and presenting this in their
plan for discussion.
17. Planning Manager stated staff would like to qualify the second paragraph
"with final designation as significant by the project archaeologist as the result
of on going field work.", staff would like to add, "subject to approval of the
Community Development Department". In regard to Condition 986, the
second paragraph, the City's procedure for monitoring has always been that
the monitoring will be for the entire site and not based on the project
archaeologist and field results. This has been a requirement for all projects
in the City. Staff is therefore requesting that the monitoring be remained as
written which is for the entire site.
18. Commissioner Abels stated this subject could be debated for a long time.
There needs to be give and take on both sides so a conclusion can be reached.
He stated he would agrees with the changes as submitted by the applicant on
Condition #85, and with staff s recommendation on Condition #86.
19. Commissioner Robbins asked Mr. Benetiz if the changes would be
acceptable to the Cabazon Indian Band. Mr. Benetiz stated they were
acceptable. Commissioner Robbins stated he agreed with the changes to
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Conditions #85 and #86. In regard to Condition #23, the City had a City fee
based on the TUMP process. He asked staff if there was any relief as a part
of the TUMP fee. Senior Engineer stated signals are paid for out of the
infrastructure fund. They have to be identified and the only ones they
identify are the intersections of arterial streets. This location is a
development driven signal location. The signal will only be installed if and
when it is warranted. Commissioner Robbins asked if Avenue 50 was an
arterial. Staff stated it is not an intersection of two arterials. The applicant
would have the same burden whether or signal is installed or not. The City
still has the same burden for the rest of the City. Therefore, they would have
no relief.
20. Chairman Tyler stated options had been given to the applicant if they wanted
to modify the center median at the other entry to the east to allow for a left
turn in. Staff stated this was true.
21. Commissioner Abels suggested it be changed to a 25% share of signal
improvements. Commissioner Robbins stated he concurred. Chairman Tyler
stated this would leave the City with a shortfall.
22. Chairman Tyler questioned Condition #61 and asked that the last sentence
be deleted from the conditions. He then went over the Architectural
Guidelines presented by Oliphant & Williams and noted corrections that
needed to be made. He then stated the Historic Preservation Commission had
spent a lot of time on this project as well as the applicant and City staff. As
an engineer he is concerned about 100% recovery, as you can never reach
100%.
23. There being no further discussion, it was moved and seconded by
Commissioners Abels/Robbins to adopt Planning Commission Resolution
99-001 recommending to the City Council Certification of Environmental
Assessment 98-365, subject to the Findings and Mitigation Monitoring
Program.
ROLL CALL: AYES: Commissioners Abels, Robbins, and Chairman Tyler. NOES:
None. ABSENT: Commissioners Butler and Kirk. ABSTAIN: None.
24. It was moved and seconded by Commissioner Abels/Robbins to adopt
Planning Commission Resolution 99-002 recommending to the City Council
approval of Tentative Tract Map 28964, subject to the Conditions of
Approval as modified:
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a. Condition #85: The Archaeological Data Recovery Plan shall be
required to consist of 100% hand excavation or mechanical
excavation to allow precise incremental removals up to two to five
centimeters subject to documentation from qualified archaeologists
(i.e., peer review) and acceptable to the Community Development
Director or his designee.
The Data Recovery Plan shall clearly state that the excavation will
continue until sterile levels are reached, regardless of depth, and that
it shall be clearly stated that Phase Il will consist of a total recovery
program of areas with a final designation as significant by the project
archaeologist as the result of on -going field work subject to approval
by the Community Development Director or his designee.
b. Condition #23.A.: 25% of the cost and design to construct traffic
signal improvements.
C. Condition #61: delete, "...front yard lawns shall be discouraged".
ROLL CALL: AYES: Commissioners Abels, Robbins, and Chairman Tyler. NOES:
None. ABSENT: Commissioners Butler and Kirk. ABSTAIN: None.
Chairman Tyler recessed at 8:17 p.m. and reconvened at 8:2 p.m. Commissioner Butler rejoined the
meeting.
B. Site Development Permit 98-640; a request of Century -Crowell Communities for
approval of architectural and landscaping plans for seven new prototype residential
plans varying from 1,450 to 2,240 square feet to be constructed in Tract 23995-6
through 10 on the west side of Adams Street, north of the extension of Westward Ho
Drive.
Chairman Tyler opened the public hearing and asked for the staff report.
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. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. Ed Knight, representing Century -Crowell Communities stated they had
reviewed the conditions and had no questions.
3. Commissioner Robbins asked how many units were to be built. Mr. Knight
stated 150. Commissioner Robbins asked how the prototypes would be split.
Mr. Knight estimated 60% would be Del Rey and 40% Marbella.
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4. Chairman Tyler asked if anyone else would like to speak on this item. There
being none, this portion of the public hearing was closed and opened for
Commission discussion.
5. Commissioner Butler stated his only concern was that he was not seeing any
different elevations and he would like to see different elevations. Mr. Knight
stated this product has been very well received and they are hesitant to
change it. The Architectural and Landscaping Review Committee and staff
recommended a different color palette as well as some changes to the exterior
elevations. The roof lines are basically the same. They will remove the clips
on the gable, per staff s recommendation on one of the three elevations.
Commissioner Butler stated he wanted more severe changes on the roof
elevations to distinguish it from the other Century products in the area. Mr.
Knight stated he would look at the possibility of changing the roof lines.
6. Commissioner Robbins agreed with Commissioner Butler. He too wanted
to see a variety in the area without changing the floor plans. Mr. Knight
stated their desire was to be compatible, therefore, they submitted the plans
that are existing. By changing the color palette they hoped to achieve
diversity.
7. Commissioner Abels stated he too would like to see something different to
break up the streetscape.
8. Chairman Tyler stated he too concurred. The INCO homes do have a
variation in the roof lines. He would also like to see Condition #8 changed
to require rolled up sectional garage doors. Elevation "C" of the Marbella
series for each floor plan has a partial flat roof and is not compatible with
what is existing and he asked that this be changed. Mr. Knight stated he
would agree with a condition to remove the flat roof and the addition of
another elevation to be approved by staff. Chairman Tyler stated Plan 2 of
the Marbella series offers an option for a one car garage set off to the side; he
finds no compatibility with this option. Mr. Knight stated there are five or
six homes with this feature. Chairman Tyler stated he finds no basis for
compatibility. On the Del Rey Plan #5 they offer several options for adding
bedrooms and he is not clear as to what is the extra bedroom. Mr. Knight
stated that since the City requires a three car garage when a fourth bedroom
is added, they were trying to achieve this requirement and yet offer the home
buyer an option to provide a separate sleeping area for guests. If they opt for
the guest suite the bedroom adjacent to the master suite is changed to a
retreat. Chairman Tyler asked staff if a retreat was to be treated as a
bedroom. Staff stated they were and would require the three car garage.
Chairman Tyler stated his concern was that adequate parking be provided.
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9. Principal Planner Stan Sawa stated that in the previous Marbella unit this
retreat was considered as a non -sleeping room.
10. Commissioner Robbins stated that on the Deane Homes where Century
Homes took over, the Commission had the same discussion. If they denied
it there, they cannot approve it here. Mr. Knight asked if they enlarged the
room to make it a master bedroom would it be allowed. They would remove
any walls between the two rooms to make one large master bedroom.
Commissioner Robbins stated he had no objection to this.
11. Commissioner Robbins asked about Condition #9 regarding side walls, as he
believed this could be monotonous if stuccoed. Block or slump stone
perimeter wall could be attractive. Staff stated this was a recommendation
of the ALRC and the applicant. Mr. Knight stated that on Adams Street they
would continue with the same streetscape, or with the split -face block
perimeter wall. On the interior they would propose masonry block wall with
the exception of anything that faces the street. Wherever the wall is seen
from the street, such as a corner lot, it would be stuccoed with the color that
matches the house.
12. Commissioner Butler stated his concern was that the stuccoed wall would be
ruined over time by the sprinklers. Commissioner Robbins asked that
Condition #9 be deleted.
13. Chairman Tyler stated his concern that streets change names in the middle of
an intersection. His second concern is that if the curb cuts do not match up,
they are to be returned to curb status.
14. Commissioner Robbins asked that a condition be added that where the third
garage is changed into the bedroom, they not leave the extra wide curb cut
but return it to the width of the driveway. Mr. Knight stated they have had
customers who want the third car driveway parking. Commissioner Robbins
stated they do not want to see a curb cut with lawn.
15. Commissioner Butler asked if staff could address the roof lines. Planning
Manager Christine di Iorio stated a condition could be added to state the
applicant shall introduce character defining features different than Del Rey
and Marbella, however compatibility with INCO, i.e., window shapes and
sizes, roof lines, and roof heights. The other existing Del Rey and Marbella
architectural plans shall be subject to Community Development approval.
16. There being no further public discussion, Chairman Tyler closed the public
participation portion of the hearing.
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17. There being no further discussion, it was moved and seconded by
Commissioners Robbins/Butler to adopt Planning Commission Resolution
99-003 approving Site Development Permit 98-640, subject to the conditions
as modified:
a. Condition #8: delete one piece sectional garage doors.
b. Condition #9: deleted.
C. Condition #17: Plan #2C of Marbella series shall delete the third car
garage option.
d. Condition # 18: Del Rey Plan #5 options for bedrooms, the master
bedroom and adjacent retreat room the wall shall be deleted if the
guest suite option (5G) is used. Curb cuts shall be restored if guest
suite deletes the garage space.
e. Condition # 19: applicant shall introduce character defining features
different than Del Rey and Marbella, however compatibility with
INCO, i.e., window shapes and sizes, roof lines, and roof heights.
The other revised Del Rey and Marbella architectural plans shall be
subject to Community Development approval.
f. Condition #20: Elevation "C", the flat roof shall be is deleted and
revised plans will be approved by Community Development
Department.
ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler.
NOES: None. ABSENT: Commissioner Kirk. ABSTAIN: None.
C. Site Development Permit 98-641; a request of Southern Hills, LLC for compatibility
approval of architectural plans for three new prototype residential plans varying from
2,780 to 3,371 square feet to be constructed in Tracts 28776, 29004, and Parcel Map
28805 at PGA West.
1. Chairman Tyler opened the public hearing and asked for the staff report
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. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. J. R. Morrow, representing the R. J. Hobbs Company, the builder, stated
they had read the staff report and would like to note a mistake in report, in
that they intend to use concrete roof tile rather than clay. Other than this
change, they have no objections.
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3. Commissioner Abels commended the applicant on his presentation.
4. Chairman Tyler asked if anyone else would like to speak on this item. There
being none, Chairman Tyler closed this portion of the public hearing and
opened the hearing to Commission discussion.
5. 'There being no further discussion, it was moved and seconded by
Commissioners Butler/Abels to adopt Planning Commission Resolution 99-
004 approving Site Development Permit 98-641, subject to the Findings and
Conditions of Approval with the change in roof material to concrete.
ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler.
NOES; None. ABSENT: Commissioner Kirk. ABSTAIN None.
D. Environmental Assessment 98-374 and Capital Improvement Project 98-09 for the
Washington Street Bridge Widening; a request of the City for Certification of a
Mitigated Negative Declaration of Environmental Impact and approval of median
and parkway landscaping plans.
I. Chairman Tyler opened the public hearing and asked for the staff report.
Assistant Engineer Marcus Fuller presented the information contained in the
staff report, a copy of which is on file in the Community Development
Department.
2. Chairman Tyler asked if there were any questions of staff. Commissioner
Robbins asked if the artistic upgrading of the bridge railings was being
funded from the Art in Public Places Fund. Staff stated the portion of the
bridge that is artistic by design would be funded by the Art in Public Places
Fund.
3. Commissioners Butler and Abels commended staff on their presentation.
4. Chairman Tyler asked if most of the improvements would be on the west side
of the bridge and if so, what would happen on the east. Staff stated the east
side would have a curb and gutter, but no perimeter landscaping would be
installed until the land owner developed the site. Chairman Tyler stated the
18-foot median seemed excessive. Staff stated it is in agreement with the
General Plan. Chairman Tyler asked staff to explain the difference between
an "Australian Roundabout" and an "English Roundabout". Senior Engineer
Steve Speer stated the idea was first presented at the ALRC by the nearby
residents. There are similar attributes to the design, but the basic difference
is sire. Should the Commission concur with the residents, the
recommendation could be passed on to the City Council.
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January 12, 1999
5. Commissioner Abels asked if there was room at the intersection for a "Round
about". Staff stated there was and cars would be negotiating the round about
at about 18 miles per hour.
6. Commissioner Robbins asked if the only difference between the two was the
size. Senior Engineer Steve Speer stated it was his original understanding the
only difference was the size, but recently he has learned that the Australian
round about has a different approach. The approach flares as you enter to
help the flow of traffic. Commissioner Robbins asked what the diameter was
of the circle. Staff stated it would be 50 to 60 feet.
7. Chairman Tyler stated he had driven down streets with a round about and he
did not see the practicality of having one at this location. Commissioner
Robbins concurred. Commissioner Abels stated he grew accustomed to them
while in France and had no objection.
8. There being no further questions of staff, Chairman Tyler asked if anyone
else would like to speak regarding this project. There being no further public
comment, the public participation portion was closed and open for
Commission discussion and Chairman Tyler commended staff on their
presentation.
9. There being no discussion, it was moved and seconded by Commissioners
Abels/Robbins to adopt Planning Commission Resolution 99-005
recommending to the City Council Certification of A Mitigated Negative
Declaration for Environmental Assessment 98-374.
ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler.
NOES; None. ABSENT: Commissioner Kirk. ABSTAIN: None.
10. It was moved and seconded by Commissioners Abels/Butler to adopt
Planning Commission Resolution 99-006 recommending to the City Council
approval of Capital Improvement Project 98-09, the Washington Street
Bridge Widening, as submitted.
ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler.
NOES; None. ABSENT: Commissioner Kirk. ABSTAIN: None.
VI. BUSINESS ITEMS
A. Sign Application 98-441; a request of Starbucks Coffee/Promotional Signs for
approval of a deviation to an approved sign program to permit a corporate sign for
a new business within the One Eleven La Quinta Shopping Center.
