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1994 06 14 PC\� Of fi1�t PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California June 14, 1994 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 94-011 Beginning Minute Motion 94-016 CALL TO ORDER - ]Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... CONTINUED - PLOT PLAN 94-522 & VARIANCE 94- 025 Applicant .......... DoDco Construction Services Location ........... Northwest corner of Calle Estado and Desert Club Drive Request ............ Ap roval to developp a two story retail/office building in the M-C Zone on a 0.37 acre site Action ............. Minute Motion 94- , Resolution 94- 2. Item ............... CONTINUED - PRECISE PLAN 94-846 (THE CLASSICS AT TOPAZ) Applicant .... ,, ..... Century/Crowell Communities (Century Homes) Location ........... Tract 23935 - south of Miles Avenue and west of Dune Palms Road Request ............ Compatibility review of new model homes for the Topaz project Action ............. Minute Motion 94- PC/AGENDA 3. Item ............... ZONING ORDINANCE AMENDMENT 94-043 Applicant .......... City of La Quinta Location ........... Southeast corner of Washington Street and Miles Avenue Request ............ Zoning ordinance amendment to allow recreational vehicle/travel trailer resorts in the City Action ............. Resolution 94- 4. Item ............... CHANGE OF ZONE 94-076 Applicant .......... City of La Quinta Location ........... Southeast corner of Washington Street and Miles Avenue Request ............ A change of zone from C-P to R-3 for 7.6 acres to allow a 350 space recreational vehicle/travel trailer resort and a night lit golf driving range. Action ............. Resolution 94- 5. Item ............... CONDITIONAL USE PERMIT 94-012 AND CONDITIONAL USE PERMIT 94-013 Applicant .......... Thomas Bienek Location ........... Southeast corner of Washington Street and Miles Avenue Request ............ CUPs to allow a 350 space recreational vehicle/travel trailer resort and a night lit golf driving range. Action ............. Resolution 94- , Resolution 94- 6. Item ............... CONDITIONAL USE PERMIT 94-014 Applicant .......... City of La Quinta Redevelopment Agency/Williams Development Corporation Location ........... North side of Calle Tampico, 700 feet west of Washington Street Request ............ 91 Senior Citizen apartments (including a manager unit) and recreation/management buildings on 9.23 acres Action ............. Resolution 94- PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the Planning Commission, please state your name and address. BUSINESS SESSION - None CONSENT CALENDAR Approval of the Minutes of the Planning Commission meeting of May 24, 1994. OTHER 1. Commissioner report of City Council meeting. ADJOURNMENT ------------------------------------------- ------------------------------------------- STUDY SESSION Tuesday, June 14, 1994 Study Session Room 3:00 P.M. 1. All agenda items PC/AGENDA PH *1 STAFF REPORT PLANNING COMMISSION DATE: JUNE 14, 1994 (CONTINUED FROM MAY 24, 1994) CASE NOS: PLOT PLAN 94-522 AND VARIANCE 94-025 (BOGAN VILLAS) APPLICANT: DODCO CONSTRUCTION SERVICES (MR. DAN FEATHERINGILL) PROPERTY OWNER: MR. JERRY BOGAN REQUEST: APPROVAL OF A TWO STORY OFFICE BUILDING (+6, 876 SQUARE FEET) ON 0.37 ACRES AND A REQUEST TO REDUCE THE BUILDING SETBACK ON DESERT CLUB DRIVE FROM 10 TO 0-FEET LOCATION: NORTHWEST CORNER OF CALLE ESTADO AND DESERT CLUB DRIVE ENVIRONMENTAL CONSIDERATION: THE LA QUINTA PLANNING AND DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 94-275. BASED UPON THIS ASSESSMENT, THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE ENVIRONMENT; THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED. THE LA QUINTA PLANNING COMMISSION WILL CONSIDER THE ADOPTION OF THE NEGATIVE DECLARATION ALONG WITH THE CASE AT THE HEARING. ZONING: C-V-C (COMMERCIAL VILLAGE CORE) SURROUNDING ZONING / LAND USE: NORTH: C-V-C/PARTIALLY VACANT WITH ROBI'S AND CHEZ MONIQUE'S SOUTH: C-V-C/VACANT EAST: C-V-C/JEANINE'S HAIR SALON WEST: C-V-C/ANCHOVIES PIZZA BACKGROUND: On May 24, 1994, the Planning Commission reviewed this request to develop a new two story office building on the northwest corder of Calle Estado and Desert Club Drive. The Commission felt the project was not architecturally compatible with the other existing buildings to the west of the site. The Planning Commission asked the project designer, Mr. Butler, to examine other design solutions for the project to make it compatible with the Village Plan and surrounding buildings. On a 3-1-1 vote ( Commissioner Abels abstaining and Commissioner Marrs absent) , the Planning Commission voted to continue the project to June 14, 1994. STAFFRPT.035 On June 7, 1994, revised plans were received from the applicant. A copy of the plan is attached. The modifications that have been made since the May 24th meeting are: 1. The Calle Estado building elevation was revised to include a symmetrical window and door program, and exposed wood headers were added over the top of each opening on the second floor. 2. Combination raised planter/seat boxes have been proposed on Calle Estado along the covered colonnade ( Condition 16R) . 3. The outside painted border around the proposed building sign has been eliminated (Condition 16Q) . 4. Raised panel doors have been proposed along the rear elevation instead of flat -surfaced. panel doors (Condition 16H) . 5. Additional store -front windows have been added to the rear elevation (Conditin 1614). 6. The roof parapet was changed to include a curved smooth transition from one level to the next level (Condition 16J). 7. The first floor header beam on Calle Estado has been modified to insure that it is at the same height level as the Anchovie's building to the west ( Condition 16F). 8. Decorative sidewalks have been incorporated into the hardscape plan for both public streets ( Condition 43) . 9. The trash enclosure was enlarged to permit a recycling bin or baskets (Condition 16M) . Many of the design elements of the project have been added as suggested by the Planning Commission on May 24, 1994. Staff supports the revised plan. However, staff would also like to remind the Commission that a few of the original design topics were not included on the attached plans. Those features are: 1. Ceramic tile around the door frames of the doors that face Calle Estado (Conditon 16N) . 2. A pedestrian passageway through the first floor of the building to permit access from Calle Estado to the rear parking lot (Condition 160) . 3. The Commission discussed whether or not round logs should be used on the Calle Estado elevation and whether they would be structurally sound to support the two-story element of the building. The Commission inquired whether another type of material should be used. STAFFRPT.035 4. The Planning Commission inquired if vehicle access could be from the public alley versus Desert Club Drive because the current parking lot created a dead-end aisleway at the west side of the two-way lane. 5. The screen wall along Desert Club Drive has not been included in the revised plans ( Condition 16S) . CONCLUSION: That the proposed plan is generally consistent with the design standards of the C-V- C Zone district and the adopted Specific plan for the downtown area. Staff is supportive of the conceptual plan, as conditioned. RECOMMENDATION: 1. The Planning Commission approve Plot Plan 94-522 (Revised) by Minute Motion, subject to the attached Findings and Conditions and certifying the proposed Negative Declaration of the Environmental Impact. 2. Move to approve Planning Commission Resolution 94- granting Variance 94-025 to allow a zero -foot setback on Desert Club Drive, subject to the attached Findings and Conditions of Approval. Attachments: 1. Draft Conditions and Resolutions 2. Planning Commission Report (May 24, 1994) Excerpt 3. Large Plans (Planning Commission only) STAFFRPT.035 CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 94-522-REVISED (BOGAN VILLAS) JUNE 14, 1994 DODCO CONSTRUCTION SERVICES * Added by staff on June 14, 1994 FINDINGS: 1. The proposed project has been determined that it will not impose a significant impact on the environment provided the proposed mitigation measures are incorporated into the proposed Conditions of Approval. A mitigated Negative Declaration has been recommended. 2. The project is consistent with the provisions of the La Quinta Municipal Code and the Village Specific Plan. 3. The project will not have an adverse environmental impact on the surrounding properties based on the proposed Conditions of Approval. 4. The project is a logical progression of development for this commercially zoned area. 5. The proposed project is consistent with the intent and purpose of the General Plan. 6. A sign on the second story elevation should be permitted because it identifies the entire center and it :is architecturally compatible with the center. GENERAL: 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 94-522-Revised, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date (June 14, 1995), otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including, grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays on the property. CONAPRVL.122 1 Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 4. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and Off -Street Parking requirements. 5. A masonry trash enclosure shall be built and shall include opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building ;permit. The applicant shall contact the local waste management company to insure that the number and size of the enclosures are adequate. 6. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements. 7. The project shall comply with all existing Off -Street Parking requirements including but not limited to shading of parking lot areas, and bicycle parking spaces. S. Perimeter landscaping planters shall be provided at maximum widths possible adjacent to property lines and planted with landscaping. 9. The project shall comply with the Art in Public Places Ordinance. 10. Prior to issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department (grading permit, improvement permit) o City of La Quinta Planning & Development Department o Desert Sands Unified School District o Coachella Valley Water District o Imperial Irrigation District o Riverside County Health Department 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 approvals and signatures on the plans. Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Departrent at the tirne of application for a building permit for the proposed project. CONAPRVL.122 2 Conditions of Approval Plot Plan 94-522-Ftevised June 14, 1994 11. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 12. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and the Coachella Valley Water District. 13. Construction shall comply with all local and State Building Code requirement in effect at time of issuance of building permit as determined by the Building Official. 14. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a fnal building inspection approval, the applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 15. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials per City Ordinance. 