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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. Chairman Tyler asked if anyone would like to speak on this application.
There being none, he asked staff if the west facing signs and two logos, the
one on the tower and the one on the window, were the only signs. There
would no signs on the east facing wall. Staff stated that was correct, however
the tower was at a slight angle and would be seen from the street to the east.
3. Commissioner Robbins asked if palm trees were to be planted to break up the
east elevation. Staff stated yes.
4. Mr. Jerry Murdock, Ultraneon Sign, stated he has discussed the 36 inch logo
with the owner and they have no objection.
5. There being no further discussion, it was moved and seconded by
Commissioners Robbins/Abell to adopt Minute Motion 99-001 approving
Sign Application 98-441, subject to the conditions as recommended.
Unanimously approved.
B. Sign Application 98-447; a request of Quizno's Subs/Ultraneon Sign Company for
approval of a deviation to an approved sign program to permit a corporate sign for
a new business within the One Eleven La Quinta Shopping Center.
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. Chairman Tyler asked if there would be an east facing sign. Staff stated there
would be.
3. There being no further discussion, it was moved and seconded by
Commissioners Abels/Butler to adopt Minute Motion 99-002 approving Sign
Application 98-447, subject to the conditions as submitted. Unanimously
approved.
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
A. Commissioner Abels moved to recommend that the March 23d meeting of the
Planning Commission be moved to March 22, 1999, if needed. Commissioner
Robbins seconded the motion. Unanimously approved.
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B. Chairman Tyler asked if any Commissioner intended to attend the Planning
Commissioner's Forum on Saturday, January 23 in Fontana, or the League of
California Cities Planning Commissioners Orientation Workshop on Friday January
22, 1999 in Escondido. If so, they would need to get their request in early.
VIII. COMMISSIONER ITEMS
A. Chairman Tyler gave a report on the City Council meeting of January 5, 1999.
B. Commissioner Robbins asked why the Commission received the "Stand Up for
California. Staff stated all mail that is addressed to the Commission is forwarded to
them.
C. Commissioner Abels asked if there was any further discussion regarding a joint
meeting of the Council and Commission. Staff stated no.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Abels/Robbins to
adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning
Commission to be held January 26, 1999, at 7:00 p.m. This meeting of the Planning Commission
was adjourned at 9:35 P.M. on January 12, 1999.
CAMy Documents\WPDOCSTCI-12-99.wpd 15
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
January 26, 1999
CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:07 P.M. by
Chairman Tyler who asked Commissioner Kirk to lead the flag salute.
B. Chairman Tyler requested the roll call: Present: Commissioners Abels, Butler, Kirk,
Robbins, and Chairman Tyler.
C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer,
Principal Planners Stan Sawa and Fred Baker, Consulting Planner Nicole Criste, and
Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA:
A. Staff requested the approval of the Minutes of January 12, 1999, be deleted from the
Agenda. It was moved and seconded by Commissioners AbelsButler to approve the
Agenda as amended.
IV. CONSENT ITEMS:
A. Department Report: Community Development Director Jerry Herman informed the
Commission of the ground breaking ceremonies for the Miraflores project will be
held on January 27, 1999, at 10:30 a.m.
VI. PUBLIC HEARINGS:
A. Continued Environmental Assessment 98-369 Tentative Tract Man 28982. Site
Development Permit 98-631 and Tract 24230-Amendment #1: a request of A. G.
Spanos, Inc. for Certification of a Mitigated Negative Declaration of Environmental
Impact and approval of a 160 unit airspace condominium subdivision project on
10.17 acres and review of the building elevations and development plans, and the
elimination of Conditions #41 of Tract 24230 requiring affordable housing units
within the project for the property located at the southwest corner of Adams Street
and 471 Avenue.
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Chairman Tyler opened the public hearing and asked for the staff report.
Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
2. Chairman Tyler asked if there were any questions of staff. Commissioner
Butler asked if Oleanders on the south property line were to remain. Staff
stated they would remain but were the responsibility of the Lake La Quinta
Homeowners' Association. The landscaping proposed by Spanos is in
addition to the Oleanders.
3. Commissioner Robbins asked staff to identify whether the parking spaces had
been increased or decreased. Staff noted they were reduced from what is
required by City Code, but they were increasing the number of spaces from
what was previously proposed.
4. Commissioner Kirk asked staff to identify on the site plan which buildings
were proposed to be two story. Staff identified the units.
5. Chairman Tyler asked if the wall on the south boundary was a six foot wall.
Staff stated it was and it would go to Adams Street. Chairman Tyler asked
if the wall on 47t' Avenue was block and wrought iron. Staff stated it was a
combination of block with a wrought iron trim Chairman Tyler asked what
the setback was on 47' Avenue. Staff stated 70 feet.
6. Commissioner Kirk asked if the changes that were made by the applicant
changed the number of units or costs. Staff stated the unit number is 160
units as originally proposed. The changes that were made were due to the
issues raised by the residents at the last meeting.
7. There being no further questions of staff, Chairman Tyler asked if the
applicant would like to address the Commission. Ms. Emily Hemphill,
attorney for the A. G. Spanos project, stated there had been some
misconceptions made and she would like to correct them. First, this project
is not low income. It is a market rate project for condominiums of this type
and will be rented at that rate. Second, the Spanos Company was the original
developer of Lake La Quinta and was the first filer of the tract map on this
property. Within the context of that tract map they did reserve to themselves,
their successors, and assigns the right to drain from this property into Lake
La Quinta. Point being the easement are there. Thirdly, they do not intend
to touch the Oleanders as they belong to the Lake La Quinta Homeowners'
Association. In regard to the request to increase the density, there have made
no such request. It has stayed as it was originally zoned. In addition, the
density of this site was revealed in the CC&R's and explained to each
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property owner of Lake La Quinta when they purchased their homes. Lastly,
there should be no concern to the Lake La Quinta homeowners that the
residents of this project will be able to utilize the amenities of Lake La
Quinta. They will have no access, right, or ability to do so. In terms of
changes to the site plan, the original project had two story units at the
southwest corner of the project abutted Lake La Quinta. These units are now
one story. They modified the setbacks all along the property line to move
them back. The building along the southern boundary have been moved the
shortest distance of 56 feet and some buildings have been moved up to 82
feet. The building set back along the southern border ranges from a
minimum of 75 feet to as much as 94 feet. The pad height for the buildings
on the southern border have been reduced as far as the engineering would
allow for the site. On the boundary between the project and Dulce Del Mar
property owners, the Oleander hedge will stay. They are suggesting to build
a five foot masonry wall on top of a three foot berm. This raises the wall so
that the top of the wall will be eight feet above Dulce Del Mar's curb line.
This plus the Oleanders hedge, the landscaping on the median on the south
side of the property, and the setbacks of the buildings creates a significant ly
better arrangement for the property owners in Lake La Quinta with regard to
privacy and related issues. Carports on the western border are all now
garages. The carports on the southerly portion are now setback 20 feet and
are buffered by the hedge and wall. In regard to the condition requiring a
wall around the carports, they feel this will be less attractive. In regards to
the drainage issue, they have added three dry wells to the site that will take
care of the normal drain off of this site. The only time water will drain into
Lake La Quinta is if there is a large storm that completely fills up the dry
wells. They have changed the name by eliminating "at Lake La Quinta".
This is a condominium map and is appropriately advertised as such. In
regard to density, again, they are within the right of zone as the 160 units
were included in the original CC&R's for Lake La Quinta. Therefore, when
the Lake La Quinta lots were originally priced, they were priced with the
knowledge that this project was going to be there. To say they will have a
loss in value due to this project is not supported by any type of evidence. It
is merely speculation and probably not founded given the fact that this
disclosure was always a part of Lake La Quinta. In reference to maintenance,
the drainage easement along the western side of the property, they would like
to request that this condition be implemented to a maintenance agreement
between the City and Spanos Company. Spanos already has such an
agreement with the City and it is Spanos Company that maintains the
landscape strip along Washington Street that fronts Lake La Quinta. In
summation, property rights belong to all property owners. They have tried
to do their due diligence to meet the concerns of the residents of Lake La
Quinta and have believe this is a project that will be an asset to the City of La
Quinta.
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8. Commissioner Butler asked the applicant to explain a dry well. Ms.
Hemphill stated she would explain it as it was explained to her. The water
goes into the dry well and percolates as much as possible. In extreme
conditions, the dry well has a reservoir that will fill up. Once the reservoirs
are filled they will then drain into the lake La Quinta basin. In addition, there
is a filtering system to keep any harmful objects from entering the lake.
9. Commissioner Kirk asked the applicant what efforts had been made to
resolve issues with the Lake La Quinta homeowners. Ms. Hemphill stated
they did met with the attorneys for the homeowners and reviewed the changes
with them. Mr. Lucas of the Spanos Company met with the Homeowners'
Association and explained the changes to them. It is her understanding the
homeowners are still not happy. Commissioner Kirk asked the applicant to
describe the condition regarding the low income housing that was deleted.
Ms. Hemphill stated the original project requires a certain number of units be
set aside for low income. As they did not intend for this to be a low income
project, they requested this condition be removed as the units would be
rented at market value.
10. There being no further questions of the applicant, Chairman Tyler asked if
anyone else would like to address the Commission on this project. Mr. Jay
Roberts, 47-790 Via Jardin, stated he was the President of the Lake La Quinta
Homeowners' Association and his remarks represented those of the
homeowners. After meeting with the developer they still have concerns
about the project as they still propose to construct 160 units, as well as
allowing the overflow from the drainage to go into their lake. There is some
legal disagreement as to whether or not the easements allowing this drainage
to exist. It is their understanding that the zoning was made ten years ago. It
is doubted this site would have that zoning if done today. The developer
should have the right to develop his property if they observe all the other
requirements. Their proposal to relocate the buildings is a welcome attempt,
but falls short of reducing the density. Common sense states that these
apartments next to the Lake La Quinta homes will have an affect on the value
of their homes. They urge the Commission to reject this project.
11. Mr. Morris Richter, 47-320 Via Koron, stated he understood the tough job
before the Commission. He has lived at Lake La Quinta since 1994. The
zoning for this site happened before Lake La Quinta was built out and should
be changed to reflect what is there now.
12. Mr. Tom Oglesby, 78-855 Dulce Del Mar, stated he lives directly across the
street from the proposed one story building. He appreciates the changes
proposed, but the developer has not listened to their request for reduced
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January 12, 1999
density. The second story should be eliminated from all buildings. The
Commission should not approve the tract map if this is to be an apartment
project. Code violations are more likely to occur in a rental project. The
Commission should investigate to see what benefits Spanos is receiving by
removing the low income units. The developer should be notified that if the
density is not lowered, the project will be denied. They purchased their home
with the knowledge that this was a high density condominium project, not an
apartment project.
13. Ms. Geri Gouthier, 47-030 Via Lorca, stated her home backed up to 47'
Avenue which now views Eagle Hardware and McDonalds. With this project
the traffic will increase even more and their bedroom is just 27 feet from the
street. If this plan is allowed to proceed, the empty lots in Lake La Quinta
will never be built out.
14. Mr. Ben Rosker, 47-675 Via Montessa, stated they were notified that high
density units would be constructed on this site through the CC&R's. Spanos,
however, told them this tract was going to be built with condominiums. Lake
La Quinta does not want rental properties next door. Spanos gave them the
assurance that this would be condominiums as stated in the CC&R's by
reference to the Civil Code section for condominiums. Apartments are not
condominiums.
15. Dr. James Calvin, 47-515 Via Florence, stated apartments are inappropriate
in this area. Renters are not as responsible as a vested owner. Two story
units would be out of place and would be an eyesore that would downgrade
their property. The proposed 160 units on this limited acreage is too many;
109 units would be better. The owners should be required to redesign the
project and bring it into conformity with what is existing.
16. Mr. James McCarthy, 78-790 Via Avante, stated his home was 75 yards from
the west wall of the project site and he had researched this project as to how
it was originally approved in 1989. At no time during the processing of this
site, was there ever any mention of what was to be built on this site. Council
approved the tract consistent with the zoning designations at that time as they
did not know what the owners were going to build. Now there is nothing but
single family residences in the whole community and this project is now
incompatible with the Lake La Quinta project.
17. Mr. Jay Badden, 47-415 Via Cordova, passed out a plan that he had drawn
that showed how the units would appear if jammed into the Lake La Quinta
site and went on to explain how this project would not fit in this area that was
zoned for families.
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18. Mr. Dorrie Forstmann, 47-415 Via Florence, stated her concern was that she
would be looking at lights and hearing car alarms that will create a lot of
noise and would depreciate her property values. The site needs to be rezoned.
19. Chairman Tyler asked if there was any other public participation. There
being none, this portion of the public hearing was closed and opened for
Commission discussion.
20. Commissioner Abels stated the fact is that the developer did meet all the
concerns raised at the last meeting and now additional concerns are being
raised.
21. Commissioner Kirk stated the issues are density, height, and use (apartments
rather than condominiums). The developer has done an excellent job
designing the project and trying to address the concerns of the residents of
Lake La Quinta. The CC&R's did note the existence of the zoning that
would allow this project. He would have envisioned condominiums being
condominiums and not apartments. He asked City Counsel if the
Commission could do anything in regard to the use of the property. City
Attorney Dawn Honeywell stated that under the City's designation, both uses
are allowed. Whether or not there was a misrepresentation is between the
developer and homeowners. Commissioner Kirk stated the developer has
reacted to many of the concerns raised at the last meeting. The density and
height issues have been addressed by the developer by placing them in the
middle of the project. With this change 15 of the buildings are placed very
close to each other with a moat -like affect. We now have a project that is not
as pleasant to live in. He then asked if the Commission had any authority to
even reduce the density. City Attorney Dawn Honeywell stated development
standards do not allow the Commission to make this change as long as the
developer is within what is allowed. This would require an amendment to the
zoning. Commissioner Kirk stated he is generally in favor of the project, but
not sure the changes are for the best of the community.
22. Commissioner Butler stated his concern was that the floor plans were
designed as condominiums and could become condominiums at any time in
the future. The developer has addressed most of the concerns raised and the
Commission does not have the right to change the zoning for a project that
has been designed to fit this zoning.