16. That all conditions of the Planning and Development Department shall be complied with as follows: A. Incandescen' uplighting should be used for the parking lot landscaping. The fixtures shall meet the provisions of the City's Outdoor Lighting Ordinance. The lighting should include glare control features which will help direct the light downward. B. The final sign program and landscape plan shall be reviewed by the Planning and Development Department. C. The parking lot trees shall be of an evergreen nature and designed to provide shade for both customers and employees (e.g., Fruit Fig (Ficus Carica), Bottlebrush Tree (Callistemon Viininalis), California Pepper (Schinum Molle), Bottle Tree (Brachychiton Populneus), and African Sumac (Rhos Lancea). All parking lot trees shall be provided with root guards and include deep well watering systems to ensure tree growth. D. Shrub and groundcover areas shall be irrigated by drip irrigation methods where possible and all nuisance water shall be retained on -site within the landscape areas or by other approved methods (e.g., drywell). The amount of shrubs shall be increased so that the min*murn spacing width is 3'0" on center. Groundcover foliage shall be installed. CONAPRVL.122 3 Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 E. The exposed wood beams shall be heavy timber rough sawn lumber. The beams shall not be stuccoed. F. The architecture materials and colors of the building shall be architecturally compatible (i.e., identical architecture, colors, and/or materials) with the Village Specific Plan Design Goals. Cement plaster texture used on building shall be of a decorative nature and approved by the Planning and Development department prior to issuance of a building permit. G. Two handicap parking spaces are required. One van accessible space is required. H. The rear elevation facing the alley shall be upgraded to include other architectural elemerts (e.g., stucco with architectural plant-ons) as required by the C-V-C Zoning standards (e.g., displays, display windows, entryways, signage, lighting, landscaping, and architecture detailing shall be provided on the alley side of structures along alleys). The final plan shall be reviewed by the Director of Planning and Development. I. No exposed downspouts shall be permitted unless they are an integral part of the architectural elements of the building. J. The roof parapet shall be a minimum of 18 inches in width and include rounded or sloped transitions from each parapet level to the next. K. The windows along Calle Estado shall be recessed three inches into the building to create added pedestrian interest along the public sidewalk arcade. L. The window and door frames for the project shall be wood or metal. If metal, the frames shall be painted to match the exterior trim color. M. The proposed trash enclosure shall be enlarged to support the City's future efforts to recycle office waste. N. Decorative tile shall be installed around the perimeter of each door frame to accentuate the appearance of each first floor tenant entry. O. A four foot wide pedestrian passageway shall be incorporated into the first floor building footprint to allow access from Calle Estado to the on -site parking lot. The accessway should be centrally located. CONAPRVL.122 a] Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 P. All parking lot light standards shall be decorative pursuant to the Village Plan design theme, but in no instance exceed 18-feet in overall height. Plans for lighting; shall be approved by the Planning and Development Department prior to issuance of a building permit. Q. A second story building sign identifying the project will be permitted provided the sign does not exceed ±39 square feet and the sign is compatible with the architectural characteristics of the project (e.g., southwest). If the sign is painted on the building, a painted border around the sign name should not be used unless another southwest design motif is chosen. R. A raised landscape planter shall be built along the pedestrian arcade adjacent to the building. The planters shall be a minimum height of 18-inches and a minimum widt) of 24-inches. S. A three foot high screen wall shall be built along Desert Club Drive to screen the on -site parking area from view. CITY FIRE MARSHAL: 17. Provide or show there exists a water system capable of delivering 1750 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 18. A combination of on -site and off -site Super fire hydrants, (6" X 4" X 21/2") on a looped system, will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 19. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 20. Prior to issuance of a building permit, the applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet fire flow requirements. Plans shall be signed/approved by a registered civil engineer and 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. 21. Install a complete fire sprinkler system per NFPA 13 Light Hazard Occupancy. The post indicator valve and Fire Department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the buildings. CONAPRVL.122 5 J Conditions of Approval Plot Plan 94-522-R.evised June 14, 1994 22. System plans must be submitted to the Fire Department for plan review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at the job site for all inspections. 23. Install a supervised waterflow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standard 71. 24. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 25. Install Knox Lock Boxes, Models 4400, 3200, or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from the Riverside Courty Fire Department for the ordering of the Key Lock Boxes. This form must be authorized and signed by the Riverside County Fire Department for the correctly coded system to be purchased. 26. Conditions subject :o change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. ENGINEERING DEPARTMENT: 27. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 28. Applicant shall landscape and maintain the landscaped setback area and right of way between all street curbing and the front of the proposed building. 29. Delivery vehicles shall be parked in the on -site parking lot at the rear of the building at all times, when such parking is available. The alley shall never be blocked by delivery vehicles. 30. The applicant shall constrict on- and off -site grading, utilities, alley, sidewalk, landscaping, and site improvemerts prior to issuance of Certificate(s) of Occupancy for any building within the development. 31. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. CONAPRVL.122 6 Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 Deferred improvements for this development include: • Desert Club Drive - half street improvements from the centerline of the alley to the centerline of Calle Estado DEDICATIONS 32. The applicant shall dedicate public street right-of-way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this tract include: • Sufficient right-of-way along Desert Club Drive to yield a half -street total of 30 feet plus corner cutbacks at Calle Estado and at the alley. The corner cutbacks shall conform with Riverside County Standard Drawing No. 805 unless otherwise approved by the City Engineer. Pedestrian and maintenance easements over the 10-foot-wide sidewalk along Calle Estado. 33. The applicant shall vacate vehicle access rights to Calle Estado, Desert Club Drive and the alley except for access points detailed hereinafter. 34. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures. GRADING 35. 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 6.10, La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 36. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. CONAPRVL.122 i J Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 37. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 38. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists the actual building pad elevation(s) and states the difference between the actual elevation and the elevation shown on the approved grading plan. DRAINAGE 39. The development shall be graded to permit storm low in excess of retention capacity to flow out off of the development to the adjacent streets in a manner approved by the City Engineer. The development shall be graded to receive storm flow from adjoining property at locations receiving flow prior to the proposed improvements. 40. Nuisance water (including irrigation and wash -down water) from this development shall be retained on site. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachtield, or an alternate system approved by the City Engineer, shall be installed to percolate nuisance water. The sand filter and leach field, if used, shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. UTILITIES 41. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. CONAPRVL.122 8 Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 STREET AND TRAFFIC IMPROVEMENTS 42. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map for this development, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 43. The following improvements shall be constructed to conform with the requirements of the City Engineer: • Ten -foot wide sidewalk on Calle Estado and Desert Club Drive. The sidewalk shall be constructed with a. decorative light -salt finish and colored to match the existing sidewalk to the west. • Full -width paving improvements to the alley. The alley shall be designed to accommodate a future change in the elevation of Desert Club Drive without excessive removal and rep acement of alley improvements. • Full parking lot improvements 44. Improvement plans for all hard -surface and drainage improvements shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Plans shall be submitted on 24" x 36" media and shall include striping, directional arrows, stop signs, sidewalks, no -parking areas, and parking spaces as appropriate. Parking lot and alley surfacing may be A.C. or P.C.C. If the alley is constructed in A.C., a P.C.C. centerline ribbon drain shall be utilized to carry drainage to Desert Club Drive. Pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consid-r soil strength and anticipated traffic loading, including construction traffic. The minimum pavement section shall be equivalent to 3.0" a.c./4.50" a.b. 45. The City Engineer may require miscellaneous inciciental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street, alley, or sidewalk transitions extending beyond the boundaries of this development. x „ CONAPRVL.122 9 " Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 46. Building pillars within the sidewalk along Calle Estado shall be constructed with finished footings extending a minimum of 12" below the toll) elevation of the adjacent curb. The portion of the footings embedded below the sidewalk surface shall maintain the same cross-section and surface finish as the portion abov-- the sidewalk surface for a minimum of 6" below the surface and shall be wrapped or treated with a bond -breaking agent to facilitate removal of the sidewalk without damage to the footings. 47. Access points and turr.ing movements of traffic shall be restricted as follows: • Desert Club Drive - full -turn, 26-feet-wide drive centered approximately 85 feet south of the centerline of Calle Estado. LANDSCAPING 48. Landscape and irrigation plans shall be prepared by a licensed landscape architect. The plans shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and shall be signed by these officials prior to construction. 49. Landscape areas shall have permanent irrigation inr,provements meeting the requirements of the City Engineer. 50. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visL.al screening of above -ground utility structures. 51. The applicant is encouraged to minimize steep slope designs within landscape areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. QUALITY ASSURANCE 52. The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality -assurance program. If the quality -assurance prograir. has not been adopted, the applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. CONAPRVL.122 10 Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 53. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who wil. provide, or have his or her agents provide, sufncient supervision anc verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 54. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 55. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. FEES AND DEPOSITS 56. The applicant shall pay all deposits and fees requi red by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS 57. Plans for grading, drainage, streets, pedestrian/bike facilities, gates, common parking areas, parks, lighting, landscaping & irrigation, and perimeter walls are not approved for construction until they have been signed by the City Engineer. SPECIAL: 58. The final working drawings shall be reviewed by Staff prior to building permit issuance. Said plans shall include landscaping, irrigation, signing, addressing, street, mechanical, lighting, utility plans and materials. 59. All required improvements shall be completed prior to first site occupancy of the proposed development. 60. The provisions of the City's Water Conservation Ordinance (Ordinance 220) shall be met during plan check. CONAPRVL.122 11 Conditions of Approval Plot Plan 94-522-Revised June 14, 1994 61. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust (PM10) Control Plan prepared in accordance with Chapter 6.16 of the La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish security in a form acceptable to the City in an amount sufficient to guarantee compliance with the provisions of this permit. 62. The Environmental fees of the State Fish and Game Department and the County of Riverside shall be paid within 24 hours after review of the proposal by the City Council. 63. The upper stairs tenant spaces shall be limited to office uses unless otherwise determined by the Building and Safety Director. 64. The developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts during grading of the site. The developer shall employ appropriate mitigation measures during project development should archaeological remains be uncovered. 65. Approval of this plot plan is subject to approval of Variance 94-025. 66. * The three parcels shall be merged into one prior to the issuance of a building permit. CONAPRVL.122 12 PLANNING COMMISSION RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND GRANTING A VARIANCE FROM THE BUILDING LOCATION SETBACK REQUIREMENTS FOR DESERT CLUB DRIVE F1?.OM 10 TO 0 FEET CASE NO. VAR 94-025 - BOGAN VILLAS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of May, 1994, and on the 14th day of June, 1994, hold duly -noticed Public Hearings to consider the request of the DoDco Construction Services for a Variance to Section 9.90.071 of the La Quinta Municipal Code (LQMC), to permit the first floor of the building on the property line and/or any other items deemed necessary by the Planning Commission, more particularly described as: SOUTH 1/2, NORTHWEST 1/4, SECTION 6, T.6.S., R.7.E. S.B.B.M. (APN: 769-101-010, 011, 012) WHEREAS, a Negative Declaration has been prepared pursuant to the California Environmental Quality Act for the commercial project. Mitigation measures have been proposed to reduce the overall impact of the project on the surrounding area. WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the granting of said Variance: 1. The strict application of the Village Specific Plan and C-V-C design standards deprive the Applicant of providing an innovative design solution for his new office/retail building. 2. The new structure setback on Desert Club Drive will not impact the immediate area because the right-of-way width on Desert Club is larger than Calle Estado thereby providing an opportunity for a tree lined parkway with enlarged pedestrian sidewalk between the proposed building and the new street curb. 3. There are no physical constraints which prohibit development of the site. 4. The proposal project conditions will insure that no long-term environmental impacts affect the community or abutting properties. 5. The Conditions of Approval will assure that the project is designed in an orderly fashion. RESOPC.132 1 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby confirm the conclusion of the Environmental Assessment which indicated that approval of the Variance would not constitute a significant impact on the environment and hereby approves a Negative Declaration of environmental impact. 3. That it does hereby grant said Variance 94-02.5 for the reasons set forth in this Resolution and subject to the attached conditions (Exhibit "A"). PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission., held on this 14th day of June, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.132 KATIE BARROWS, Chairman City of La Quinta, California r, PLANNING COMMISSION RESOLUTION 94- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED VARIANCE 94-025 -, BOGAN VILLAS JUNE 14, 1994 CONDITIONS: 1. The approval shall remain active as long as Plot Plan 94-522-Revised is in effect. 2. Approval of the Variance is subject to approval of Plot Plan 94-522-Revised. 3. No building setback will be required on Desert Club Drive for the new building addition. CONAPRVL.135 ATTAC#HMENT 1 STAFF REPORT PLANNING COMMISSION DATE: MAY 24, 1994 CASE NOS: PLOT PLAN 94-522 AND VARIANCE 94-025 (BOGAN VILLAS) - CONTINUED FROM MAY 10, 1994 APPLICANT: DODCO CONSTRUCTION SERVICES (MR. DAN FEATHERINGILL) REQUEST: APPROVAL OF A TWO STORY OFFICE BUILDING (+6, 876 SQUARE FEET) ON 0.37 ACRES AND A REQUEST TO REDUCE THE BUILDING SETBACK ON DESERT CLUB DRIVE FROM 10 TO 0-FEET LOCATION: NORTHWEST CORNER OF CALLE ESTADO AND DESERT CLUB DRIVE ENVIRONMENTAL CONSIDERATION: THE LA QUINTA PLANNING AND DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 94-275. BASED UPON THIS ASSESSMENT, THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE ENVIRONMENT; THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED. THE LA QUINTA PLANNING COMMISSION WILL CONSIDER THE ADOPTION OF THE NEGATIVE DECLARATION ALONG WITH THE CASE AT THE HEARING. ZONING: C-V-C (COMMERCIAL VILLAGE CORE) PROPERTY OWNER: MR. JERRY BOGAN SURROUNDING ZONING/ LAND USE: NORTH: P IALLY VACANT WITH ROBI'S AND CHEA SOUTH: C-V-C/VACANT EAST: C-V-C/JEANINE'S HAIR SALON WEST: C-V-C/ANCHOVIES PIZZA BACKGROUND: Site Characteristics The three parcels are vacant. The street improvements exist on Calle Estado with pavement only on Desert Club Drive. Both streets are public streets and a public 20-foot wide alley exists on the north side of the site. Overhead utilities exist along the north property line and are accessible to this project. sTAFFRPT.035 The site is located in the Village Specific Plan area as approved by the City Council in February 1988. The Specific Plan area involves approximately 100 acres and is generally bordered by Eisenhower Drive on the west and Desert Club Drive on the east. The site consists of three parcels totaling 0.37 acres. The applicant has approximately 160-feet of frontage on Calle Estado and 100-feet on Desert Club Drive. Previously Built Projects In the last few years the City has approved two projects in this area. The first project was the Anchovie's Pizzeria which is west of the project site. This project was approved in 19,92 and built last year. The other project involved the existing building to the east (across Desert Club Drive) which was converted from a residence into an office building in 1993. The building has been recently leased for Jeanine's Hair Design Salon. Architecture A "Santa Fe Pueblo" architecture is proposed for the two story building. The overall height of the building is +27'-6" . The building will be stuccoed white with natural wood trim ("Olympic" Semi -transparent Moorwood Stain) . The south elevation will include a covered public sidewalk on Calle Estado. The arcade is ten feet wide and runs the entire length of the building. Structural wood columns will support the cantilevered second story building projection. The Calle Estado store -front will have french doors for each tenant space with multi-lite horizontal siding windows. The doors and window frames will be painted blue ("Blue Jay" by Deca-Trend) . The architectural design of the building is in keeping with the "Desert Oasis" theme of the Village Plan.. The building incorporates "Southwest" architecture, utilizing a flat roof with parapet, stucco walls, exposed wood beams and the pedestrian eollonade . The design is similar in overall concept to the existing Jeanine's Salon to the east. On -site Parking/Access One single point of access will be provided on Desert Club Drive for the office/retail complex. The two-way driveway will serve 900 parking spaces. The drive aisle is 26-feet wide with the on -site parking spaces 9-feet by 18-feet. Twenty-eight (28) parking spaces are provided. Staff Comments: The project layout is consistent with the provisions of the Village Plan. The C-V-C Zone states: "The structure's front shall extend to the front property line, with ten feet of ground floor depth left open and reserved as a clear pedestrian walkway easement, covered. with a second story, balcony, or shade structure; or, 3TAFFRPT.035 The structure's front shall be set back at least ten feet from the front property line for a pedestrian walkway easement, shaded by landscaping, or with a further setback of the ground floor at least ten additional feet to achieve either structurally - shaded space, or a landscaped area, or a fountain, or an art display area, or a patio or courtyard, or a combination." The primary purpose of this provision is to achieve variety and interesting pedestrian areas. The applicant's plan meets this requirement, but staff has the following comments: A. Front Elevation - Although no other existing buildings along Calle Estado are as close to the street as this application proposes, the Village Plan encourages this type of design to provide a covered walkway. Staff supports the design theme, but we would request some minor architectural changes as follows: (1) The building parapet design should not have square 900 corners. We recommend that the parapet edges be rounded to conform with a "Santa Fe" style design motif. The thickness of the parapet should also be a minimum of 18-inches; (2) The windows should be recessed into the building envelope a minimum depth of three inches; (3) A raised landscape planter should be used under some of the storefront windows on the first floor in order to accent the overall design theme because of the limited opportunities available for on -site landscaping along the pedestrian arcade; (4) Decorative ceramic tile should be used around the door frames of each tenant space to further accent the southwest characteristics of the building. B Rear Elevation - The rear elevation is not as attractive as the other primary street elevations. We would request that the parapet design match the front elevation and that the lower tenant spaces include other architectural upgrades as required by the Village Plan. The Plan states that "because parking will be offered off alleys, and because north/south pedestrian walkways along street or mid -block will cross alleys, alleys shall be considered potential pedestrian walkways. Displays, display windows, entryways, signage, lighting, landscaping, and architectural detailing shall be provided on the alley side of structures along alleys." French doors should also be used on the north side of the building in -lieu of the solid core doors. Additionally, other compatible architectural features should be added to improve this elevation. C . Landscaping - Limited space is available for on -site landscaping after considering the building footprint and required customer parking. The perimeter landscaping proposed is the minimum allowed by the Off -Street Parking Code. In our initial conversations with the applicant, we commented that if a one-way design was used it would increase the landscaping opportunities on the perimeter of the site. However, this concept reduces the number of on -site parking spaces, as two points of access would be needed STAFFRPT.039 versus one. The applicant stated he did not want to have any off -site parking spaces because of the cost of $4,000+ per space to bond for these future City provided spaces. Street trees are required along Desert Club Drive. The trees should be a minimum size of 24"-box or larger. The trees shall be planted in 3'0" wide by 3110' long tree wells per the design standards of the Village Specific Plan. The tree wells shall be incorporated into the pedestrian sidewalk plan. D. Desert Club Setback - The C-V-C Code requires a minimum setback along Desert Club Drive of 10-feet similar in design to the Calle Estado elevation. The applicant is aware of this problem and he has submitted a variance application to deviate from the City's code standards. The variance request is discussed later in this report. E. On -site loading area - No formal loading bay is proposed on the site plan to accommodate service delivery vehicles. Staff is led to believe that the two- way drive aisle will be used or delivery personnel might off-load merchandise from either public street. The off-street parking code requires the applicant to provide one (12' x 4511) loading bay or space exclusive of aisle way drives. This plan does not meet this requirement. The Planning Commission may require more or less loading and unloading areas pursuant to Chapter 9.160.050 (E) (b) . In past cases, the Planning Commission has allowed loading spaces in the on -site maneuvering areas if the projects were small and the requirement would adversely affect the proposal (e.g., Anchovie's Pizzeria, etc.) . Staff' supports the applicant's design based on past practices. Sign Program The applicant has submitted a sign program for the two story building as requested by staff. The applicant has decided not to allow individual tenant signs but to proceed with a single sign identifying the entire center. The sign measures seven feet high by five and a half feet (+38.5 square feet) and it will be painted on the building on Calle Estado. The sign is located on the south-easterly side of the building (on the second story elevation) and it has exposure to Calle Estado and limited exposure to Desert Club Drive. The color scheme matches the proposed building colors (i.e., sand brown, blue, and antique white). The Village Plan requires the following elements in the design and placement of a building sign: Every sign shall have good scale and proportion in its design and in this visual relationship to buildings and surroundings. Every sign shall be designed as an integral architectural element of the building and site to which it principally relates. The colors, materials, and lighting of every sign shall be restrained and harmonious with the building and site to which it principally relates. Signs on glazed tile with indirect lighting are to be encouraged. STAFFRPT.035 Back lit (box: or can) signs are to be discouraged, directly illuminated signs shall be limited to individual le �Lters . Exposed bulb or garish neon lighting is prohibited. The number of graphic elements on a sign shall be held to a minimum and shall be composed in proportion to the area of the sign face. Accessory signs shall be given the same careful consideration of approval as that given for main signs. Each sign shall be compatible with signs on adjoining premises and shall not compete for attention. Identification signs of a prototype design and corporate logos shall conform to the criteria for all other signs. The low -profile design of the building supports the applicant's design solution because of the buildings architectural features. Staff does not believe this sign should be made of glazed tile based on its size and location on the building. If in the future the applicant wants individual tenant signs, staff would recommend that the applicant present a sign program similar to the Von's Center on Highway 111, west of Washington Street. The existing Sign Code discourages signs placed on two story elements of commercial buildings because