23. Commissioner Robbins stated he was not in favor of this type of density
anywhere in the City. The only issue the Commission had not asked was
whether or not the project could be denied on compatibility concerns. City
Attorney Dawn Honeywell stated compatibility is not listed in the findings
as a reason to approve or deny a tract map or Site Development Permit. It is
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not a conditional use permit where the Commission would look at the
surrounding uses while evaluating the project. Commissioner Robbins stated
he did not feel this project was compatible, but agrees with the other
Commissioners that their hands are tied and it should be referred to the City
Council who may have more discretion to make changes.
24. Commissioner Abels stated that since the Commissioner's hands were tied
in regard to what they are allowed to change, he too would agree with the
other Commissioners. The issue of zoning should of been addressed a long
time ago by the Lake La Quinta homeowners who could of requested a zone
change during any of the General Plan Update meetings to prevent this.
25. Chairman Tyler stated the CC&R's are an agreement between the
Homeowners' Association and developer. The City is not involved in the
interpretation or enforcement. Renting versus ownership could be an issue
even with your neighbor in Lake La Quinta. As to the zoning requirements,
they are the same for either apartment or condominium units. The applicant
has gone overboard to solve the issues raised at the last meeting by the Lake
La Quinta residents. He would recommend that for security reasons the
height of the wall on 47`h Avenue should be increased from five feet to six
feet.
26. There being no further discussion, it was moved and seconded by
Commissioners Abels/Kirk to adopt Planning Commission Resolution 99-
007 recommending to the City Council Certification of Environmental
Assessment 98-369, subject to the Findings and Mitigation Monitoring
Program.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
27. It was moved and seconded by Commissioner Kirk/Abels to adopt Planning
Commission Resolution 99-008 recommending to the City Council approval
of Tentative Tract Map 28982, subject to the Conditions of Approval as
recommended:
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
28. It was moved and seconded by Commissioner Abels/Kirk to adopt Planning
Commission Resolution 99-009 recommending to the City Council approval
of Site Development Permit 98-631, subject to the Conditions of Approval
as modified:
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a. Condition 42: A six foot high wall, or five foot high wall on a three
foot berm shall be constructed along Dulce Del Mar to the north of
the existing Oleander hedge to the satisfaction of the Community
Development Department. The height of the six foot high wall is to
be measured from the top of curb height on the project's perimeter
street. The wall shall be constructed to match the existing Lake La
Quinta perimeter wall.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
29. It was moved and seconded by Commissioner Kirk/Abels to adopt Planning
Commission Resolution 99-010 recommending to the City Council approval
of Tentative Tract Map 24230, Amendment #1, subject to the Conditions of
Approval as recommended by staff.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
Chairman Tyler recessed the meeting at 8:35 p.m. and reconvened at 8:43 p.m.
B. Site Development Permit 98-635; a request of The Woodard Group for approval of
building elevations, site, landscaping and lighting plans for a 24,000 square foot
medical office building located at 43-576 Washington Street.
Chairman Tyler opened the public hearing and asked for the staff report.
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. Chairman Tyler asked if there were any questions of staff. Commissioner
Abels asked if this was the same project approved in 1996. Staff stated it was
the same project however, the applicants did not apply for an extension and
the project had to be resubmitted.
Commissioner Kirk stated the parking standards needed to be readdressed as
the 136 spaces did not make sense. He would like the applicant to explain
the landscape plan in regard to drought tolerant plant uses.
4. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. Steward Woodard, representing the applicant Mr. Gondi, explained why
the applicant had missed his extension date and as such the new application
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January 12, 1999
required additional parking spaces. The applicant is trying to design a use
that has the feel of a home environment instead of a medical clinic. They did
reduce the number of berms and sloped the building to get away from the two
story structure feeling.
5. Commissioner Abels stated that if the building turns out as it has been
designed, it would be a great asset to the gateway to the City.
6. Commissioner Kirk asked if the addition of the 13 parking stalls caused any
compromise to the building. Mr. Woodard stated the project is more
expensive due to the parking requirement. It would be nice to reduce the
parking, but it is the right amount of parking for this use. Commissioner Kirk
asked about the drought tolerant plants and if the pond would have a lot of
evaporation. Commissioner Robbins stated it would have no more than golf
courses and is more pleasing to the eye.
7. Commissioner Robbins complimented the applicant on his design of the
building.
8. Chairman Tyler asked if the building design changed any from the previous
submittal. Mr. Woodard stated only where the additional parking had been
required in the rear. Washington Street will be changed as it is a heavily
traveled street and according to the General Plan the access into the site will
eventually have a signal and avoid right in and right out turning movements.
Chairman Tyler stated he had a concern about approving two right in/out
driveways.
9. Chairman Tyler asked if anyone else would like to speak on this item. There
being none, this portion of the public hearing was closed and opened for
Commission discussion.
10. Chairman Tyler asked if staff had any concern about the elimination of the
driveways. Principal Planner Fred Baker stated the General Plan requires a
driveway where possible, but it is not mandated. Senior Engineer Steve
Speer stated that when large tracts of land are located on an Arterial street,
they want as many driveways as possible. This site is very constrained and
they are requesting two driveways and to reduce them to one may require a
reconfiguration of the site or an elimination of the pond. The second
driveway is not a safety problem.
11. Chairman Tyler asked if the applicant intended to have an ingress and egress
on both driveways. Mr. Woodard stated they want egress and ingress at both
driveways. To require a single driveway would require a very restrictive
turning radius and stacking dimension. It could require an elimination of 10
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to 15% of the site. Chairman Tyler stated his concern was with the amount
of traffic at this location. Mr. Woodard stated he would agree if there were
no median. Chairman Tyler asked if the width would accommodate a two car
stacking. Staff stated yes. Chairman Tyler asked that Condition #27 be
reworded to right -in right out only.
12. Commissioner Abels asked that the tree size should be noted in caliber size.
In addition, the map legend specifies radiology and it was not noted in the
staff report and asked if the facility would have radiology. The applicant
stated it would.
13. Commissioner Robbins stated this project will require new water services and
he would hate to see the street dug up for the utility connections after the
streets were completed. Senior Engineer Steve Speer asked if the
Commission was requiring the applicant to install the underground utility
lines before grading the site. This street widening project will be funded by
government funds and would be completed within a year. The City can ask
the developer to do this, but he is unaware if this meets the applicants time
line for development. Community Development Director Jerry Herman
stated it could not be required.
14. Commissioner Kirk asked what sort of decision making goes into
determining which conditions are included and which are referred to by
reference in the Zoning Code. Planning Manager Christine di Iorio stated it
is usually determined by the ones that need to be called out to the applicant.
15. Chairman Tyler asked that Condition #10 be clarified to state the applicant
is only required to do A and B for that portion that fronts his project.
16. There being no further discussion, it was moved and seconded by
Commissioners Abels/Butler to adopt Planning Commission Resolution 99-
011 approving Site Development Permit 98-635, subject to the conditions as
modified:
a. Condition #10: specify within the applicant's property.
b. Condition #27 take out "or as approved by City Engineer".
C. Condition added that the tree size shall be as specified in Section
9.150.L.6. to show the caliper size.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES: None. ABSENT: None. ABSTAIN: None.
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C. Environmental Assessment 98-371 and Tentative Tract 25691; a request of World
Development for recommendation to the City Council for Certification of a Mitigated
Negative Declaration and approval of a ten acre subdivision in to 38 single family
units.
1. Chairman Tyler opened the public hearing and asked for the staff report
Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department. Staff noted the change for clarification to Condition #41 of the
tract map.
2. Senior Engineer Steve Speer stated DSUSD was proposing to building a
school on the south side of Miles Avenue and their proposed fire access lane
lines up with the access point of this tract. Staff is proposing to use three
turning movements at this site. They are agreeable to the left turn in as long
as it agrees with the fire access across the street. In addition, it will require
the City of Indio to agree.
3. Commissioner Robbins asked if the school had been approved. Staff stated
the school site has been determined, but regardless the City controls half of
the median and it will require the cooperation of both cities to allow the left
turn lane.
4. Chairman Tyler asked if the applicant would like to address the Commission.
Mr. Mike Smith, Warner Engineering representing the applicant, stated they
had no problem with the turn radius. They did have a question on Condition
# 14. Planning Manager Christine di Iorio stated the Historic Preservation
Commission requires all sites to have a monitor when excavation goes below
the existing grade. Nicole Criste, consultant planner, stated the City's
General Plan indicated this was an area of high significance and the report
identifies it as being fully mitigated.
5. Mr. Mike Smith questioned Condition #53 and ask for a 2:1 slope. Senior
Engineer Steve Speer stated there are a number of locations where the City
did allow the 2:1 slope; however, the City is trying to move away from this.
The idea is to create a wall that would serve as a sound mitigation. Mr.
Smith asked if Condition #65 was in regard to the Fringe -Toed Lizard fee.
Community Development Director Jerry Herman stated it was.
6. Commissioner Kirk asked staff to clarify whether the monitoring was only for
the checklist; there was no condition imposed on the tract. Planning Manager
Christine di Iorio stated a condition should be added to require monitoring for
the trenching.
C:\My Documents\WPDOCS\PC1-26-99.wpd I I
Planning Commission Meeting
January 12, 1999
7. Ms. Delores Lukina, 79-665 Star Flower Trail, stated her home backs up to
this project and she had submitted a letter to the City in 1996 regarding this
project, and one of the provisions at that time was that the developer would
honor building height limitations. Chairman Tyler stated the height was
governed by the Zoning Code. Her concern was that two story units could be
constructed on lots not directly adjacent to the Cactus Flower tract. They are
respectfully requesting that all units be required to be one story. Mr. Smith
stated no two story homes would be built.
8. Chairman Tyler asked if anyone else would like to speak on this item. There
being none, Chairman Tyler closed this portion of the public hearing and
opened the hearing to Commission discussion.
9. Commissioner Butler asked if staff would make a presentation on what the
City's stance was on what is required of a developer in regard to
archaeological issues. Staff stated briefly that every developer is required to
provide the City with a report stating whether significant sites are found in
conformance with CEQA. The only change is that it is now required prior to
certification of the EA and not at the time of grading. Commissioner Butler
asked if there were any financial limitations. Staff stated that when there is
a potentially significant site, findings can be made if an EIR is done to
mitigate the concerns.
10. Commissioner Robbins stated he had a concern about the way the streets in
the tracts are connected together as they can create collector streets with high
traffic. He would prefer to see a map of the entire area to see the overall
affect of the streets.
11. Commissioner Kirk asked if the subdivision could be conditioned to allow
only one story. City Attorney Dawn Honeywell stated the City does not have
the right to place such a condition on the tract. If the developer has no
objection, it could then be written into the conditions. Mr. Smith stated he
would be happy with a 22-foot height restriction. In addition, he agreed the
projects should not be forced to piece -meal their roads together.
12. Chairman Tyler thanked Mr. Smith for being acceptable to allowing only one
story units to be constructed. He does have serious concerns with the lots
only meeting the required minimum width. When he visualizes the tract he
sees nothing but garage doors. The developer stated they are trying to utilize
side -loaded garages.
13. Chairman Tyler asked if everything is going to be fill, and if so, why is the
pad elevation so much higher than the rest. Mr. Smith stated they have to
meet the CVWD requirements to connect to the existing sewers. Chairman
CAMy Documcnts\WPDOCS\PC1-26-99.wpd 12
Planning Commission Meeting
January 12, 1999
Tyler asked if Street Lot `B" will carry the same name as the street to the
north. Mr. Smith stated it would. Chairman Tyler questioned the use of
different slope examples and asked staff if there was any latitude. Senior
Engineer Steve Speer stated the wall would only be a couple feet high if a 2:1
slope was used. Chairman Tyler asked that the design of the setback and
retaining wall be approved by staff.
14. There being no further discussion, it was moved and seconded by
Commissioners Robbins/Abels to adopt Planning Commission Resolution
99-012 recommending to the City Council Certification of a Mitigated
Negative Declaration of Environmental Impact for Environmental
Assessment 98-369.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES; None. ABSENT: None. ABSTAIN None.
15. Commissioner Robbins asked if it would cause any problems to make Lot C
a cul-de-sac. Senior Engineer stated circulation is based on the street
circulation pattern. The City is trying to get the homeowners to a street
where they can make a full turn, and for this tract it is to the east. It is
difficult to make the streets match up especially on a small tract of this
nature.
16. It was moved and seconded by Commissioner Robbins/Kirk to adopt
Planning Commission Resolution 99-013, recommending to the City Council
approval of Tentative Tract 25691, subject to the Conditions of Approval as
submitted/amended:
a. Condition #53: Slopes generally shall not exceed 5:1 within public
rights of way and 3:1 in landscape areas outside the right of way as
approved by the City Engineer.
b. Condition #67: All houses shall be one story and not exceed 22 feet
in height.
C. Condition #68: Prior to issuance of a grading permit, the applicant
shall provide a map of the nonfill areas, specifically those area that
require trenching below the existing grade. These areas shall be
monitored by a qualified archaeologist during grading.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES; None. ABSENT: None. ABSTAIN None.
C:\My Documents\WPDOCS\PCI-26-99.wpd 13
Planning Commission Meeting
January 12, 1999
VI. BUSINESS ITEMS
A. Master Design Guidelines 99-002; a request of the Pacific Trades, Mr. David Miller
for approval of master design guidelines for construction of single family residences
throughout the Cove.
Chairman Tyler asked for the staff report. 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. Chairman Tyler asked if there were any questions of staff. There being none,
Chairman Tyler asked if a four bedroom unit is allowed without the third
garage. Staff stated if the lot is over 6,000 square feet they will be required
to have a third garage.
3. There being no further questions of staff, Chairman Tyler asked if anyone
else would like to speak regarding this project.
4. There being no further public comment, the public participation portion was
closed and open for Commission discussion.
5. Commissioner Robbins asked if the trees noted on the plans were appropriate
for City standards. Staff stated they were.
6. There being no discussion, it was moved and seconded by Commissioners
Butler/Robbins to adopt Planning Commission Resolution 99-003 approving
Master Design Guidelines 99-002, as submitted.
ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman
Tyler. NOES; None. ABSENT: None. ABSTAIN: None.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VIII. COMMISSIONER ITEMS
A. Chairman Tyler gave a report on the City Council meeting of January 19, 1999.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Abels/Robbins to
adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning
Commission to be held February 9, 1999, at 7:00 p.m. This meeting of the Planning Commission
was adjourned at 10:00 P.M. on January 26, 1999.
CAMy Documents\WPDOCS\PCI-26-99.wpd 14
PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 9, 1999
CASE NUMBERS: TENTATIVE TRACT MAP 29122 AND SITE DEVELOPMENT
PERMIT 99-643
APPLICANT: MSG ENTERPRISES, INC. (MR. LAURENCE S. GREENE)
PROPERTY
OWNER: SEOKTOP CONSTRUCTION (U.S.A.) INCORPORATED
ARCHITECT: VORTEX (MR. DANIEL K. THORNBURY, AIN
ENGINEERS: COACHELLA VALLEY ENGINEERS (MR. JAY GUNTHER, P.E.)
LANDSCAPE
ARCHITECT: RONALD GREGORY ASSOCIATES, INC.
LOCATION: ON THE EAST SIDE OF LAUREL VALLEY APPROXIMATELY 730
FEET NORTH OF SOUTHERN HILLS ABUTTING THE EXISTING
JACK NICKLAUS TOURNAMENT GOLF COURSE
REQUEST: RECOMMENDATION FOR APPROVAL OF 1) A SUBDIVISION OF
1.77 ACRES INTO 9 SINGLE FAMILY LOTS WITHIN THE
BOUNDARIES OF SPECIFIC PLAN 83-002 (AMENDMENT #3) IN
PGA WEST; AND 2) APPROVAL OF PROTOTYPE HOUSING UNITS
RANGING IN SIZE FROM 2,294 SQUARE FEET TO 2,353 SQUARE
FEET (COMPATIBILITY REVIEW)
ENVIRONMENTAL
CONSIDERATION: TENTATIVE TRACT MAP 29122 IS WITHIN SPECIFIC PLAN 83-
002 (PGA WEST). THE PROJECT IS EXEMPT FROM THE
CAUFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER
PUBLIC RESOURCES CODE SECTION 65457(A). AN
ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE
#83062922) WAS CERTIFIED BY THE CITY COUNCIL ON MAY
15, 1984 (RESOLUTION 84-28).
STPC 29122 - 30
RESO 29122 - 30, CONDTTM29122 - 30 Page 1 of 4
NO CHANGED CIRCUMSTANCES, OR CONDITIONS, EXIST
WHICH WOULD TRIGGER THE PREPARATION OF A
SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT
TO PUBLIC RESOURCES CODE 21166.
GENERAL
PLAN/
ZONING/
SPECIFIC
PLAN
DESIGNATIONS: LOW DENSITY RESIDENTIAL/RL (LOW DENSITY RESIDENTIAL)
AND RESIDENTIAL (SPR) PER SPECIFIC PLAN 83-002
(AMENDMENT #3)
BACKGROUND:
The PGA West Resort and Club is made up of numerous tentative tract maps which
have been approved since the 1984 approval of Specific Plan 83-002 (Resolution 84-
31). Existing housing units range in size from 1,283 square feet to over 5,000 square
feet. Started in 1986, PGA West is a country club community of approximately 1,784
residences (5,000 houses are allowed) and multiple championship golf courses.
Development built -out is anticipated to be approximately 2,500 housing units based
on development activity in recent years by various PGA West developers building
detached residential housing units.
In 1990, this site was graded to allow construction of 24 airspace condominium units
(Tract 25500-1). Properties to the west and southwest, across Laurel Valley, are
vacant (Tract 28776) and developed with airspace condominium units. Existing
airspace condominium units to the south were constructed approximately eight years
ago.
Project Request
The applicant proposes nine single family lots on 1.77 acres located at the terminus
of Laurel Valley, an existing private cul-de-sac street (Attachments 1 and 2). The
smallest lot is 7,818 square feet (Lot 1) and the largest is over 10,180 square feet
(Lot 9). The proposed lots back up to the existing Jack Nicklaus Tournament Golf
Course.
Prototype housing units, ranging in size from 2,294 square feet to 2,353 square feet,
are proposed. All plans are one-story, with each plan ranging in height to a maximum
STPC 29122 - 30
RESO 29122 - 30, CONDTTM29122 - 30 Page 2 of 4
of 18 feet, excluding the chimney projections. Each plan is laid out in a "C" shape to
provide a private entry courtyard. Within each plan, the roof heights vary due to the
different roof planes and sizes. The plans feature two car garages with Plan 1 offering
a golf cart storage area.
A Mediterranean architectural style is proposed for the project, utilizing exterior plaster
walls and concrete tile roofing with each plan having two different facades. Desert
color tones are proposed as required by SP 83-002.
The typical front yard landscaping plan is attached (Sheet PP-4). Front yards are to
include a minium of two shade trees, palm trees and numerous shrubs highlighted by
lawn. A varied plant palette is proposed. The planting program complies with the
plant pallette in the approved Specific Plan for PGA West.
The developer is proposing detached single family houses for the nine lots, lowering
the net density of the site from 13.5 dwellings/acre to 5 dwellings/acre from the plans
approved by the City for this site in 1989 and 1990 under Tentative Tract Map
25500. The lots exceed 6,500 square feet which is required by Specific Plan 83-002.
Public Notice - This request was advertised in the Desert Sun newspaper on January
27, 1999. All property owners in PGA West and within 500-feet of PGA West were
mailed a copy of the public hearing notice as required by the Subdivision Ordinance
and Zoning Ordinance of the La Quinta Municipal Code. To date, no comments have
been received from adjacent property owners.
Public Agency Review - All written comments received are on file with the Community
Development Department. All agency comments received have been made Conditions
of Approval for this case.
Architecture and Landscaping Review Committee Action (ALRC)
On February 3, 1999, the ALRC reviewed the prototype housing units of the applicant.
The Committee requested minor architectural upgrades to the front facade of Plan 3
(Elevation A) and also requested Bougainvillea vines be added to the planting list. The
Committee adopted Minute Motion 99-003, recommending approval subject to
conditions (Attachment 3).
TENTATIVE TRACT MAP FINDINGS:
The Tract Map, as conditioned, is consistent with adjacent development in the
immediate area, and in conformance with City and Specific Plan requirements. The
STPC 29122 - 30
RESO 29122 - 30, CONDTTM29122 - 30 Page 3 of 4
findings for a recommendation for approval can be made as noted in the attached
Tentative Tract Map Resolution.
SITE DEVELOPMENT FINDINGS:
The prototype plans proposed as part of the Site Development Permit, as conditioned
are compatible wit the existing residential development in PGA West. The findings for
a recommendation for approval can be made as noted in the attached Site
Development Permit Resolution.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 99-_, recommending to the City
Council approval of Tentative Tract Map 29122, subject to findings and
conditions.
2. Adopt Planning Commission Resolution 99- , approving Site Development
Permit 99-643, subject to findings and conditions.
Attachments:
1. Location Map
2. TTM 29122 - Reduced
3. Draft ALRC Minutes from February 3, 1999 (Excerpt)
4. Large Exhibits (Planning Commission Only)
Prepared by:
Greg Trousdell, Associate Planner
STPC 29122 - 30
RESO 29122 - 30, CONDTTM29122 - 30
Submitted by:
oL)atl-
,(A
Christine di lorio, Planning Manager
Page 4 of 4
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF SUBDIVISION OF 1.77
ACRES INTO 9-LOT SINGLE FAMILY LOTS LOCATED ON
THE EAST SIDE OF LAUREL VALLEY APPROXIMATELY
730 FEET NORTH OF SOUTHERN HILLS IN PGA WEST
CASE NO.: TENTATIVE TRACT MAP 29122
APPLICANT: MSG ENTERPRISES, INC. FOR SEOKTOP CONSTRUCTION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9th day of February, 1999, hold a duly noticed Public Hearing for MSG
Enterprises, Incorporated for a nine single family lot subdivision on 1.77 acres,
generally east of Laurel Valley and 730-feet north of Southern Hills in PGA West, more
particularly described as:
Lot 3 of Tract 25500-1 (Assessor's Parcel Number: 769-
440-019)
WHEREAS, the City Council, by approval of Specific Plan 83-002,
established a master planned community consisting of a maximum 5,000 residential
units oriented around multiple golf courses in conjunction with commercial and hotel
related land uses. Overall, the adopted Plan offers guidelines promoting a balanced
and functional mix of land uses consistent with the City's General Plan; 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 recommending
approval of said Tentative Tract Map 29122:
Finding Number 1 - Consistency with General Plan:
A. The property is designated Low Density Residential (LDR). The Land Use
Element of the General Plan allows residential land uses not exceeding
four dwelling units per acre. The project is consistent with the goals,
policies and intent of the La Quinta General Plan Land Use Element
(Chapter 2) because attached and detached residential units are permitted
and the project density is less than four units per acre including golf
course fairways, etc. The project, as conditioned, is consistent with the
goals, objectives, and policies of the General Plan Circulation Element.
RESOPCTTM 29122 - 30
Planning Commission Resolution 99-
Tentative Tract Map 29122
February 9, 1999
Finding Number 2 - Consistency with Specific Plan (SP 83-002, Amendment #3) and
City Zoning Ordinance:
A. The proposed single family lots exceed the minimum Specific Plan size
requirement of 6,500 square feet. Specific Plan 83-002 allows a
maximum of 5,000 houses oriented around golf courses and other resort
commercial land uses. The proposed residential lots will not impact the
overall growth and development of PGA West.
B. The proposed single family lots are consistent with the City's Zoning
Code in that development standards and criteria contained in the PGA
West Specific Plan supplement and/or replace those in the City's Zoning
Code. Single family houses are planned to be constructed as required by
SP 83-002. Conditions are recommended ensuring compliance with both
the PGA West Specific Plan and Zoning Code.
Finding Number 3 - Compliance with the California Environmental Quality Act:
A. Tentative Tract Map 29122 is within Specific Plan 83-002. The project
is exempt from the California Environmental Quality Act per Public
Resources Code Section 65457(a). An Environmental Impact Report
(State Clearinghouse # 83062922) was certified by the City Council on
May 15, 1984. No changed circumstances or conditions exist which
would trigger the preparation of a subsequent Environmental Impact
Report pursuant to Public Resources Code 21166. No additional
mitigation monitoring is required.
Finding Number 4 - Site and Landscape Design:
A. The proposed site design conforms with the design guidelines identified
in SP 83-002 and provides a harmonious transition between other
approved residential houses in PGA West.
B. The proposed common landscaping will be privately maintained. The
landscape design complements the surrounding residential areas in that
it enhances the aesthetic and visual quality of the area.
RESOPCTTM 29122 - 30
Planning Commission Resolution 99-
Tentative Tract Map 29122
February 9, 1999
C. The site is physically suitable for the proposed land division based on
construction work that occurred for Tract 25500 in 1990.
Finding Number 5 - Site Improvements:
A. Stormwater runoff will be diverted to the existing golf course to ensure
off -site properties are not impacted from seasonal storms.
B. Laurel Valley, an existing street, serves the proposed lots and connects
to other existing streets in the PGA West development.
C. Infrastructure improvements exist to serve the lots as planned under the
Specific Plan 83-002. No adverse impacts have been identified based on
letters of response from affected public agencies.
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 require compliance with those mitigation measures required
for Specific Plan 83-002, as amended;
3. That it does hereby confirm the conclusion that the Certified Environmental
Impact Report for Specific Plan 83-002, as amended, has adequately assessed
the environmental concerns of this Map; and
4. That it does hereby recommend that the City Council approve Tentative Tract
Map 29122 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 the 9tn day of February, 1999, by the
following vote, to wit:
AYES:
NOES:
RESOPCTTM 29122 - 30
Planning Commission Resolution 99-
Tentative Tract Map 29122
February 9, 1999
ABSENT:
ABSTAIN:
ROBERT T. TYLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPCTTM 29122 - 30
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29122
MSG ENTERPRISES, INC.
FEBRUARY 9, 1999
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against the
properties to which they apply (Assessor Parcel Number 769-440-019).
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this tentative map or any final map
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and
shall cooperate fully in the defense.
3. Tentative Tract Map No. 29122 shall comply with the requirements and standards of
§ § 66410 through 66499.58 of the California Government Code (the Subdivision Map
Act) and Chapter 13 of the La Quinta Municipal Code (LQMC).
4. This map approval shall expire and become null and void within two years, unless an
extension of time is granted according to the requirements of Section 13.12.150 of
the Subdivision Ordinance.
5. Prior to the issuance of a grading, construction or building permit, the applicant shall
obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
A:\C'ond TTM 29122 pc MSG.wpd(30) Pagel of 8
Planning Commission Resolution 99-_
Tentative Tract Map 29122
MSG Enterprises, Inc.
February 9, 1999
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.
PROPERTY RIGHTS
6. Prior to approval of a final map, the applicant shall acquire or confer easements and
other property rights required of the tentative map or otherwise necessary for
construction or proper functioning of the proposed development. Conferred rights shall
include easements to the City for emergency services.
7. The applicant shall retain the ten -foot public utility easement along Laurel Valley. The
easement may be reduced to five feet with the express concurrence of IID.
8. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures.
9. The applicant shall furnish proof of easements or written permission, as appropriate,
from owners of any abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
FINAL MAP(S) AND PARCEL MAP(S)
10. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of
the complete map, as approved by the City's map checker, on storage media and in
a program format acceptable to the City Engineer. The files shall utilize standard
AutoCad menu items so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
A:\Cbnd TTM 29122 pc MSG.wpd(30) Page 2 of 8
Planning Commission Resolution 99-_
Tentative Tract Map 29122
MSG Enterprises, Inc.
February 9, 1999
IMPROVEMENT AGREEMENT
As used throughout these conditions of approval, professional titles such as "engineer,"
"surveyor," and "architect" refer to persons currently certified or licensed to practice their
respective professions in the State of California.
11. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and landscape architects, as appropriate. Plans shall be submitted on 24"
x 36" media in the categories of "Rough Grading" and "Precise Grading." Rough
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.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
12. The City may maintain standard plans, details and/or construction notes for elements
of construction. For a fee established by City resolution, the applicant may acquire
standard plan and/or detail sheets from the City.
13. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to the City
Engineer. The files shall utilize standard AutoCad menu items so they may be fully
retrieved into a basic AutoCad program. At the completion of construction and prior
to final acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
IMPROVEMENT AGREEMENT
14. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, secured agreement to construct improvements and/or satisfy obligations
required by the City prior to approval of a final map. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
A:\('ond TTM 29122 pc MSG.wpd(30) Page 3 of 8
Planning Commission Resolution 99-
Tentative Tract Map 29122
MSG Enterprises, Inc.
February 9, 1999
15. If improvements are secured, the applicant shall provide estimates of improvement
costs for checking and approval by the City Engineer. Estimates shall comply with the
schedule of unit costs adopted by City resolution or ordinance. For items not listed in
the City's schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other agencies
shall be approved by those agencies. Security is not required for telephone, gas, or
T.V. cable improvements. However, tract improvements shall not be agendized for
final acceptance until the City receives confirmation from the telephone authority that
the applicant has met all requirements for telephone service to lots within the
development.
16. If improvements are phased with multiple final maps or other administrative approvals
(e.g., a Site Development Permit), off -site improvements and common improvements
shall be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each phase
shall be completed and satisfied prior to completion of homes or occupancy of
permanent buildings within the phase and subsequent phases unless a construction
phasing plan is approved by the City Engineer.
17. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City may halt issuance of
building permits or final building inspections or otherwise withhold approvals related
to the development of the project until the applicant makes satisfactory progress on
the improvements or obligations or has made other arrangements satisfactory to the
City.
18. The applicant shall pay cash or provide security for applicant's required share of
improvements which have been or may be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. Completion of off -site improvements associated with Specific Plan 83-002 - the
applicant shall pay a fair share of the cost of the remaining off -site improvements
based on this map's percentage of the remaining undeveloped residential and
resort guest property within the specific plan.
AACond TTM 29122 pc MSG.wpd(30) Page 4 of 8
Planning Commission Resolution 99-_
Tentative Tract Map 29122
MSG Enterprises, Inc.
February 9, 1999
The applicant's obligations for all or a portion of the participatory improvements may,
at the City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
GRADING
19. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan
prepared by a qualified engineer. The grading plan shall conform with the
recommendations of the soils report and be certified as adequate by a soils engineer
or engineering geologist. The plan must be approved by the City Engineer prior to
issuance of a grading permit. 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.
20. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
21. The applicant shall endeavor to minimize differences in elevation at abutting properties
and between separate tracts and lots within this development. Building pad elevations
on contiguous lots shall not differ by more than three feet except for dots within a
tract, but not sharing common street frontage, where the differential shall not exceed
five feet. If compliance with this requirement is impractical, the City will consider and
may approve alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
22. 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.
23. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided with
other erosion control measures approved by the Community Development and Public
Works Departments.
24. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a 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.
A:\fond TTM 29122 pc MSG.wpd(30) Page 5 of 8
Planning Commission Resolution 99-_
Tentative Tract Map 29122
MSG Enterprises, Inc.
February 9, 1999
DRAINAGE
25. Stormwater and nuisance water handling shall conform with the approved hydrology
and drainage plan for Specific Plan 83-002.
UTILITIES
26. Underground utilities shall be installed prior to overlying hardscape. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
27. If applicant desires to make cuts in the Laurel Valley street pavement for installation
or abandonment of utility laterals or other reasons, the applicant shall obtain a permit
for the work and shall comply with all provisions of the permit.
28. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection
of permanent building(s) on the lot.
QUALITY ASSURANCE
29. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
30. The applicant shall employ or retain qualified civil engineers, geotechnical engineers,
surveyors, or other appropriate professionals to provide sufficient construction
supervision to be able to furnish and sign accurate record drawings.
31. 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 the City as
evidence that construction materials and methods comply with plans and
specifications.
32. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public and street improvement plans which were signed by the
City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy of the drawings. The applicant shall revise the CAD or
raster -image files previously submitted to the City to reflect as -constructed conditions.
A:Wond TTM 29122 pc MSG.wpd(30) Page 6 of 8
Planning Commission Resolution 99-_
Tentative Tract Map 29122
MSG Enterprises, Inc.
February 9, 1999
LANDSCAPING
33. The applicant shall provide landscaping in the front yard areas for each lot.
34. Prior to submitting the landscape and irrigation plans for approval by the Community
Development Department, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner. The plans shall comply with Chapter
8.13 of the Municipal Code.
35. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of aboveground utility structures.
36. The developer and subsequent property owner shall continuously maintain all required
landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of
the Zoning Ordinance.
FEES AND DEPOSITS
37. 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.
38. 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.
39. Plan checking fees shall be paid to the Riverside County Fire Department when plans
are submitted for review and approval.
40. Prior to building permit issuance, school impact fees shall be paid by the developer.
FIRE DEPARTMENT
41. Fire hydrants in accordance with Coachella Valley Water District Standard W-33 shall
be located at each street intersection paced not more than 330 feet apart in any
direction with no portion of any lot frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 1,500 g.p.m. for a 2-hour duration at 20 psi. Blue dot
reflectors shall be mounted in the middle of streets directly in line with fire hydrants.
AACond TTM 29122 pc MSG.wpd(30) Page 7 of 8
Planning Commission Resolution 99-
Tentative Tract Map 29122
MSG Enterprises, Inc.
February 9, 1999
42. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
43. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans shall
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will be signed and approved by the registered Civil
Engineer and the local water company with the following certification: "/ certify that
the design of the water system is in accordance with the requirements prescribed by
the Riverside County Fire Department."
44. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building materials being placed on
an individual lot.
MISCELLANEOUS
45. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
46. Applicable conditions of Specific Plan 83-002 shall be met prior to building permit
issuance.
A:Wond TTM 29122 pc MSG.wpd(30) Page 8 of 8
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 99-643, SUBJECT TO
CONDITIONS, PROVIDING COMPATIBILITY APPROVAL OF
THREE PROTOTYPE UNITS FOR CONSTRUCTION IN PGA
WEST
CASE NO.: SITE DEVELOPMENT PERMIT 99-643
APPLICANT: MSG ENTERPRISES, INC. FOR SEOKTOP CONSTRUCTION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9th day of February, 1999, hold a duly noticed Public Hearing to consider
the request of MSG Enterprises, Incorporated to approve architectural and landscape
plans for three new prototype residential plans to be constructed in Specific Plan 83-
002 (PGA West), more particularly described as:
Tracts 29121, 29122 and 29125
WHEREAS, the City's Architecture and Landscaping Review Committee
did on the 3`d day of February, 1999, reviewed the prototype units for SDP 99-643,
and by adoption of Minute Motion 99-003, recommended approval, subject to
conditions.
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.
A:\Reso PC SDP 643 MSG.wpd
Planning Commission Resolution 99-_
Site Development Permit 98-643
February 9, 1999
4. The recommended approval and Code requires a minimum of one 24" box size
tree in the front yard. The landscape plan's presented by the applicant comply
with the provisions of Section 9.60.300 of the Zoning Code.
5. The proposed units vary from 2,294 square feet to 2,353 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; and
2. That it does hereby approve Site Development Permit 99-643 for the reasons
set forth in this Resolution, subject to the Conditions as attached hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 9" day of February, 1999, 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
AAReso PC SDP 643 MSG.wpd
PLANNING COMMISSION RESOLUTION 99- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 99-643
FEBRUARY 9, 1999
GENERAL CONDITIONS
1 . This approval is for three prototype units of the following approximate sizes:
Plan 1 - 2,310 square feet
Plan 2 - 2,294 square feet
Plan 3 - 2,353 square feet
2. The final landscaping plans shall be reviewed and approved by the Community
Development Department, prior to issuance of any building permits issued for
units authorized by this approval. The plans shall comply with Chapter 8.13
(Water Conservation) of the Municipal Code.
3. The garage doors shall be sectional metal doors matching existing PGA West
houses.
4. Gates in side yards shall match those used in the existing residences (i.e.,
tubular steel or wrought iron).
5. Fencing for the prototype houses shall be masonry clad with stucco matching
existing PGA West fencing.
6. Landscape and irrigation plans shall be prepared in compliance with Section
9.60.300 of the Zoning Ordinance. The plans shall be approved by the
Community Development Department, Coachella Valley Water District, Riverside
County Agricultural Commissioner before they will be considered final.
7. 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.
8. The precise plan plot shall be submitted to the Building and Safety Department
for plan check review and approval. The plans shall be submitted to the
Community Development Department for approval, prior to issuance of any
building permits issued for units authorized by this approval.
Cond pc sdp 643 - 30 Page 1 of 2
Planning Commission Resolution 99-
Conditions of Approval - Recommended
Site Development Permit 99-643
February 9, 1999
9. A Minor Use Permit application shall be filed with the Community Development
Department to establish a model home sales complex and construction trailer
facilities pursuant to Sections 9.60.210 and 9.60.250 of the Zoning Code.
10. A Sign Permit application is required for on -site advertising. Applications for
signs shall be submitted to the Community Development Department for
approval prior to fabrication and/or installation.
11. Bougainvillea vines shall be added to the plant palette.
12. Architectural upgrades shall be made to the front facade of Plan 3 (Elevation A)
which may include windows, plant-ons, or other embellishments, subject to
approval of the Community Development Director prior to building permit
issuance.
Cond pe sdp 643 - 30 Page 2 of 2
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ATTACHMENT #
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
February 3, 1999 10:00 a.m.
�^ T•r RDER
A. This meeting of the Architectural and Lan „was called to order
at 10:03 a.m. by Planning Manager Christine di Iorio who led the flag sale.
B. Committee Members present: Bill Bobbitt and Dennis C
C. Staff present: Planning Manager Christine di Iorio, Prin ' al Planner Stan Sawa,
Associate Planner Greg Trousdell, and Executive Sepdary Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AG
IV. CONSENT CALENDAR:
A. Planning MaDa er Christine di Iorio asked if there were any changes to the Minutes
of Janua , 1999. There being no corrections, it was moved and seconded by
ComOftee Members Bobbitt/Cunaingham to approve the minutes as submitted.
t nimousiy approved.
V. �INESS ITEMS:
A. 'te DevejQpment Pemit 98-643; a request of MSG Enterprises, Inc., for approval
of architectural and landscaping plans for three new prototype residential plans to be
constructed in Tracts 29121, 29122, and 29125 in PGA West.
1. Associate Planner Greg Trousdell presented the information contained in the
staff report, a copy of which is on file in the Community Development
Department.
2. Committee Member Cunningham stated the architecture in these tracts has
been Spanish Colonial and these elevations are compatible. His only
comment is the front elevation on Plan 3 unit appears to be on the flat and
less appealing than the other plans. It needs more detail on the front such as
a popout. The unit with a hip roof with a flat section, needs architectural
treatment added to it.
CAMy Documents\WPDOCS\AI,RC2-3-99.wpd I
Architectural & Landscape Review Committee
February 3, 1999
3. Mr. Dan Thornbury, architect, Mr. Larry Green from MSG Enterprises, and
Dan Odle of Principal Construction, stated they had no objection to the
suggestion.
4. Committee Member Bobbitt noted that a Bougainvillea plant needed to be
added to the plant list.
There being no further discussion, it was moved and seconded by Committee
Members Cunningham/Bobbitt to adopt Minute Motion 99-003
recommending to the Planning Commission approval of Site Development
Permit 98-643 with the two additional conditions:
a. The Plan 3 guest house front elevation shall provide additional design
articulation.
b. The Bouganvilla plant shall be added to the plant list.
Unanimously approved.
pal of
architectural plans for three prototype plans to be constructed on Citru;,axIIesa in
the Citrus project.
1. Principal Plater Stan Sawa presented the information c tained in the staff
report, a copy of which is on file in the Co unity Development
Department, Staff noted the applicant was requesti to delete Elevation `B"
which has the stone fide . Staff noted th recommended conditions
including the concern regarding the stone facade.
2. Committee Member Bobbitt stated he vas concerned that if Elevation "B"
was deleted the project would only Dave two elevations. Mr Jose Torres,
representing Sheffield Homes, stated they could still have three elevations.
Elevation LB" has a flat concrete tile roof and stone work which has raised
compatibility concerns with the Citrus Homeowners' Association and staff.
This is why they were considering the deletion of this elevation.
Committee Member Cunningham commended the applicant on the quality of
their designs and stated it was unfortunate the Homeowners' Association
limited them on their architectural designs. He suggested they revisit the idea
of using the stone in their design. Discussion followed regarding the use of
stone.
4. Committe6 Member Bobbitt stated he liked the designs as submitted. It may
not fit with the rest of the look at the Citrus, but he too was tired of seeing the
same ,design and would like to see a little more variety in the units being
proposed. Rock work around the windows would be a nice detail.
CAMy Documents\WPDOCS\ALRC2-3-99.wpd 2
PH #B
PLANNING COMMISSION MEETING
STAFF REPORT
DATE: FEBRUARY 9, 1999
CASE NO.: TENTATIVE TRACT MAP 29121
APPLICANT: MSG, ENTERPRISES, INC.
PROPERTY
OWNER: SEOKTOP CONSTRUCTION (U.S.A.) INC.
ENGINEER: COACHELLA VALLEY ENGINEERS
LOCATION: WINGED FOOT, NORTH OF SOUTHERN HILLS, WEST OF
MADISON STREET IN PGA WEST
REQUEST: REQUEST FOR RECOMMENDATION TO SUBDIVIDE 2.98
ACRES INTO 17 SINGLE FAMILY RESIDENTIAL LOTS
ENVIRONMENTAL: TENTATIVE TRACT 29121 IS WITHIN PGA WEST
SPECIFIC PLAN 83-002 (PGA WEST). THE PROJECT IS
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PER PUBLIC RESOURCES CODE
SECTION 65457(A). AN ENVIRONMENTAL IMPACT
REPORT (STATE CLEARINGHOUSE #83062922) WAS
CERTIFIED BY THE CITY COUNCIL ON MAY 15, 1984
(RESOLUTION 84-28). NO CHANGED CIRCUMSTANCES,
OR CONDITIONS, EXIST WHICH WOULD TRIGGER THE
PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
IMPACT REPORT PURSUANT TO PUBLIC RESOURCES
CODE 21166.