normal projects can apply for a freestanding identification sign along each street frontage and for each tenant space. This site does not lend itself to a freestanding sign because there is no space to accommodate a free standing sign. Additionally, upstairs tenants are required to identify their business on a directory sign instead of attached individual signs. A sign adjustment is required by the Planning Commission in order to approve the proposed sign because it is located on the second story portion of the building. Chapter 9.212.030F (Adjustments) permits the Planning Commission to consider alternative sign locations to compensate for inadequate sign visibility, or to facilitate good design balance. Two standards apply in this case; they are: 3c - Additional, alternative on -site locations may be granted in order to further the intent and purposes of this chapter or where normal placement would conflict with the architectural design of a structure; or 4 - Alternative Type of Sign. To facilitate compatibility with the architecture of structure(s) on the site and improve the overall appearance on the site. The applicant's sign is positioned on one of the only areas of opportunity for a sign facing Calle Estado if individual tenant signs are not utilized, because the tenant windows and doors on each level of the building do not provide adequate areas to place a permanent: sign. The two provisions of the adjustment section of Sign Code apply in this case. Staff supports the sign design and graphics as proposed by the applicant except it would be better to delete the outer sand brown border from the "Bogan Villas" portion of the sign graphics since its style is not in keeping with the Southwest sTAFFRPT.035 building design, and upper and lower case letters should be used in lieu of the upper case letters proposed by the sign contractor. Secondary Pedestrian Access The Village Plan discussed a "pedestrian network" for the +100 acre area with major access being provided on each east/west public street. The plan also discussed a possible north / south pedestrian link along each block between Desert Club Drive and Avenida Bermudas. A ten -foot wide pedestrian system (mid -block) was envisioned to facilitate access from Avenue 52 to Calle Tampico (Chapter 9.90.71E6b). The pedestrian link is supposed to be independent or separate from the on -site parking program. Calle Estado between Desert Club Drive and Avenida Bermudas presently does not have north/south pedestrian accessway as originally envisioned. The only access route for this area is through the private driveway lot for the office building west of the La Quinta Meat Market. Therefore, staff has talked with the applicant about providing a minimum four foot wide passageway through the mid -section of the first floor level of the building to provide access from Calle Estado to the private parking lot in the rear adjacent to the public alley. Mr. Featheringill, the applicant, has requested that the City not require a four -foot corridor because it will delete useable lease space from ids future building. Staff believes the corridor is necessary because in addition to providing access, it will also create additional store -front exposure to the two tenant spaces which abut the pedestrian corridor. The other option available to the applicant is the possibility to expand the upstairs area to account for the loss in square footage to the lower floor. Variance Application The applicant has submitted a variance application in the hope that the Planning Commission will approve a zero -foot setback for the two story building on Desert Club Drive. The present standard requires a 10-foot setback for the first floor portion of the building on each street frontage. The Calle Estado design is consistent with the C-V-C provisions. Section 65906 of the State's Planning and Zoning Law states: Variances from the terms of the zoning ordinances shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges in the vicinity and zone in which such property is situated. Staff has examined the applicant's plans to determine if the variance request should be approved. Staff cannot justify a variance for the applicant based on most of the criteria stated above. Recently there has been discussion with the City Council concerning how to encourage downtown development such as relaxing the existing development standards or modifying the standards to spur development. As the Planning Commission is aware, the City is currently under contract to update the Zoning Code. The update will consider revisions to all sections of the Chapter 9 of STAFFRPT.035 the Municipal Code„ Staff has a number of recommended changes for the proposed update; however, the hearings for the new document will not occur until later this year. In the last few years, the City Council has approved two downtown projects which had variations in the C-V standards. Generally, lots which are +100-feet in depth are difficult to build on based on the City's development standards . Staff has concluded that the setback on Desert Club Drive is not as critical an issue as Calle Estado because on Estado the curb line is the property line whereas on Desert Club the property line will be +12-feet back from the curb line. The parkway landscaping will buffer the proposed building facade, and the building only encroaches approximately 20 percent of the length of the lot on Desert Club Drive. Staff considers this a minor deviation from the C-V-C code provisions. CONCLUSION: That the proposed plan is generally consistent with the design standards of the C-V- C Zone district and the adopted Specific plan for the downtown area. Staff is supportive of the conceptual plan, as conditioned. RECOMMENDATION: (1) The Planning Commission approve Plot Plan 94-522 by Minute Motion, subject to the attached Findings and Conditions. (2) Move to approve Planning Commission Resolution 94-_ granting Variance 94- 025 to allow a zero foot setback on Desert Club Drive, subject to the attached Conditions of Approval. Attachments: 1. Location map 2. Land use map 3. Environmental Assessment 4. Specific Plan Excerpt (Planning Commission only) 5. Draft Conditions and Findings 6. Large maps (Planning Commission only) STAFFRPT.035 wv- ON o /vw ,w ' S r 6S. R. 7E. � O C ham: a /--�CALLE . --� L --�£STADO�---� I C��E..:i:• f. Q a W ®btsa.: O C) O p O O ,9 •�� � r•/ Ot0• D 1 >il f� ` �o tk• / � ` lots/c. 9O �� r3 sr O - /" -� '.� CALLS..:'`- . µ.v ", M!Q TP . 1 RIA- Grt i O A •.s ante • MB /9J75 Desert Club 7roc/ Unit Mo / FEB ,967 CASE No. Plot Plan 54-52? DoDco Construction Services Location Map /J U y NORTH SCALE : nts T�txISt1ns AI Iey 1 I °J � Of i ces j Li�rar_%I o >r •r Salon Home : Home Home Cowl e) s � ES7A00�. fORrUNA N ''- " C PreWious -c c City Hg11 eo > Corppl e > w 10 � � . s c) c Q Vacant - Home ' Home Vaca, Existing A-'I1`ev� a I , Home Home Home Vacant Home 42 Home Home Home Vaca ..----- CAL L E .. • �. `' CAD/I •;.. I a n •. n Dol Cunard'$' Vacant Q Home Vacant ; Vacant ?Vacant Home Restaurant : o Vacant --r,c��—Existing Overhead Utilities Property:in Question CASE M A P NORTH CASE Na LAND USE MAP PLOT PLAN 94-522/D0 Dco S C A L E: nts --- cITr OF 1A QUWA Oar ENVIRONMENTAL CHECKLIST FORM I. BACKGROM 1. Name of Proponent: DaVe_6 COKK- SEeU%cgS Siva}- �z{78 2. Address and Phone Number of Proponent: LA ! CA Tv're 3 3. Date of Checklist: +- 1'(-,I+ 4. Agency Req•-4ring Checklist: Colt CV--,,•,�-1s- S. Name of Pr:fosal, if applicable: ' p,.e �1�liA-S H. ENVIROR'JES-IAL !X-Ii T'S ' (Explanation of all "Yes" and "Maybe" answers le required on attac-.e! sheets.) I. Earth. Wi:i t1he proposal result in: Yes n2ja No a. Unstab:e earth conditions or in changes in geolog:: substructures? — V b. Disruptions, displacements, compaction or overcovering of the soil? _ c. CT.ange in topography or ground surface relief features? — _ff*- d. The destruction, covering or modification of ✓� any uri;ue geolcgic or physical -features? — e. Ary increases ir. wind or water erosion of soils, either on or off the site? f. Changes in deposition or erosion of beach, sands, or cha.ges in siltation, deposition or erosion which nay modify the channel of a river or stream or the bed of the ocean o:- any bay, in :et :. lake? _ !� g. Expos= a of people or property to geologic ha:ards such as earthquakes, landslides, mud- hazards? slides, ground failure, or similar 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of anbien: air quality? _ — b. The creation of objectionable odors? — ✓ c. Alteration of a_r movement, moisture or temperature, or any change in climate, either locally or regionally? _ 3. Water. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? — —. b. G':anges in absorption rates, drainage patterns, ✓ or the rate and amount of surface water runoff? — c. Alterations to the course of flow of flood waters'. ___- — d. Change in the amount of surface water in any water body? — — e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity?— f. Alteration of the direction or rate of flow ✓ of ground waters? — — g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? (3) h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water related hazards such as flooding or tidal waves? 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora c a aquatic plants)? b. Reduction of the numbers of any 1r.�;ue, rare or endangered species of pla-.ts? c. Introduction of new species of pli.ts into an area, or result in a barrier to the normal replenishment of existing species? d. Reduction in acreage of any agricultural crop? S. Animal Life. Will the proposal result in: a.. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shel:fish, benthic organisms, insects or microfauna)? b. Reduction of the numbers of any m-q—.3e, rare, or endangered species of animals? c:. Introduction of new species of ar..::a:s into an area, or result in a barrier to t.e migration or movement of animals? d. Deterioration to existing fish or wildlife habitat? 6. Noise. Will the proposal result in: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? 7. Light and Glare. Will the proposal produce new light or glare? 8. Land Use. Will the proposal result is a substantial alteration of the present or planned :and use of an area? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use o: any natural resources? b. Substantial depletion of any renet-able natural resource? 10. Risk of Upset. Does the proposal invclve a risk of an explosion or the release of hazar3ous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) iz the event of an accident or upset conditions? 11. Po ulation. Will the proposal alter the location, Distribution, density, or growth rate of the human population of an area? 12. Housia . Will the proposal affect existing housing, or create a demand for additional housing? 13. Transportation/Circulation_. Will the proposal result in: a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities, or demand for new parking? Yes Maybe No 1✓ Yes Maybe No C. Substantial fact upon existing transportation systems? d. Alterations to present patterns of circulation or movement of people and/or goods? e. Alterations tr waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists c: pedestrians? 14. Public Services. Will the proposal have an effect upon, or result _z a need for new or altered govern- mental services := any of the following areas: a. Fire protec::=? b. Police prote::: on? c. Schools? d. Parks or otl:: recreational facilities? e. Maintenance :-' public facilities, including roads? f. Other gove r.-nem:al services? 15. Energy. will t:.>_ _ :roposal result in: a. Use of subs:.z ::al amounts of fuel or energy? b. Substantial ":cease in demand upon existing sources of en-e:gy, or require the development of new sourc_=s 3f energy? 16. Utilities. Kil: --'-e proposal result in a need for new systems, :- substantial alteraticrs to the following u:::::ies: a. Power or gas? b. Communication-: systems? c. Water? d. Sewer or seF::_ tanks? e. Storm water �-ai.nage? f. Solid waste ar disposal? 17. Human Health. h::: the proposal result in: a. Creation of im, health hazard or potential health hazarc ;excluding mental health)? b. :Exposure of ram- le to potential health hazards? 18. Aesthetics. Nil: :`.e proposal result in the obstruction of a-� scenic vista or view open to the public, or w::: the proposal result in the creation of an aes _aetically offensive site open to public view? 19. Recreation. Will, -`•e proposal result in an impact upon the quality a: quantity of existing recrea- tional opportunities ? 20. Archeeological/Hist--teal. Will the proposal result in an alteration of a significant archeological or historical site. structure, object or building? 21. Mandatory Finding o: Significance. a. Does the project_ have the potential to degrade the quality of the emvirornent, substantially re- duce the habitat cf a fish or wildlife species, cause a fish or w:lc7 ife population to drop below self sustaining levels, threaten to eliminate a plan or animal coammity, reduce the number or restrict the range cf a rare or endangered plant or animal or elia:na2e important examples of the major periods of ia:ifornia history or prehistory? 1l� (5) III IV Date Yes Maybe No b. Does the project have the potential to achien short-term, to the disadvantage of long-term, en- vironmental goals? (A short-term impact on the environment is one which occurs in a relatively brief„ definitive period of time while long-tem impacts will endure well into the future.) c. Does the project have impacts which are vidually limited, but cumulatively considerab:e' (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) d. Does the project have environmental effects which will cause substantial adverse effects cr_ human beings, either directly or indirectly? DISCUSSION OF ENVIRONMENTAL EVALUATION DETERMINATION (To be completed by the Lead Agency) on the basis of this initial evaluation; I find the proposed project COULD NOT �­.e a significant effect on the environment, and a %EGA':.-- DECLARATION will be prepared. find that althouga the proposed prof=_:: could have a significant effect on the environment, ere will not be a significant effect in this case became the mitigation measures described on an attached shee: =zve been added to the project. A NEGATIVE DECLARATIOA i:LL BE PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRON11EX7t.: DPACT REPORT is required. '!Y - /I- 95� /--signature L/ CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE NO. PP94-522/VAR 94-025 (EA94-275) DoDco/Rogan DESCRIPTION: Request to develop a +6,876 square foot office/retail complex at the northwest corner of Calle Estado and Desert Club Drive on three :lots designated Commercial Village -Core (CVC). The property is vacant at this time, bu-c some of the off -site improvements have been installed along the boundaries of the project. The developer is proposing a two story structure; however, a variance will be required because the building setback on Desert Club Drive is less than 10' for the first floor portion of the building, as required by the CVC zoning standards. ENVIRONMENTAL IMPACTS ------------------------------------------ EXPLANATION OF "YES" AND "MAYBE" QUESTIONS AND MITIGATION MEASURES 1. EARTH: The site is located in the downtown area of the City in the Village. The City's General Plan describes this area Indio Sandy Loam, which consists of well -drained and moderately permeable soils formed in alluvium. Elevations range from 230 feet below sea level to 230 feet above sea level. This site is approximately 40 feet above sea level. This type of soil is good for agriculture but this property has not pursued this type of development in the past. Recent soils excavation in the area reveal that the soils range from medium dense at the ground surface to very stiff below the surface. This type of soil has a low potential for expansion and for corrosion to concrete, but may be subject to some erosion and/or caving. The properties surrounding the site are developed with active commercial businesses. The site is vacant and graded to a finished grade level with the top of the existing 8-inch high street curbing improvements. There are no faults known to traverse the site, and the site is not located within a State of California "Alquist-Priolo" Special Studies Zone for fault rupture hazards. The City's Seismic Hazard Map indicates that this area is in a level 3 intensity area (Level 12 being ,the most severe). Earth shaking in a level 3 are slight but can be felt by most people indoors. The site is also located in a Seismic Zone 4, as designated by the Uniform Building Code. Therefore, buildings at the site could be subject to strong ground motions generated by earthquake activity at some time during its design life. The San Andreas fault is the only major active fault in the La Quinta area. This fault is believed to be capable of generating an earthquake of up to 8.3 in the next 100 years. The fault line is located in the Indio Hills, north of Interstate 10 approximately seven miles north of the site. Even though the fault is considered active, groundshaking has not impacted the La Quinta area in a significant way. The entire region (Coachella Valley) experiences periodic seismic activity, therefore, it is possible that the future building might be impacted by a severe, regional earthquake. The new building(s) shall be designed with this problem in mind pursuant to the Uniform Building Code provisions. The potential for liquefaction generally occurs during strong ground shaking within loose, cohesionless sediments where the ground water is usually less than about 30 feet. Because of the depth to ground water expected at the site (over 100 feet), liquefaction is considered unlikely at this site. MITIGATION MEASURES: 1). Grading of the site shall occur pursuant to the approval of the future grading plan as specified by the City's Engineering Department. All work shall be conducted in a manner so as to not disturb other abutting properties unless off -site agreements have been made and/or approved. Since the grading quantities have not been submitted, it is assumed that most of the earth moving at the site (contouring) will occur on the premises and limited importation will occur. If fill dirt is needed to raise the height of the building pad to conform to City standards, all dirt must be clean and free of debris. 2). The site has been rough graded but staff were unable to determine when the work was completed. However, additional site preparation work will be warranted in order to prepare the site for construction in the future. 3). All new buildings shall be built to current standards as required by the Uniform Building Code in effect at the time the plans are submitted to the Building Department for plan check. 4). Compacted soil for the future building pad should be a minimum of +90 percent relative compaction (based on ASTM D1557) is achieved to a depth of at least 36 inches below the existing or final grade, whichever is lower. This might be achieved by overexcavating the site soils to a depth of 24 to 30 inches, then scarifying and recompacting an additional 6 to 12 inches below the excavation bottom. The zone of compacted soil should extend a minimum of 5 feet beyond the building/footing lines. 5). If clay or heavy silt is encountered during grading, these soils should be exported from the site, or alternatively, could be thoroughly blended with the nore granular soils on the site under the observation of the geotechnical consultant. 6). Fill should generally be placed and compacted in uniform, near horizontal lifts not exceeding 8-inches thick prior to compaction. Field density testing of the soils should be performed as the lifts are placed and compacted (UBC, Chapter 70). 7). All on -site construction shall be inspected by the geotechnical engineer who, in the future, performs the on -site report necessary to develop the site with urban improvements. The findings of the future report shall be incorporated into the grading and construction plans. 2. AIR: The project site is located within the Southeast Desert Air Basin (SEDAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). With the proposed construction, 'there may be air pollutant sources which may deteriorate ambient air quality. These sources are stationary and mobile sources. Stationary source considerations include emission from on -site construction activities and natural gas combustion. Mobile source consideration include exhaust emissions resulting from short term construction activities and long term generation associated with the project. With the construction of the proposed project there may be a reduction in the overall mobile emission releases since the proposed business uses would provide a convenient service to local residents of this area. Compliance with the local and regional air quality regulations regarding PM10 and blowsand control will mitigate any potential for wind erosion of: soils that may will occur from minor earth moving activities. MITIGATION MEASURES: 1). Adequate watering techniques shall be employed to partially mitigate the impact of the construction generated dust. The applicant shall submit a fugitive dust plan to the Planning Department pursuant to Chapter 6.16 of the Municipal Code. 2). Areas graded but not immediately under construction shall be planted with a temporary ground cover to reduce the amount of open space subject too wind erosion. 3). Grading and construction shall comply with all applicable City Ordinances and the requirements of the Air Quality Management Plan. 3. WATER: With the proposed construction there may be a change in the absorption rate, drainage patterns and amount and rate of surface water .run-off. The project proponent will provide an on - site retention basin for collection of storm water and nuisance water run-off or the developer can choose to contribute to the City's Storm Water collection fund. The fund will be used to build a 5 acre detention facility for this area which will store rain water on a temporary basis during flooding periods. The future facility is to be located north of Calle Tampico to the northeast of Plaza Tampico. The site is in a AO zone as shown on the Federal Flood Insurance Maps. This area is subject to periodic flooding and, therefore, mitigation measures will need to be taken to ensure flooding does not occur at this property once it is developed. A grading plan is warranted because building pad heights will need to be one foot above the flood plain to prevent building damage. Ground water in the area of the site is considered to be contained within Thermal Subarea in the Indio Subbasin of the Coachella Valley Ground Water Basin (CDWR, 1964). The Indio Subbasin encompasses about 400 sq. mi.; this comprises the majority of the floor of the Coachella Valley. The Indio Subbasin is bordered on the southwest by the San Jacinto Mountains and Santa Rosa Mountains, and is separated from the Mission Creek and Desert Hot Springs Subbasins to the north by the Banning and San Andreas Faults and the Indio Hills (Source: Rubicon Geotechnical Report, 1992). Information from CVWD indicate that the regional ground water level is at a depth of 100 feet or more below the surface of the site. However, ground water levels in the area may be expected to vary through time in response to seasonal and/or long-term hydrologic influences. Grading of the site would not be expected to be impacted by ground water, but deep excavations may encounter soils becoming increasingly moist. There are no marine or fresh water bodies on or adjacent to the proposed project. There are no anticipated impacts to the flow of ground water. MITIGATI©N MEASURES: 1. The project shall comply with all applicable City and Coachella Valley Water District requirements regarding storm water and nuisance water. The developer shall complete a hydrology study and grading plan, prepared by a licensed Civil Engineer, which identifies the increased water run-off quantities which will be generated at the site by analyzing the assumed quantities in an undeveloped state and factoring this against a development request. Based on this study the project engineer shall design the necessary on -site drainage basins which will maintain storm water run-off the property and allow gradual dissipation of the water into the earth on the project site or in -lieu of on -site improvements the developer shall contribute money toward the development of a regional detention basin in this immediate area. 4. PLANT LIFE: The subject site is presently vacant and void of any significant plant life. As noted previously, the site has been graded and no vegetation exists at this time. When the County of Riverside developed the street circulation system in this area they may have eliminated the native vegetation on this property during construction of the existing off -site infrastructure or the natural vegitation was removed by the past property owner. MITIGATION MEASURES: None required. 5. ANIMAL LIFE: The subject site is not located in an area defined as a Fringed -Toed Lizard Habitat area (a Federally protected species). Therefore, this applicant does not have to contribute teutarzd money to the Nature Conservancy. MITIGATION MEASURES: None required. 6. NOISE: Because of the proposed construction and subsequent operation of the commercial center, it can be expected that there will be some increase in the existing noise levels on the site. Most of the noise generated will be from motorized traffic coming to the site for goods and services, and it is assumed that no noise will be generated by the primary users of the site because the office/retail uses are inside the building envelope. No outside storage is proposed. MITIGATION' MEASURES: Ncne required. 7. LIGHT AND GLARE: The building and parking lot as well as landscaping will be provided with lighting as part of the project. However, at this time, much of the material has not been submitted to staff. It is assumed that during the plan check process of this case, the applicant will be required to gain approval of the material from the Planning and Building Departments prior to construction permit issuance. MITIGATION MEASURES: 1). All lighting will have to comply with the City's "Dark Sky Ordinance". Additionally, light sources shall be shielded to eliminate light glare and off -site spillage onto developed properties. 