GENERAL PLAN/
ZONING/SPECIFIC
PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL/RL (LOW DENSITY
RESIDENTIAL AND RESIDENTIAL (SPR) PER SPECIFIC
PLAN 83-002 (AMENDMENT #3)
Proposed Tentative Tract Map 29121 is within PGA West - (Specific Plan 83-002,
Amendment 3), which is made up of numerous tentative tract maps that have been
approved since 1984. The Specific Plan allows for a total of 5,000 residential units.
There are approximately 1,784 existing residential units within the Specific Plan. The
location of the proposed subdivision is depicted in Attachment 1.
Project Request
Tentative Tract Map 29121 (Attachment 2) proposes to reconfigure Lot 3 and Lot 4
of Tract 25500-2 into 17 single family lots. The total acreage of the project area is
2.98 acres. The proposed lots range in size from 7593 to 7786 square feet. Lot
widths range from 51.2 to 51.3 feet. All lots front onto Winged Foot, a private street,
and back onto an existing golf course fairway.
This application is a companion to the application for proposed TTM 29122 and TTM
29125 in that all three subdivisions are proposed by the same applicant and will have
the units proposed by Site Development Permit 99-643 constructed on them. See the
staff report for Tentative Tract Map 29122 and Site Development Permit 99-643 for
information on the proposed prototype units.
The model complex would be located on proposed TTM 29121, on Lots 14 through
17, to promote unit sales for all three of the applicant's subdivisions. The proposed
model complex is subject to an approved Minor Use Permit, for which the applicant
must submit an application.
Public Agency Review: Staff mailed a copy of the applicant's request to responsible
agencies on December 7, 1998. All written comments received are on file with the
Community Development Department. All applicable agency comments received have
been made part of the Conditions of Approval for this subdivision.
Public Notice: This requested subdivision was advertised in the Desert Sun newspaper
on January 27, 1999. AEI property owners in PGA West and within 500 feet of PGA
West were mailed a copy of the public hearing notice as required by the Subdivision
Ordinance and Zoning Code of the La Quinta Municipal Code. As of January 28, 1999,
no written comments have been received from the public. All correspondence received
before the meeting will be given to the Planning Commission.
Public Agency Review: All written comments received are on file with the Community
Development Department. All applicable agency comments received have been made
part of the Conditions of Approval for this subdivision.
TENTATIVE TRACT FINDINGS:
The Tract Map, as conditioned, is consistent with adjacent development in the
immediate area, and in conformance with City and Specific Plan requirements. The
findings for a recommendation for approval can be made as noted in the attached
Tentative Tract Map Resolution.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 99-, recommending to the City
Council approval of Tentative Tract Map 29121, subject to the Findings and
Conditions.
Attachments:
1. Location Map
2. TTM 29121 Exhibit
Prepared by:
Leslie Mouriquand, Associate Planner
PALESLIE\perptTTM29121 MSG.wpd
Submitted by:
hnstine di to o, Planny�g Manager
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP 29121 TO
DEVELOP A 17 SINGLE FAMILY LOT SUBDIVISION
ON 2.98 ACRES LOCATED ON WINGED FOOT,
NORTH OF SOUTHERN HILLS, WEST OF MADISON
STREET, WITHIN SPECIFIC PLAN 83-002
AMENDMENT 3 (PGA WEST).
CASE NO.: TENTATIVE TRACT MAP 29121
APPLICANT: MSG ENTERPRISES, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 9th day of February, 1999, hold a duly noticed Public Hearing for MSG Enterprises,
Inc. for development of a single family residential 17 lot subdivision on 2.98 acres generally
located on Winged Foot, north of Southern Hill, west of Madison Street, of Mango within
Specific Plan 83-002 Amendment 3 (PGA WEST), more particularly described as:
APN's: 769-442-069 and 769-442-088
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 recommending approval
of said Tentative Tract Map 29121:
Finding Number 1 - Consistency with General Plan:
The City's General Plan designates the subdivision as Low Density Residential (2-4
dwelling units per acre) which allows single family housing (e.g. attached or
detached housing units). The proposed Tentative Tract Map 29121 reconfiguration
would increase the total lot count by 15 single family residential lots that would be
allowed by Specific Plan 83-002 Amendment 3 given the total acreage. This map
proposes lots greater than the 7,200 square feet minimum required by the RL
Zoning District. As designed, the proposed single family development of Tentative
Tract 29121 is consistent with the City's General Plan, Specific Plan 83-002
Amendment 3, and the RL Zoning District development standards.
Finding Number 2 - Tract Design/Improvements
A private interior street and the proposed residential lots have been designed along
the existing golf course fairways. Design standards of the City's General Plan,
Specific Plan 83-002 Amendment 3, and Subdivision Ordinance have been included
into the project's design. Street and other infrastructure improvements are partially
P ALESLI E\PCresTTM29121.wpd
Planning Commission Resolution 99-
Tentative Tract Map 29121
installed to service the proposed subdivision, and remaining infrastructure will be
bonded for construction. Impacts associated with development of the project can
be mitigated through adherence to the recommended conditions.
Finding Number 3 - Health and Safety
All necessary infrastructure improvements for this project have been partially
installed for the majority of the project area. This includes water, sewer, streets, and
other necessary improvements. The health, safety and welfare of residents is
ensured based on recommended conditions, and by previous assessment of these
issues in the Environmental Impact Report prepared for Specific Plan 83-002.
Finding Number 4 -Wildlife and Habitat
The design of the subdivision and proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat, as these issues were reviewed and mitigation identified by
the Environmental Impact Report prepared for Specific Plan 83-002.
Finding_Number 5 - Easements and Public Access
The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision, as the proposed subdivision is part of a larger
planned community for which these issues have been addressed.
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 require compliance with those mitigation measures required for
Specific Plan 83-002 Amendment 3;
4. That it does recommend approval to the City Council of Tentative Tract Map 29121
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 9th day of February, 1999, by the following vote, to wit:
P:\LESLIE\PCresTTM29121.wpd
Planning Commission Resolution 99-
Tentative Tract Map 29121
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:\LESLIE\PCresTTM29121.wpd
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29121
MSG ENTERPRISES, INC.
FEBRUARY 9, 1999
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against the
properties to which they apply (Assessors Parcel Numbers 769-442-069 and 769-442-
088).
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this tentative map or any final map
thereunder. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and
shall cooperate fully in the defense.
3. Tentative Tract Map No. 29121 shall comply with the requirements and standards of
§ § 66410 through 66499.58 of the California Government Code (the Subdivision Map
Act) and Chapter 13 of the La Quinta Municipal Code (LQMC).
4. This map approval shall expire and become null and void within two years, unless an
extension of time is granted according to the requirements of Section 13.12.150 of
the Subdivision Ordinance.
5. Prior to the issuance of a grading, construction or building permit, the applicant shall
obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• 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.
PA29121-c.ofa.wpd 1
Planning Commission Resolution 99-_
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
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.
5. The applicant shall comply with the terms and requirements of the infrastructure fee
program in effect at the time of issuance of building permits.
PROPERTY RIGHTS
6. Prior to approval of a final map, the applicant shall acquire or confer easements and
other property rights required of the tentative map or otherwise necessary for
construction or proper functioning of the proposed development. Conferred rights shall
include easements to the City for emergency services.
7. The applicant shall retain the ten -foot public utility easement along Laurel Valley. The
easement may be reduced to five feet with the express concurrence of IID.
8. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures.
9. The applicant shall furnish proof of easements or written permission, as appropriate,
from owners of any abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
FINAL MAP(S) AND PARCEL MAP(S)
10. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of
the complete map, as approved by the City's map checker, on storage media and in
a program format acceptable to the City Engineer. The files shall utilize standard
AutoCad menu items so they may be fully retrieved into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect" refer to persons currently certified or licensed to practice their
respective professions in the State of California.
P129121-c.ofa.wpd 2
Planning Commission Resolution 99-
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
11. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and landscape architects, as appropriate. Plans shall be submitted on 24"
x 36" media in the categories of "Rough Grading," "Precise Grading" and
"Landscaping." 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.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
12. The City may maintain standard plans, details and/or construction notes for elements
of construction. For a fee established by City resolution, the applicant may acquire
standard plan and/or detail sheets from the City.
13. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to the City
Engineer. The files shall utilize standard AutoCad menu items so they may be fully
retrieved into a basic AutoCad program. At the completion of construction and prior
to final acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
IMPROVEMENT AGREEMENT
14. The applicant shall construct improvements and/or satisfy obligations, or furnish an
executed, secured agreement to construct improvements and/or satisfy obligations
required by the City prior to approval of a final map. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
15. If improvements are secured, the applicant shall provide estimates of improvement
costs for checking and approval by the City Engineer. Estimates shall comply with the
schedule of unit costs adopted by City resolution or ordinance. For items not listed in
the City's schedule, estimates shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other agencies
shall be approved by those agencies. Security is not required for telephone, gas, or
i'129121-c.ofa.wpd 3
Planning Commission Resolution 99-
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
T.V. cable improvements. However, tract improvements shall not be agendized for
final acceptance until the City receives confirmation from the telephone authority that
the applicant has met all requirements for telephone service to lots within the
development.
16. If improvements are phased with multiple final maps or other administrative approvals
(e.g., a Site Development Permit), off -site improvements and common improvements
shall be constructed or secured prior to approval of the first phase unless otherwise
approved by the City Engineer. Improvements and obligations required of each phase
shall be compaeted and satisfied prior to completion of homes or occupancy of
permanent buildings within the phase and subsequent phases unless a construction
phasing plan is approved by the City Engineer.
17. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City may halt issuance of
building permits or final building inspections or otherwise withhold approvals related
to the development of the project until the applicant makes satisfactory progress on
the improvements or obligations or has made other arrangements satisfactory to the
City.
18. The applicant shall pay cash or provide security for applicant's required share of
improvements which have been or may be constructed by others (participatory
improvements),
Participatory improvements for this development include:
A. Completion of off -site improvements associated with Specific Plan 83-002 - the
applicant shall pay a fair share of the cost of the remaining off -site improvements
based on this map's percentage of the remaining undeveloped residential and
resort guest property within the specific plan.
The applicant's obligations for all or a portion of the participatory improvements may,
at the City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
GRADING
19. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan
prepared by a qualified engineer. The grading plan shall conform with the
recommendations of the soils report and be certified as adequate by a soils engineer
or engineering geologist. The plan must be approved by the City Engineer prior to
issuance of a grading permit. A statement shall appear on final maps (if any are
PA29121-c.ofampd 4
Planning Commission Resolution 99-_
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
required of this development) that a soils report has been prepared pursuant to Section
17953 of the Health and Safety Code.
20. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
21. The applicant shall endeavor to minimize differences in elevation at abutting properties
and between separate tracts and lots within this development. Building pad elevations
on contiguous lots shall not differ by more than three feet except for lots within a
tract, but not sharing common street frontage, where the differential shall not exceed
five feet. If compliance with this requirement is impractical, the City will consider and
may approve alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
22. 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.
23. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided with
other erosion control measures approved by the Community Development and Public
Works Departments.
24. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a 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.
DRAINAGE
25. Stormwater and nuisance water handling shall conform with the approved hydrology
and drainage plan for Specific Plan 83-002.
UTILITIES
26. Underground utilities shall be installed prior to overlying hardscape. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
' \29121-c.ofa.wpd 5
Planning Commission Resolution 99-_
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
27. If applicant desires to make cuts in the Laurel Valley street pavement for installation
or abandonment of utility laterals or other reasons, the applicant shall obtain a permit
for the work and shall comply with all provisions of the permit.
28. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection
of permanent building(s) on the lot.
LANDSCAPING
29. The applicant shall landscape the adjacent common area on the east side of Winged
Foot (created by Tract 25500-2 underlying this tentative map) prior to final inspection
and occupancy of any homes within the tract unless a phasing plan or construction
schedule is approved by the City Engineer.
30. Landscape and irrigation plans for the common area shall be signed and stamped by
a licensed landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by the
City Engineer. Plans are not approved for construction until signed by the City
Engineer.
31. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 18 inches of curbs along public streets.
32. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
33. The developer and subsequent property owner shall continuously maintain all required
landscaping in a healthy and viable condition as required by Section 9.60.240 (E3) of
the Zoning Ordinance.
34. The applicant shall provide landscaping in the front yard areas for each lot.
35. Prior to submitting the landscape and irrigation plans for approval by the Community
Development Department, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner. The plans shall comply with Chapter 8.13
of the municipal Code,
QUALITY ASSURANCE
P A29121-c.ot'a.,.tipd 6
Planning Commission Resolutior 99-_
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
36. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
37. The applicant shall employ or retain qualified civil engineers, geotechnical engineers,
surveyors, or other appropriate professionals to provide sufficient construction
supervision to be able to furnish and sign accurate record drawings.
38. 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 the City as
evidence that construction materials and methods comply with plans and
specifications. Where retention basins are installed, testing shall include a sand filter
percolation test, as approved by the City Engineer, after required tract improvements
are complete and soils have been permanently stabilized.
39. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public and street improvement plans which were signed by the
City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy of the drawings. The applicant shall revise the CAD or
raster -image files previously submitted to the City to reflect as -constructed conditions.
MAINTENANCE
40. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements.
FEES AND DEPOSITS
41. 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.
41. 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.
A29121-c.ofampd 7
Planning Commission Resolution 99-_
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
42. Plan checking fees shall be paid to the Riverside County Fire Department when plans
are submitted for review and approval.
43. Prior to building permit issuance, school impact fees shall be paid by the developer.
FIRE DEPARTMENT CONDITIONS:
44. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each street
intersection spaced not more than 330 feet apart in any direction with no portion of
any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be
1500 gpm for a 2 hour duration at 20 psi. Blue dot reflectors shall be mounted in the
middle of streets directly in line with fire hydrants.
46. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrants(s) are either existing or that financial
arrangements have been made to provide them.
47. Prior to recordation of the final map, developer/developer will furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans will
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will be signed/approved 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."
48. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on
an individual lot.
49. A temporary water supply for fire protection may be allowed for the construction of
the model units only. Plans for a temporary water system must be submitted to the
Fire Department for review prior to issuance of building permits.
MISCELLANEOUS
50. The applicant shall obtain an approved Minor Use Permit for the proposed model home
complex, prior to construction of the model units.
51. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
PA29121-c.ofa.wpd 8
Planning Commission Resolution 99-_
Tentative Tract Map 29121
MSG Enterprises, Inc.
February 9, 1999
52. Applicable conditions of Specific Plan 83-002 shall be met prior to building permit
issuance.
A29121-c.ofa.wpd 9
PH #C
PLANNING COMMISSION MEETING
STAFF REPORT
DATE: FEBRUARY 9, 1999
CASE NO.: TENTATIVE TRACT MAP 29125
APPLICANT: MSG, ENTERPRISES, INC.
PROPERTY
OWNER: SEOKTOP CONSTRUCTION (U.S.A.) INC.
ENGINEER: COACHELLA VALLEY ENGINEERS
LOCATION: RIVIERA WAY, EAST OF SHOAL CREEL, SOUTH OF 54T"
AVENUE IN PGA WEST
REQUEST: REQUEST FOR RECOMMENDATION TO SUBDIVIDE 1.82
ACRES INTO 10 SINGLE FAMILY RESIDENTIAL LOTS
ENVIRONMENTAL: TENTATIVE TRACT 29125 IS WITHIN PGA WEST
SPECIFIC PLAN 83-002 (PGA WEST). THE PROJECT IS
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PER PUBLIC RESOURCES CODE
SECTION 65457(A). AN ENVIRONMENTAL IMPACT
REPORT (STATE CLEARINGHOUSE #83062922) WAS
CERTIFIED BY THE CITY COUNCIL ON MAY 15, 1984
(RESOLUTION 84-28). NO CHANGED CIRCUMSTANCES,
OR CONDITIONS, EXIST WHICH WOULD TRIGGER THE
PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
IMPACT REPORT PURSUANT TO PUBLIC RESOURCES
CODE SECTION 21166.
GENERAL PLAN/
ZONING/SPECIFIC
PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL/RL (LOW DENSITY
RESIDENTIAL AND RESIDENTIAL (SPR) PER SPECIFIC
PLAN 83-002 (AMENDMENT #3)
P:\LESLIE\PCrptTTM29125MSG.wpd
BACKGROUND:
Proposed Tentative Tract Map 29125 is within PGA West - (Specific Plan 83-002,
Amendment 3), which is made up of numerous tentative tract maps that have been
approved since 1984. The Specific Plan allows for a total of 5,000 residential units.
There are approximately 1,784 existing residential units within the Specific Plan. The
location of the proposed subdivision is depicted in Attachment 1.
Project Request
Tentative Tract Map 29125 (Attachment 2) proposes to reconfigure Lot 1 of Tract
24317-3 into 10 single family lots. The total acreage of the project area is 1 .82 acres.
The proposed lots range in size from 7240 to 12,101 square feet. Lot widths range
from 52.5 to 114.6 feet. All lots front onto Riviera Way, a private street, and back
onto an existing golf course fairway.
This application is a companion to the application for proposed TTM 29121 and TTM
29122 in that all three subdivisions are proposed by the same applicant and will have
the units proposed by Site Development Permit 99-643 constructed on them. See the
staff report for Tentative Tract 29122 and Site Development Permit 99-643 for
information on the proposed prototype units.
Public Notice: This requested subdivision was advertised in the Desert Sun
newspaper on January 27, 1999. All property owners in PGA West and within 500
feet of PGA West were mailed a copy of the public hearing notice as required by the
Subdivision Ordinance and Zoning Code of the La Quinta Municipal Code. As of
January 28, 1999, no written comments have been received from the public. All
correspondence received before the meeting will be given to the Planning Commission.
Public Agency Review: All written comments 'received are on file with the Community
Development Department. All applicable agency comments received have been made
part of the Conditions of Approval for this subdivision.
TENTATIVE TRACT FINDINGS:
The Tract Map, as conditioned, is consistent with adjacent development in the
immediate area, and in conformance with City Zoning and Specific Plan requirements.
The findings for a recommendation for approval can be made as noted in the attached
Tentative Tract Resolution.
PALESLIE\PCrptTTM29125MSG.wpd 2
RECOMMENDATION:
1. Adopt Planning Commission Resolution 99- , recommending to the City
Council approval of Tentative Tract Map 29125, subject to the Findings and
Conditions.
Attachments:
1. Location Map
2. TTM 29125 Exhibit
Prepared by:
Leslie Mouriquand, Associate Planner
P:\LESLIE\PCrptTTM29125MSG.wpd 3
Submitted by:
Christine di lorio, Planni g Manager
i
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP 29126 TO
DEVELOP A 10 SINGLE FAMILY LOT SUBDIVISION
ON 1.82 ACRES LOCATED ON RIVIERA WAY, EAST
OF SHOAL CREEK, SOUTH OF 54T" AVENUE,
WITHIN SPECIFIC PLAN 83-002 AMENDMENT 3
(PGA WEST).
CASE NO.: TENTATIVE TRACT MAP 29125
APPLICANT: MSG ENTERPRISES, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 91h day of February, 1999, hold a duly noticed Public Hearing for MSG Enterprises,
Inc. for development of a single family residential 10 lot subdivision on 1.82 acres generally
located on Riviera Way, east of Shoal Creek, south of 541h Avenue, within Specific Plan 83-
002 Amendment 3 (PGA WEST), more particularly described as:
APN: 769-500-017
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 recommending approval
of said Tentative Tract Map 29125:
Finding Number 1 - Consistency with General Plan:
The City's General Plan designates the subdivision as Low Density Residential (2-4
dwelling units per acre) which allows single family housing (e.g. attached or
detached housing units). The proposed Tentative Tract Map 29125 reconfiguration
would increase the total lot count by 9 single family residential lots that would be
allowed by Specific Plan 83-002 Amendment 3 given the total acreage. This map
proposes lots greater than the 7,200 square feet minimum required by the RL
Zoning District. As designed, the proposed single family development of Tentative
Tract 29125 is consistent with the City's General Plan, Specific Plan 83-002
Amendment 3, and the RL Zoning District development standards.
Finding Number 2 - Tract Design/Improvements
A private interior street and the proposed residential lots have been designed along
the existing golf course fairways. Design standards of the City's General Plan,
Specific Plan 83-002 Amendment 3, and Subdivision Ordinance have been included
into the project's design. Street and other infrastructure improvements are partially
PALESLIE\PCresTTM29125MSG.wpd
Planning Commission Resolution 99-
Tentative Tract Map 29125
installed to service the proposed subdivision, and remaining infrastructure will be
bonded for construction. Impacts associated with development of the project can
be mitigated through adherence to the recommended conditions.
Findina Number 3 - Health and Safety
All necessary infrastructure improvements for this project have been partially
installed for the majority of the project area. This includes water, sewer, streets, and
other necessary improvements. The health, safety and welfare of residents is
ensured based on recommended conditions, and by previous assessment of these
issues in the Environmental Impact Report prepared for Specific Plan 83-002.
Finding Number 4 - Wildlife and Habitat
The design of the subdivision and proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat, as these issues were reviewed and mitigation identified by
the Environmental Impact Report prepared for Specific Plan 83-002.
Finding Number 5 - Easements and Public Access
The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision, as the proposed subdivision is part of a larger
planned community for which these issues have been addressed.
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 require compliance with those mitigation measures required for
Specific Plan 83-002 Amendment 3;
4. That it does recommend approval to the City Council of Tentative Tract Map 29125
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 9th day of February, 1999, by the following vote, to wit:
P:\LESLIE\PCresTTM29125MSG.wpd
Planning Commission Resolution 99-
Tentative Tract Map 29125
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:\LESLIE\PCresTTM29125MSG.wpd
PLANNING COMMISSION RESOLUTION 99-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 29125
MSG ENTERPRISES, INC.
FEBRUARY 9, 1999
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply (Assessor Parcel Number 769-500-
017).
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
3. Tentative Tract Map 29125 shall comply with the requirements and standards of
§ § 66410 through 66499.58 of the California Government Code (the Subdivision
Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC).
4. This map approval shall expire and become null and void within two years, unless
an extension of time of granted according to the requirements of Section
13.12.150 of the Subdivision Ordinance.
5. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• 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.
PA29125c-of-a.wpd 1
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.
6. The applicant shall comply with the terms and requirements of the infrastructure
fee program in effect at the time of issuance of building permits.
PROPERTY RIGHTS
7. Prior to approval of a final map, the applicant shall arrange to have the
designation of Laurel Valley changed from "private drive" to a private street to be
maintained by the PGA West Homeowners' association or shall make other
provisions acceptable to the City Engineer for perpetual maintenance of the
street.
8. Prior to approval of a final map, the applicant shall acquire or confer easements
and other property rights required of the tentative map or otherwise necessary
for construction or proper functioning of the proposed development. Conferred
rights shall include easements to the City for emergency services.
9. On the final map for this development, the applicant shall create a separate
common landscape lot of the north half of the east side of Lot 10 to be
maintained by the PGA West Homeowners' association or shall make other
provisions for this portion of the map as approved by the City Engineer.
10. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures.
11. The applicant shall dedicate a ten -foot public utility easement contiguous with
and along the south side of Riviera Way. The easements may be reduced to five
feet with the express concurrence of IID.
12. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
FINAL MAP(S) AND PARCEL MAP(S)
13. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files
of the complete map, as approved by the City's map checker, on storage media
and in a program format acceptable to the City Engineer. The files shall utilize
Y:\2912.5c-of-a.wpd 2
standard AutoCad menu items so they may be fully retrieved into a basic
AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
14. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." 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.
Landscaping plans shall normally include irrigation improvements, landscape
lighting and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
15. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
16. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
17. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
P:\29125c-of-a.wpd 3
obligations required by the City prior to approval of a final map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
18. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall
not be agendized for final acceptance until the City receives confirmation from
the telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
19. If improvements are phased with multiple final maps or other administrative
approvals (e.g., a Site Development Permit), off -site improvements and common
improvements shall be constructed or secured prior to approval of the first phase
unless otherwise approved by the City Engineer. Improvements and obligations
required of each phase shall be completed and satisfied prior to completion of
homes or occupancy of permanent buildings within the phase and subsequent
phases unless a construction phasing plan is approved by the City Engineer.
20. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City may halt issuance
of building permits or final building inspections or otherwise withhold approvals
related to the development of the project until the applicant makes satisfactory
progress on the improvements or obligations or has made other arrangements
satisfactory to the City.
21. The applicant shall pay cash or provide security for applicant's required share of
improvements which have been or may be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. Completion of off -site improvements associated with Specific Plan 83-002 -
the applicant shall pay a fair share of the cost of the remaining off -site
improvements based on this map's percentage of the remaining
undeveloped residential and resort guest property within the specific plan.
PA29125c-of-a.wpd 4
The applicant's obligations for all or a portion of the participatory improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
GRADING
22. The applicant shall furnish a preliminary geotechnical ("soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by a
soils engineer or engineering geologist. The plan must be approved by the City
Engineer prior to issuance of a grading permit. 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.
23. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
24. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three feet
except for lots within a tract, but not sharing common street frontage, where the
differential shall not exceed five feet. If compliance with this requirement is
impractical, the City will consider and may approve alternatives which minimize
safety concerns, maintenance difficulties and neighboring -owner dissatisfaction
with the grade differential.
25. 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.
26. The applicant shall maintain graded, undeveloped land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
with other erosion control measures approved by the Community Development
and Public Works Departments.
27. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a 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.
DRAINAGE
28. Stormwater and nuisance water handling shall conform with the approved
hydrology and drainage plan for Specific Plan 83-002.
PA29125c-of-a wpd 5
UTILITIES
29. Underground utilities shall be installed prior to overlying hardscape. The applicant
shall provide certified reports of trench compaction for approval of the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
30. The City is contemplating adoption of a major thoroughfare improvement
program. Any property within this development which has not been subdivided
in accordance with this tentative map 60 days after the program is in effect may
be subject to the program as determined by the City.
31. The applicant shall install the following street improvements:
B. Riviera Way - 32' width between curb faces or flow lines, 45' curb radius
on the cul de sac.
32. Improvements shall include appurtenances such as traffic control signs, markings
and other devices.
33. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices, alignment transitions, elevation or dimensions of
streets, and connection with improved streets.
34. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Street improvement plans shall be stamped and signed by
qualified engineers.
35. Street right of way geometry for culs de sac, knuckle turns and corner cut -backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
36. 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. Unused curb cuts on any lot shall be restored to
normal curbing prior to final inspection of permanent building(s) on the lot.
37. The applicant shall design the street pavement section 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
shall be 3.0" a.c./4.50" a.b.
38. 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.
The submittal shall include test results for all specimens used in the mix design
11A29 ] 25c-of-a.wpd 6
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.
39. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street and (if required) sidewalk access
to publicly -maintained streets. The improvements shall include required traffic
control devices, pavement markings and street name signs. If on -site streets are
initially constructed with partial pavement thickness, the applicant shall complete
the pavement prior to final inspections of the last ten percent of homes within
the tract or when directed by the City, whichever comes first.
WALLS AND LANDSCAPING
40. The applicant shall replace the temporary perimeter wall along the westerly
portion of this tract's Ave 54 frontage and install landscaping in the Ave 54
perimeter setback created by the underlying Tract 24317-3. To allow the
landowner to the north (KSL) to formulate a development plan which may
connect with PGA West, the perimeter wall and landscaping improvements may
be deferred until the City directs their installation.
41. The applicant shall install landscaping in the common lot created from the north
half of the east side of Lot 10.
42. Plans for perimeter walls shall be designed by a qualified engineer or architect and
submitted to the Building and Safety Department for plan checking and approval.
43. Landscape and irrigation plans for the Avenue 54 perimeter setback shall be
signed and stamped by a licensed landscape architect.