2). A lighting plan shall be submitted for the on -site parking lot, and shall include a photometric study of the lighting which analyzes the necessary footcandle light intensity. The study will also identify the height of the light poles, spaces of the poles, type of lighting fixtures, and other pertinent information necessary to assure compliance with the City's Off-street Parking Ordinance and the Dark Sky Ordinance. The light poles in the parking lot shall not exceed 18 feet in overall height. The light poles shall be decorate in nature, and meet the intent of the Village Plan. 3. Recessed canopy lighting on the underside of the pedestrian arcade is encouraged to assist pedestrian safety and/or security. 8. LAND USE: The City's existing General Plan shows the subject property as Village Commercial. Therefore, the intended land use plan (office/retail) is compatible with the General Plan and with the Commercial Village -Core Zone standards. MITIGATION MEASURES: None is required. 9. NATURAL RESOURCES: No major adverse impacts are anticipated with by the construction of this project. MITIGATION MEASURES: None required. However, the applicant shall meet all necessary requirements of the local serving agencies as outlined in the attached agency comments or as mandated during construction plan implementation. 10. RISK OF UPSET: No adverse impact is anticipated due to explosion or release of hazardous substances. MITIGATION MEASURES: None required. However, all construction activities whether or not they are permanent or temporary shall meet all necessary safety standards of the Federal, State and local government requirements. 11. POPULATION: It is not anticipated that the proposed project will have an adverse or significant impact on population distribution, density or growth rate in the area. MITIGATION MEASURES: None required. 12. HOUSING: With the proposed project there may be an incremental demand for additional housing for employees of the development. However, due to the size of the center, any demand would be insignificant because the City presently has an overabundance of land either vacant at this time but slated for residential development or developed at this time with housing units. Single family housing is the primary type of housing at this time, but multiple family housing projects will be forthcoming in the City's high density areas in the future. MITIGATIONi MEASURES: None are proposed. 13. TRANSPORTATION: With the proposed project it can be anticipated that there will be a generation of additional vehicular traffic movement in the immediate area. It is anticipated that this small project will generate 15 trips per day per 1,000 sq. ft. to the site or roughly 105 trips. The streets which abut the site are designed to accommodate between 12,000 and 20,000 vehicle trips per day. Presently, the streets surrounding this area relieve this area of any major traffic impacts. Those streets are Calle Tampico (+8,000 vt/d), Avenida Bermudas (+4,500 vt/d), 52nd Avenue (+7,000 vt/d), and Washington Street (+11,000 vt/d). In terms of traffic history, this site is not subject to previous traffic accidents because of the low frequency of drivers in the area, and Calle Estado has a posted stop sign which restricts access onto Desert Club Drive until it is safe to proceed. There will be no significant alteration to present patterns of circulation as a result of the proposed project. Calle Tampico and Avenida Bermudas are serviced by the Sunline Transit bus system and there are no impacts anticipated to their system by the approval of this project since the site is removed from the system by approximate 450 feet. Parking needs will be met within effect on parking facilities will on the project design. MITIGATION MEASURES: the development. No significant occur either on of off -site based 1). Compliance with all applicable City requirements regarding street improvements of adjacent street(s) will be required. However, other methods of improvement will be permitted if they are allowed by the City Engineer (e.g. Assessment District Program, Capital Improvement Program, etc.). 2). The project shall provide adequate on -site parking to accommodate the proposed use of the property or the developer shall contribute to the City's Downtown Off -site Parking Trust Account. This fund was established to help developers pay an in -lieu fee for parking spaces they could not design into their project. The applicant has stated that he will meet the City's on -site parking provisions on the site, and no off -site parking spaces will be necessary for his development request. 3). Sidewalks shall be provided on both street frontages. 14. PUBLIC SSERVICES: The project may create a need for additional fire protection, police protection and maintenance of public roads in the area. However, it is anticipated that any increases in this area will be incremental, and should only have minor impacts on existing personnel or services. All affected public agencies were mailed copies of the proposal during the City's review period, but no negative comments were received. Copies of the transmittals are attached. MITIGATION MEASURES: 1). Prior to the issuance of a building permit the applicant will be required to pay an infrastructure fee of $6,000.00 per acre. This fee will help mitigate impacts as noted above. 2). The project shall comply with all requirements of the Fire Department and Riverside County Sheriff's Department. 15. ENERGY: The city is served by the IID for electric power service and by the So. Cal. Gas Co. for natural gas service. The proposed project will increase the demand for existing sources of energy as follows: office/retail - 2. to 2.9 cu.ft./mo./sq.ft. = 20,300 cu./mo office/retail - 17 to 15.3 kWh/sq.ft./yr. = 119,000 kWh/yr. In past transmittals, both agencies have stated that their facilities can accommodate the growth of the City. Therefore, since staff did not receive a letter from either provider prior to the preparation of this document, it is assumed that the project will not impact the off -site Facilities. MITIGATION MEASURES: The developer shall acquire permits from each public agency to connect their respective existing facilities. The facilities will be extended from the existing facilities to the new project as needed. New systems or substantial alterations will not be required. 16. UTILITIES: Except for storm water drainage facilities, no significant impacts are anticipated in the area of utilities which include natural gas, communication systems, water, sewer, and solid waste. The facilities are accessible to the site. No negative or adverse comments have been received from any public agency as of the writing of this report. MITIGATION MEASURES: All necessary infrastructure improvements mandated by the City or any other public agency shall be met as part of the development of this site. As previously mentioned, the site will be required to install appropriate drainage facilities which will house storm water run-off during seasonal rain storms and/or will contain nuisance water from both irrigation and paved surfaces (i.e. parking lots, buildings, etc.) or the developer shall contribute his fair share to the ultimate development of an off -site 5 acre detention basin for usage by this property and/or his abutting neighbors. 17. HUMAN HEALTH: The development is not anticipated to result in the creation of any health hazards because the facility will be limited to retail and other office related uses. MITIGATION' MEASURES: None required. 18. AESTHETICS: The project is architecturally compatible with the other surrounding projects. It is also in scale with the adjacent Anchovie's Pizzeria, and it meets the policies of the Village Specific Plan. MITIGATION MEASURES: The project shall meet the requirements of the Village Specific Plan. 19. RECREATION: The retail use will not generate a need for recreation. Therefore, no impacts will be generated by the development of the site with commercial services. MITIGATION MEASURES: None required. 20. ARCHEOLOGICAL/HISTORICAL: The site has been development with urban services (off -site improvements) and has been graded in anticipation of a future commercial building or buildings. Therefore, no known archeological or historical impacts are anticipated by the development of the site with new on -site PH *2 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 14, 1994 (CONTINUED FROM MAY 24, 1994) CASE NO.: PRECISE PLAN 94-846 (THE CLASSICS AT TOPAZ) REQUEST: COMPATIBILITY REVIEW OF NEW MODEL HOMES FOR THE TOPAZ PROJECT AT THE SOUTHWEST CORNER OF MILES AVENUE AND DUNE PALMS ROAD (TRACT 23935) APPLICANT: CENTURY/CROWELL COMMUNITIES (CENTURY HOMES) REPRESENTATIVE: DENNIS CUNNINGHAM, PROJECT MANAGER BACKGROUND: On May 24, 1994, the Planning Commission held a public hearing on the Century/Crowell Communities application to develop single family homes in the Topaz subdivision pursuant to the City's Compatibility Ordinance (Ordinance 242). A copy of the original report from the meeting is attached (Attachment 3). At the meeting, the Planning Commission took testimony from the applicant and the general public. The draft minutes from the meeting are in your packet (Attachment 4). In general, various topics were discussed. The issues at the meeting were: 1. Housing Mix: In the original report staff proposed limiting the mixture of homes within each tract phase (Condition #23). The applicant was opposed to staff's recommendation because it would limit their future marketing and sales program. However, the residents of Topaz fell: the smaller units should not be built at all since the existing homes are larger than 1,687 square feet. The Planning Commission discussed this issue at the meeting, and at one point examined a solution which was based on the existing housing percentages of Phases I and II. The solution was as follows: 1,428 sq. ft. to 1,685 sq. ft. (12 percent) = 5 units 1,759 sq. ft. to 1,903 sq. ft. (23 percent) = 9 units 2,047 sq. ft. (36 percent) = 15 units 2,455 sq. ft. (29 percent) = 12 units 41 units Other options which were mentioned were the elimination of the Plans 2X and 3, and limiting all housing units less than 1,685 square feet to 12 percent of the project total. The Planning; Commission also discussed with the builder whether or not the original Topaz plans could be used on the remaining six vacant lots in Phases I and II. PCST.177 1 n ^ Staff Comments: Staff supports Commissioner :Ellson's idea to limit the developer's housing mixture for the homes less than 1,685 square feet to no more than 12 percent of the total homes to be built in each phase. 2. Garage Parking (three car garages): Mr. Munson, a Topaz homeowner, requested that 50 percent of the homes have a minimum three -car garage. Staff had requested a minimum of 30 percent of the homes have a three -car garage even though approximately 60 percent of the existing homes have three car garages. Staff Comments: Staff still supports a 30 percent ratio for the project. Ordinance 242 does not mandate that the Planning Commission require the same ratio of three -car garages in the new phase which were constructed in Phases I and II. The Planning Commission could eliminate or amend this condition. 3. Window Treatment: The existing residents have requested that the Planning Commission require exterior windows similar in size and design with the original homes. This topic was discussed in the original report (Item #7). However, no condition was imposed by staff in the original draft conditions. Staff Comments: The Planning Commission discussed this issue at the meeting and some of the members felt the rear elevation window treatment would not be as noticeable if trellises were required (as recommended by Condition #20). 4. Detached Cottage Unit: In the original Topaz project, the Plan 4 unit had a ±281 square foot detached guest cottage which enlarged the unit to approximately 1,687 square feet. However, only five units were built. The existing residents have stated that they would like Century/Crowell Communities to offer a guest house option in their phase(s). Staff Comments: Staff supports the use of the detached unit option being used in the future phases of the Topaz project. 5. Metal Sectional Garage Doors: The developer has requested that the Planning Commission allow pivot garage doors in lieu of the sectional garage doors required by Condition #16. The existing residents were opposed to this modification. Staff Comments: No changes are recommended by staff. 6. Tract Identification: The residents of Topaz asked that the Planning Commission require tract signs which distinguish their homes from the future homes. The developer stated that this issue has been discussed, however, after further review they did not feel it would be a good idea. PCST.177 2 Staff Comments: Staff does not believe this is an issue the Planning Commission needs to address based on the provisions of the Compatibility Ordinance. If both the developer and residents agree to place supplemental tract signs in the project in the future, an application can be filed with the Planning and Development Department to accommodate such a request. ADDITIONAL STAFF COMMENTS: Based on the May 24, 1994 meeting, staff has amended the original draft conditions with the following changes or additions (Attachment #1): Modify Condition #21: Modify the plant -on width from two inches to three inches. Add Condition #30: "The developer shall use the original house plans for any new homes built within Phases I and II. " Modify Condition #23: "The developer shall regulate the mixture and/or number of proposed single family homes so that in no instance shall any homes smaller than ± 1,685 square feet exceed 12 percent of the homes built in each tract phase." Add Condition #31: "The developer shall provide as part of his sales program an optional detached guest cottage which can be built on the lot in front of the primary home. The detached unit should be approximately 300 square feet (or larger) and be architecturally compatible with the primary residence. The Planning Commission shall review and approve this detached unit as a Business Item (rion-hearing)." Add Condition #32: "The garage doors for each home shall be recessed into the building envelope a minimum distance of two -inches from the buildings stucco exterior." Add Condition #33: "The minimum roof pitch for each home shall 5:12 or steeper (e.g., 6:12)." Appeal Hearing Pursuant to Ordinance 242, either the applicant or an aggrieved party can appeal the decision of the Planning Commission to the City Council for final consideration. The appeal must be filed within ten calendar days after the date of the Planning Commission's decision. The filing fee is $300.00 CONCLUSION Staff supports the ap:plicant's request to build their production units in the Topaz tract provided the proposed Conditions of Approval are met and the window issue is resolved. PCST.177 3 n RECOMMENDATION: Options available are: 1. By Minute Motion 94- , approve Precise Plan 94-846, subject to the attached Findings and Conditions; or 2. By Minute Motion 94- , approve Precise Plan 94-846, subject to the attached Findings and Conditions and the modifications recommended by staff. Attachments: 1. Draft Conditions of Approval (Modified) 2. Letter from Mr. Eldred 3. Previous Planning Commission report 4. Draft Minutes - May 24, 1994 5. Large architectural prints (Planning Commission only) PCST.177 4 ff1 n ATTACHMENT 1 CONDITIONS OF APPROVAL - RECOMMENDED CENTURY CROWELL COMMUNITIES (TRACT 23935) THE CLASSICS AT TOPAZ JUNE 14, 1994 * Modified by staff on June 14, 1994 ** Added by staff on June 14, 1994 FINDINGS: 1. The architectural aspects of the development will be compatible with and not detrimental to other existing units in Topaz based on the following conditions. 2. The proposed homes are comparable in size to the existing Topaz homes. No impacts are anticipated provided the minimum house size in the tract is 1,400 square feet or greater, and the unit mix is regulated by the Planning Commission. 3. No two story homes shall be built next door to any existing single story home unless proof can be provided showing that a two story unit was proposed for the lot by the prior builder. 4. The developer's roof eaves, although slightly different from the previous phases, shall be considered a minor deviation in the architectural package. No major impact is anticipated. GENERAL 1. The lawn for each front yard shall be either hybrid Bermuda or premium Perennial Rye depending upon when it is installed. Fescue grass shall not be used. 2. All plants shall be drought tolerant and either watered with emitters or bubblers. 3. All trees shall be staked to prevent damage from the wind. Two stakes shall be used for all 24"-box trees. 4. The concrete driveways shall include expansion joints and a broom finish, (or better) texture. 5. The driveway approach for each home shall be a minimum width of 20-feet unless otherwise approved by the Director of Planning and Development. 6. Final irrigation and landscape plans for the project shall be approved by the Department of Planning and Development. 7. All trees shall be appropriate for our micro -climate (i.e., Zone 13-Sunset Book) . CONAPRVL.045 0 r 8. The requirements of the R-1 Zone Code shall be met during plan check. 9. The requirements of the Compatibility Ordinance (Ordinance 242) shall be met during plan check unless otherwise modified herein. 10. The front yard of all lots, and in addition, the street side yard of corner lots, shall be landscaped to property line, edge of curb, sidewalk, or edge of street pavement, whichever is furthest from the residence. 11. The landscaping for each lot shall include one 24"-box tree and one 15-gallon tree on interior lots and one (24"-box) tree and four (15 gallon) trees on corner lots, minimum five gallon shrubs, and groundcover and/or hardscape of sufficient size, spacing and variety to create an attractive and unifying appearance. Landscaping shall be in substantial compliance with the standards set forth in the Manual on Architectural Standards and the Manual on Landscaping Standards as adopted by the Planning Commission. 12. A permanent. water -efficient irrigation system shall be provided for all areas required to be landscaped. The provisions of Ordinance #220 shall be met. The final landscape plan should be reviewed by the City, the Coachella Valley Water District, and the Riverside County Agricultural Commission. 13. The landscaping shall be continuously maintained in a healthy and viable condition by the property owner. 14. All requirements of Tract Map 23935 shall be met during plan check. 15. The applicant shall provide six foot high walls for all new homes. The front yard or street side yard and perimeter tract walls shall be stuccoed to match the existing Topaz units. The interior side yard fencing of each home can be either decorative masonry, or another material as approved by the Director of Planning and Development. The walls shall be built prior to final occupancy clearance of each dwelling unit. 16. Sectional metal roll -up garage doors shall be installed on all garages. 17. All concrete roof tiles shall be similar in color and style to the existing Topaz homes (i.e., desert tones) . Brown concrete tile shall be used in Phases I and II. 18. Decorative wrought iron gates shall be used for all street facing pedestrian gates. 19. A two story house cannot be constructed adjacent to or abutting a lot line of an existing :jingle story home constructed in a prior phase of the subdivision (i.e., Phases I or II) unless proof can be provided showing that a two story unit was proposed for the lot by the prior developer. 20. A trellis is to be attached to each single family home where the rear of the unit faces west or south. The trellis shall be a minimum depth of eight feet and be constructed in a fashion similar to the initial Topaz homes. CONAPRVL.045 r 0 o *21. All units shall have architectural detailing on each side of the proposed house, but in no case shall the plant -on feature project less than 3-inches from the building facade. All gable vents shall include this architectural feature. 22. If homes are built in Phases I and II of the existing tract, the minimum house size in those phases shall be 1,830 square feet or larger. *23. The developer shall regulate the mixture and/or number of proposed single family homes so that in no instance shall any homes smaller than 1, 687 square feet exceed 12 percent of the homes built in each tract phase. 24. Each new single story home shall include a front entryway similar in design to the existing Topaz homes. The entry shall also include a gable roofed covered porch with supporting stucco columns a minimum dimension of 30 square inches or greater. The gable height shall be the same height as the proposed single family house. 25. Three car garages shall be constructed on approximately 30% of the tract lots. 26. The facia on the roof eaves shall be constructed with a 2" by 12" overlapped by 1" by 8" wood trim. The underside of the eave and facia shall be stuccoed to match the existing homes. 27. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of- ways of Miles Avenue shall be limited to one story, not to exceed 20-feet in height. The applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any units higher than one story located in proximity to the miles Avenue frontage. 28. The rear elevation of each new plan (Plans 2 through 5) shall include additional building projections to enhance the architectural characteristics of the home. The projections shall not be less than 4-feet in width and not less than 50 0 of the building length. 29. The applicant can, as an option, provide gated entry courtyards. The private entry courts shall include stucco fencing and decorative wrought iron gates. **30. The developer shall use the original house plans for any new homes built within Phases I and II. **31. The developer shall provide as part of his sales program an optional detached guest cottage which can be built on the lot in front of the primary home. The detached unit shall be approximately 300 square feet (or larger) and be architecturally compatible with the primary residence. The Planning Commission shall review and approve this detached unit as a Business Item (non -hearing) . **32. The garage doors for each home shall be recessed into the building envelope a minimum distance of two -inches from the building's stucco exterior. **33. The minimum, roof pitch for each home shall be 5:12 or steeper (e.g., 6:12, etc). CONAPRVL.045 1r iJ v ATTA(rHMENT 2 LAW OFFICE OF IAA v SON E. ELDxED A PROFESSIONAL CORPORATION TELEPHONE VILLAGE II TELECOPIER (619) 773-4888 (619) 773-5897 74-900 HIGHWAY III SUITE 223 INDIAN WELLS. CA "OMGA 92M F ul P 6�' I n JUN 0 1 t994 - �,rh�Ti,. C � �_J G.file��'fi May 31, 1994 Mr. Jerry Herman, Planning Director City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Re: Pr9cise Flan 94-846 (The Classics at Tom Dear Jerry: This letter is a follow-up to the statements made before the planning commission on the evening of Tuesday, May 24, 1994. First I wish again to commend the work that the City staff has done in connection with this application and in particular commend the staffs understanding of the concepts of compatibility as developed by the City of La Quinta and their applicability to this particular project. With respect to the specific conditions of approval recommended by staff, at the meeting Tuesday evening I had recommended the following: 1. Item 23 - I question whether inclusion of any of the Plan 2X or 3 models could be considered compatible with the existing Topaz development. These models would represent a deviation of more than 10% from the Mr. J. Herman May 31, 1994 Page Two smallest existing unit of 1,687 square feet. I acknowledge the difficulty that the developer may face on certain of the cul-de-sac or other odd shaped lots. I do believe, however, that a unit of 1,520 shares feet, or greater, which would fall within the requirements of the compatibility ordnance can be designed and accommodated on these lots. I would suggest that ideally the 10% allotted to plan 2X be added to the Plan 5X, 5L and 5LX to make the overall look more compatible with the existing 2/3rd homes in excess of 2,000 square feet,l/3rd homes of less than 2,000 square feet established by the initial two phases of Topaz. I acknowledge that a 50/50 split may be required as an accommodation to current market conditions without grossly violating the concept of compatibility. 2. Condition 29 - I believe that the developer should have the option to continue to add detached guest cottages as well as enclosed courtyards within the remaining phases of the Tract as this has become an integral element of the Topaz project. The guest cottages, like courtyards, would be optional unless the inclusion of the guest cottage square footage was necessary to bring the total structural square feet within the minimum compatibility standards as was the case of utilization of the detached cottages on the Plan 4 in the original Topaz tract. 3. I strongly encourage the addition of Condition 30 which would require architectural design and window treatments similar in character to the existing homes, to be interpreted and applied by staff in the same manner as the remaining conditions. This I believe is consistent with the staffs comment number 7 in the staff report and reflective of comments of a number of the members of the planning commission. 