The applicant shall submit landscaping plans for approval by the Community
Development Department prior to plan checking by the Public Works Department.
When plan checking is complete, the applicant shall obtain the signatures of
CVWD and the Riverside County Agricultural Commissioner prior to submitting
for signature by the City Engineer. Plans are not approved for construction until
signed by the City Engineer.
44. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
45. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
P:\29125c-of-a.wpd 7
Planning Commission Resolution 99-
Tentative Tract Map 29121
February 9, 1999
46. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
47. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
48. 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
the City as evidence that construction materials and methods comply with plans
and specifications. Where retention basins are installed, testing shall include a
sand filter percolation test, as approved by the City Engineer, after required tract
improvements are complete and soils have been permanently stabilized.
49. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public and street improvement plans which were signed by
the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -
Built" or "As -Constructed" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy of the drawings. The applicant shall revise
the CAD or raster -image files previously submitted to the City to reflect as -
constructed conditions.
MAINTENANCE
50. The applicant shall make provisions for continuous, perpetual maintenance of all
required improvements.
LANDSCAPING
51. The applicant shall provide landscaping in the front yard areas for each lot.
52. Prior to submitting the landscape and irrigation plans for approval by the
Community Development Department, the applicant shall obtain the signatures
of CVWD and the Riverside County Agricultural Commissioner. The plans shall
comply with Chapter 8.13 of the Municipal Code.
53. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of aboveground utility structures.
54. The developer and subsequent property owner shall continuously maintain all
required landscaping in a healthy and viable condition as required by Section
9.60.240 (E3) of the Zoning Ordinance.
PA29125c-of-a.wpd 8
Planning Commission Resolution 99-
Tentative Tract Map 29121
February 9, 1999
FEES AND DEPOSITS
55. 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.
56. 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.
57. Plan checking fees shall be paid to the Riverside County Fire Department when
plans are submitted for review and approval.
58. Prior to building permit issuance, school impact fees shall be paid by the
developer.
FIRE DEPARTMENT
59. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each
street intersection spaced not more than 330 feet apart in any direction with no
portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire
flow shall be 1500 gpm for a 2 hour duration at 20 psi. Blue dot reflectors shall
be mounted in the middle of streets directly in line with fire hydrants.
60. Applicant/developer will provide written certification from the appropriate water
company that the required fire hydrant(s) are either existing or that financial
arrangements have been made to provide them.
61. Prior to recordation of the final map, applicant/developer will furnish one blueline
copy of the water system plans to the Fire Department for review/approval. Plans
will conform to the fire hydrant types, location and spacing, and the system will
meet the fire flow requirements. Plans will be signed/approved 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."
62. The required water system including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
63. A temporary water supply for fire protection may be allowed for the construction
of the model units only. Plans for a temporary water system must be submitted
to the Fire Department for review prior to issuance of building permits.
MISCELLANEOUS
P \29125c-of-a.wpd 9
Planning Commission Resolution 99-_
Tentative Tract Map 29121
February 9, 1999
64. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
65. Applicable conditions of Specific Plan 83-002, Amendment #3 shall be met prior
to building permit issuance.
P:\29125c-of-a.wpd 10
PH K
DATE:
CASE NO.:
APPLICANT:
REQUEST:
LOCATION:
ARCHITECT:
ENVIRONMENTAL
CONSIDERATION:
BACKGROUND:
PLANNING COMMISSION
STAFF REPORT
FEBRUARY 9, 1999
SITE DEVELOPMENT PERMIT 99-644
SHEFFIELD HOMES, LLC
APPROVAL OF ARCHITECTURAL PLANS FOR THREE NEW
PROTOTYPE RESIDENTIAL PLANS
TO BE CONSTRUCTED ON CITRUS AND ON FRESA IN THE
CITRUS PROJECT (LOTS 1 THROUGH 74, TRACT 24890-7)
WILLIAM HERMALHALCH ARCHITECTS, INC
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.
The proposal is for approval of three new residential prototype plans for Lots 1 through
74 of Tract 24890-7 within the Citrus project, on the west side of Jefferson Street,
north of 52Id Avenue (Attachment 1). Approved dwelling units in the Citrus vary from
2,195 to over 4,540 square feet.
Public Notice - This request was advertised in the Desert Sun Newspaper on January
31, 1999, and mailed to all property owners within the Citrus and 500 feet around the
project boundaries. To date, no correspondence has been received.
Architecture and Landscaping Review Committee (ALRC)
On February 3, 1999, the ALRC reviewed this request for new prototype units. Staff
noted the applicants desire to withdraw the use of Elevation "B" due to direction from
the applicable homeowners association. The Committee recommended the flat roof
tile be changed to a curved the and the amount of stone on the facade be reduced and
C:pc rpt sdp 99-644
used in a method consistent with Spanish/Moorish architecture as this would be
attractive and compatible with the neighborhood. The Committee adopted Minute
Motion 99-004, recommending approval, subject to conditions (Attachment 2).
PROJECT REQUEST:
Proposed are three floor plans of 2,704, 2,886 and 3,102 square feet (Attachment 3).
All plans have three bedrooms, with Plan Two having a retreat adjacent to the master
bedroom. Plans Two and Three have two car garages with an interior golf cart space,
while Plan Three has a two car garage with a tandem third garage space. All of the
plans have central court yards. The units are Spanish/Mediterranean in nature, utilizing
plaster walls, wood beams, and rafters, and curved concrete the roofing. Colors of the
plaster are white to light tan, with wood colors beige to brown, and roof tile a red or
brown/gray blend. Elevation "B" of all plans shows flat roof tile with a brown/gray
stone veneer facade which will wrap around a portion of the two sides. As noted
above, the ALRC has recommended modification of this facade.
Roof heights and types are varied and used in combinations around the central
courtyard. Each plan varies in height because of the variety of roof types and sizes,
with Plans One and Two 18 feet high at its maximum and Plan Three a maximum 22
feet high. The main roof ridges consists of a hipped roof running parallel to the street.
Special features on the facades include arched windows, plaster popouts, recessed
windows, decorative ironwork, exposed rafters, a round tower on Plan Three, and pipe
outriggers. Each plan include three different facades, with building sides and rears
being the same within each plan. Each garage space consists of a single garage door.
Garage doors are sectional roll -up doors.
No landscaping plans have been submitted for these plans.
STAFF COMMENTS:
The January 21, 1997, approval of Site Development Permit 96-597, for KSL Land
Corporation in the Citrus required that the residences for specific lots constructed on
be no more than 10% lower or higher than the size range originally designated for
construction by the original developer, J.M. Peters company. The lots proposed for
development by Sheffield Homes were originally designated for residences at 3,069
to 3,710 square feet. With the 10% allowance, permissible sizes are 2,762 to 4,081
square feet. The proposed residences range from 2,704 to 3,102 square feet. The
smallest unit needs to be increased by 58 square feet in livable area.
Plan Two has a retreat adjacent to the master bedroom with a partial wall between
them. In the recent Century Crowell Communities review for Tract 23995, Plan Five
had a similar layout and was required to remove the partial wall, or to consider the
retreat as a fourth bedroom, necessitating a three car garage.
C:pc rpt sdp 99-644
FINDINGS:
Section 9.60.300 (Compatibility Review) of the Zoning Ordinance states the findings
needed to approve this request. These findings can be made as noted in the attached
Resolution, subject to the recommended conditions..
RECOMMENDATION:
Adopt Planning Commission Resolution 99-_, approving Site Development Permit 99-
644, subject to findings and conditions:
Attachment:
1. Location Map
2. ALRC meeting minutes for the meeting of February 3, 1999
3. Plan exhibits
Prepared by:
Stan B. Sawa, Principal Planner
Submitted by:
Christine di lorio; Planning Manager
C:pc rpt sdp 99-644
PLANNING COMMISSION RESOLUTION 99-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 99-644, SUBJECT TO
CONDITIONS, GRANTING COMPATIBILITY APPROVAL OF
THREE NEW PROTOTYPE UNIT PLANS FOR
CONSTRUCTION IN THE CITRUS (TRACT 24890)
CASE NO.: SITE DEVELOPMENT PERMIT 99-644
APPLICANT: SHEFFIELD HOMES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9" day of February, 1999, hold a duly noticed Public Hearing to consider
the request of SHEFFIELD HOMES for approval of three new prototype units in the
Citrus, located on Citrus and Fresa, east of Cetrino, more particularly described as:
Portions of Tract 24890
WHEREAS, said 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; and,
WHEREAS, the Architecture and Landscape Review Committee, at its
meeting of February 3, 1999, did review the architecture for the proposed prototype
units and recommended approval, subject to conditions.
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. The proposed units, as revised, are of a compatible architectural design, colors,
and materials. The units„ utilize similar architectural features such as varying
roof heights, rounded corners, and window trim.
2. No two story residences are proposed, nor are there any existing in the tract.
3. Masonry walls are proposed between units and will be required to be compatible
with existing walls.
4. The approved range of 2,762 to 3,102 square feet for the residences is
between the 2,195 to 4,540 square feet approved or constructed in the project.
pApc res sdp 99-644
Planning Commission Resolution 99-
February 9, 1999
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 99-644 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 9tn day of February, 1999, by the
following vote, tc 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
pApc res sdp 99-644
PLANNING COMMISSION RESOLUTION 99- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 99-644
SHEFFIELD HOMES
FEBRUARY 9, 1999
GENERAL CONDITIONS OF APPROVAL
1. This approval is for three prototype units (2,762 -minimum; 2,886; and 3,102
square feet) for which plans are on file in the Community Development
Department.
2. The preliminary landscaping/irrigation plans for the front yards of the units and
any common areas shall be submitted to the Architecture and Landscaping
Review Committee and Community Development Department for review and
approval. The plans require Community Development Department, Coachella
Valley Water District, and Riverside County Agricultural Commission approval
before they will be considered final.
3. The roofs shall utilize a mudded roof feature, to the satisfaction of the
Community Development Department.
4. All exterior stucco corners shall have radius returns.
5. Either Plan Two or Three shall incorporate a main gable roof instead of a hip
roof, at a height other than 18 or 22 feet.
6. The flat roof the for Elevation "B" of all plans shall be replaced with a curved tile
and the mass of stone on the facade reduced. Use of the stone shall be
consistent with Spanish/Moorish architectural style.
7. The material of the perimeter walls around lots shall be compatible with the
existing wall materials including a steel picket gate used for pedestrians.
8. Preliminary plans showing the architectural changes required by this permit shall
be submitted to the Community Development Department for approval, prior to
preparation of final working drawings.
9. Final working drawings shall be submitted to the Community Development
Department for compliance with this approval prior to submission to the Building
and Safety Department.
p:\stan\pc coa sdp 99-644 1
a
Mingo
si i [*
ATTACHMENT 2
Architectural & Landscape Review Committee
February 3, 1999
Mr -err-gyp;-�rel'ti frMS_G Enterprises, and
Dan Odle of Principal Construction, stated they had no objection to he
suggestion.
4. Committee Member Bobbitt noted that a Bougainvillea plant needed to be
added to the plant list.
5. There being no further discussion, it was mound seconded by Committee
Members Cunningham./Bobbitt to opt Minute Motion 99-003
recommending to the Planning Co tssion approval of Site Development
Permit 98-643 with the two additional conditions:
a. The Plan 3 guest house front elevation shall provide additional design
articulation.
b. The Bouganvilla plant shall be added to the plant list.
UrXtlmously approved.
7 B. Site Development Permit 98-644; a request of Sheffield Homes for approval of architectural plans for three prototype plans to be constructed on Citrus and Fesa in
the Citrus project.
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 applicant was requesting to delete Elevation "B"
which has the stone facade . Staff noted the recommended conditions
including the concern regarding the stone facade.
2. Committee Member Bobbitt stated he was concerned that if Elevation " B"
was deleted the project would only have two elevations. Mr Jose Torres,
representing Sheffield Homes, stated they could still have three elevations.
Elevation "B" has a flat concrete tile roof and stone work which has raised
compatibility concerns with the Citrus Homeowners' Association and staff.
This is why they were considering the deletion of this elevation.
Committee Member Cunningham commended the applicant on the quality of
their designs and stated it was unfortunate the Homeowners' Association
limited them on their architectural designs. He suggested they revisit the idea
of using the stone in their design. Discussion followed regarding the use of
stone.
4. Committee Member Bobbitt stated he liked the designs as submitted. It may
not fit with the rest of the look at the Citrus, but he too was tired of seeing the
same design and would like to see a little more variety in the units being
proposed. Rock work around the windows would be a nice detail.
C:\My llocuments\WPI)OCS\ALRC2-3-99.wpd 2
Architectural & Landscape Review Committee
February 3, 1999
5. There being no further discussion it was moved and seconded by Committee
Members Cunningham/Bobbitt to adopt Minute Motion 99-004
recommending to the Planning Commission approval Site Development
Permit 98-644, subject to the recommended conditions with the following
change:
a. The flat roof tile for Elevation `B" of all plans shall be replaced with
a curved tile and the mass of stone on the fide reduced. Use of the
stone shall be consistent with S nish/Moorish architectural.
Unanimously approved.
V. COMMITTEE MEMBER
VI. ADJOURNMENT: -
There being; -no further business, it was moved and seconded by Committee Members
Bobbi�l Cunningham to adjourn this regular meeting, of -the -Architectural and Landseap g
mittee.to.th€ next regular meeting to be held on March; 4, 1999. This meeting was adjourned
34 a.m. on February 3, 1999.
CAMy Documents\WPDOCS\ALRC2-3-99.wpd 3
T,itlt 4 4 Qu&&
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR r,
VIA: CHRISTI DI IORIO, PLANNING MANAGER
SUBJECT: PUBLIC HEARING "D" (SITE DEVELOPMENT PERMIT 99-644,
SHEFFIELD HOMES)
DATE: FEBRUARY 9, 1999
The Community Development Department staff report discussed the retreat adjacent
to the master bedroom in Plan Two. The recommended conditions do not include a
condition regarding this issue. Therefore, Staff recommends the following:
The partial wall between the retreat and master bedroom in Plan Two
shall be removed to create one bedroom.
CAmemo pc sdp 99-644