4. I believe that Condition 31 addressing the names and differentiations within the existing and proposed further sub -neighborhoods within Topaz should be added, to reflect the designation of the new product as The Classics the existing products as The Estates, as the developer has promised, and to make similar provisions for sub -distinctions in future phases which may introduce yet additional product types. vv�� Mr. J. Herman May 31,1994 Page Three I thank. you again for the opportunity to provide input in this process and commend you and the balance of the staff for responsiveness to both the concerns of the homeowners as well as the needs of the developer, and the excellent job that was done in preparing compatibility ordinance and now attempting to implement it in practice. LEE/amb Very truly yours, LANTSON E. ELDRED 0 l_ ;. ► ATTACHMENT 3 STAFF REPORT PLANNING COMMISSION MEETING DATE: MAY 24, 1994 CASE: PRECISE PLAN 94-846 (THE CLASSICS AT TOPAZ) REQUEST: COMPATIBILITY REVIEW OF NEW MODEL HOMES FOR THE TOPAZ PROJECT AT THE SOUTHWEST CORNER OF MILES AVENUE AND DUNE PALM ROAD (TRACT 23935) APPLICANT: CENTURY/CROWELL COMMUNITIES (CENTURY HOMES) REPRESENTATIVE: DENNIS CUNNINGHAM, PROJECT MANAGER BACKGROUND: Historical Hiehlizhts In 1989, the City approved Tract 23935 which consisted of 196 lots on a +50 acre site located south of Miles Avenue and west of Dune Palms Road. In 1991 and 1992 the tentative map was extended for additional one year periods. In 1990, the Planning Commission approved three single family model homes for the original developer, GWR Development, to begin construction of the tract pursuant to Condition 31 of the final Conditions. The condition states: "If a specific dwelling product is envisioned or if groups of lots are sold to builders, prior to the issuance of building permits. The applicant/builder s4'iall submit complete detached architectural elevations for all units. The Planning Commission shall review and approve elevations as an agenda business item". A fourth model was approved by the Planning Commission on September 10, 1991. The following table details the approved plans for Tract 23935: Plan 1 Plan 2 Plan 3 Plan 4 Sq. Footage 1,830 2,081* 2,173 1,406 # Stories 1 2 1 1 # Different Elevations 3 3 3 3 # Bedrooms 3 4 3 2 # Bathrooms 2 22 22 2 # Car Garages 2 3 3 2 Detached Cottage - - - W / Option (1,687) Note: *Enlarged to 2,405 square feet and 2,581 square feet by the developer. The background materials from these past approvals are attached. , 1 k STAFFRPT.034 01 A. L Submittal On April 29, 1994, new plans were submitted to the Planning Department for review and final consideration by the Planning Director. The following table details the proposed plans: Plan Numbers 2X 3 3X 4X 4ALT 5 5X 5LX # Sq. Feet 1,428 1,444 1,654 1,845 1,903 1,759 2,047 2,455 # Stories 1 1 1 2 2 1 1 2 # Different Elevations 2 3 3 3 1 3 3 2 # Bedrooms 3 2 3 3 3 3 4 4 # Bathrooms 2 2 2 3 3 2 2 2 # Car Garages 2 3 2 2 3 3 2 2 Hobby Room Yes No Yes No No No Yes Yes Added Total 11 0 15 3 3 1 4 3 Note: A Plan 4 (1,685 square foot) home is proposed on Lot 9 on Desert Fox. The plans are attached (Attachment 8) . Four floor plans are available (Plans 2 through 5) configured with two bedrooms, three bedrooms or four bedrooms. The plans range in size from 1,428 square feet to 2,455 square feet. Plans 4X, 4ALT and 5L are two story plans. The homes have two or three bathrooms depending on which plan is used. Compatibility Ordinance In March 1994, the City's Compatibility Ordinance went into effect. The ordinance pertains to subdivisions which are partially built -out and a new developer is involved with finishing the tract improvements and/or phases. Century Crowell Communities has purchased the remaining portions of the Topaz project. At the present time, there are +44 single family homes built in Phases I and II; therefore, +146 lots remain to be developed by the applicant. The Compatibility Ordinance states: The Planning and Development Department shall make the determination of whether a design deviation is major or minor using the following criteria: STAFFRPT.034 A. A minor design deviation can be approved by the Planning and Development Department without a public hearing using the precise plan process (Section 9.42.110) . ]Minor design deviation means a modification of an approved architectural unit within a subdivision that involves items such as, but not limited to, less than five percent (5%) change in square footage of existing constructed or approved units; columns, dormer vents, window size changes, plant -on locations, color, and stucco texture changes. The Planning and Development Director may refer the minor design deviation to the Planning Commission for a non -hearing compatibility review. B . A major design deviation is subject to the review and approval process of Chapter 9.25 Compatibility Review Process. A major design deviation means, a five percent (5%) or more change in square footage of existing constructed or approved units; any exterior architectural modification not defined as a minor design deviation. In this case, the Planning Director has requested that the Planning Commission examine the plans to determine if the plans are architecturally compatible with the existing Topaz units. A copy of the ordinance is attached (Attachment 3). The size of the units are within the 5 0 limit for a minor deviation, however, staff believes the architecture characteristics are a major deviation from the existing Topaz units. Therefore, a public; hearing has been scheduled. The City's current. R-1 Zoning provisions mandate that the applicant provide a minimum 'House size of 1,400 square feet and meet the Compatibility Ordinance requirements. The sizing issue is based on the smallest plan (1,406 square feet) to the largest (2,581 square feet) of the original Topaz units. The Planning Commission must evaluate the compatibility issue in terms of: a. Architectural material such as roof and exterior material, window treatment and garage door style b . Colors c . Roof lines d . Fencing e. Landscaping f . Two story vs. one story The Planning Commdssion when approving compatibility units may limit the type and the number of a particular unit to be constructed within the phase or subdivision. Existing Topaz Unit Mix Staff has examined the building permit information on the existing homes within Phases I and II and our summation of the housing mix is as follows: Square Footage Percentage of Total* +1,687 12% +1,830 23% +2,150 36% +2,500 29% Note: *Rounded +60% of the units have 3 car garages +30% of the units are 2 story STAFFRPT.034 Approximately +13 homes within Phases I and II are two story, with some units having three car garages. All homes have stucco exteriors with various reveals or architectural pop -.outs. The roofing material for the homes consists of a slight barrel concrete tile in various shades of brown. The color is not varied on each house like other tract homes in the City. The perimeter walls are stucco and each home has a wrought iron pedestrian gate facing the public street. Public Notice Public notices were mailed as required by Section 9.25.050 of Ordinance 242. The case was also advertised in the Desert Sun newspaper on May 13, 1994. Staff Comments: The applicant has provided a number of single family home plans for the expansion of the Topaz project. The plans range in size from 1,428 square feet to over 2,400 square feet depending on whether the hobby room is included in the final square footage. The project can be considered a "minor deviation" because the plans do not exceed the 5 o square footage size level. However, from an architectural standpoint, staff believes the plans would be a major deviation from the existing Topaz units for the following reasons. (1) Street View Elevation - The existing Topaz units have an enlarged entry court leading into the home. The covered entry is flanked by stucco columns and Ieads to single or double decorative front doors. Each entryway has a gable roof design which allows a geometric stucco pattern to be installed above the entry to accent the formal entrance into the home. The Century -Crowell proposal is not as appealing as the original plans. Staff would recommend that the applicant include these features on his proposed plans (Conditions 24 and 29). (2) Roof Eaves - The existing Topaz homes have a boxed framed eave which accents the horizontal banding of the original architectural theme. The applicants plans do not have this design feature. The eave design is more indicative of a traditional design with slight eave overhangs. Although the design is different from the initial unit plans, staff supports the deviation because the eave overhang will provide minor shading and create a shadow pattern on the building which will highlight each unit design ( Condition 26) . (3) Housing Mix - As noted in an earlier section, the existing Topaz housing mixture is geared toward units greater in size than +1, 800 square feet with each plan type being +30 % of the total units built. Staff supports limiting the number of units which can be built in the future phases of the tract in order to be consistent with Phases I and II. We would request that the Planning Commission either consider creating a buffer around the initial phases or limit by a percentage the type of unit which could be built in the new phases or phase. The primary reason for this request is in the applicant's plans for the first +41 homes, approximately two-thirds are Plans 2 or 3 (+1,654 square feet or less) . Staff believes this is not acceptable ( Conditions 22 and 23) . STAFFRPT.034 441 A "I J Jt (4) Architectural Plant-ons - The existing homes have stucco banding around each side of the home pursuant to the requirements of the Design Review Board and Planning Commission. The applicants plans are architecturally appealing from the street, but are lacking in their appeal on the other three sides. Staff would request that the Planning Commission require upgrades to the other elevations as required in the initial Topaz approvals (Condition 21) . (5) Trellis Shading - The initial Topaz homes were required to have trellis shade structures on the rear building elevations which have exposure to the west and south. Staff requests that the Planning Commission require covered patios on each home where the rear of the home faces a south or west property line ( Condition 20) . (6) Landscapin ,Fencing, Roofing, etc. - The existing homes are nicely designed with front yard landscaping and perimeter stucco walls on all homes. The applicant states that they will match these architectural amenities in their development,. Staff recommends Conditions 1 through 18 to ensure that architectural. compatibility is maintained. (7) Exterior Windows - The original homes have a variety of different size windows on each building elevation. The design of the front windows usually includes a rectangular low-level window with decorative windows above which accents the architectural style of the building (i . e . , triangular or half - circle) . The applicants new plans rely on rectangular windows for most light and ventilation needs. The larger homes do have decorative windows, but only on the front elevation of each home (e.g., Plans 4 and 5) . Staff would recommend that the Planning Commission examine this issue and determine how best to correct this problem. Item 4a of Section S . 25.030 states a "... proposed single family dwelling unit must be compatible in terms of architectural material such as roof material, window treatment and garage door style." Therefore, staff believes the Planning Commission can require windows which are similar in character to the existing homes. (8) Building Articulation - The Century -Crowell plans do not include as many exterior building projections as the original Topaz units. We are primarily concerned with the rear elevation of each home. Plan 3 is the only unit which has a variable exterior building surface. The proposed homes are rectangular in nature. Staff would request that the Planning Commission consider placing a restriction on the developer so that the proposed homes have building projections averaging ±4-feet over 50 percent of the length of the house ( Condition 28) . Letter of Opposition Attached are letters of opposition from some of the existing Topaz homeowners. Existing homeowners believe the new homes planned by Century -Crowell Communities are a major deviation in overall design from their units. The Planning Commission should review the letters from the existing residents plus the staff comments noted above when examining this application. STAFFRPT.034 Letter from Developer Mr. Cunningham has prepared a rebuttal letter for the Planning Commission which outlines the project's background and other pertinent information on their new project. Appeal Hearing Pursuant to Ordinance 242, either the applicant or an aggrieved party can appeal the decision of the Planning Commission to the City Council for final consideration. The appeal must be filed within ten calendar days after the date of the Planning Commission's decision. The filing fee is $300.00. CONCLUSION: Staff supports the applicant's request to build their production units in the Topaz tract provided the proposed Condition of Approval are met and window issue is resolved. RECOMMENDATION : By Minute Motion 94-_, approve Precise Plan 94-846 subject to the attached Findings and Conditions. STAFFRPT.034 1 '� ,Y���: �l�lj �� � 41 \ Vr i ...... .... ====,jL Miles Avenue CASE Na W 'Aw 16k -.*...Future High Sch. r e- City of Indio Of I e) Precise Plan 94-846 Century Crowell Communities Topaz CL CM CHAtkja NORTH SCALE : nts STAFF REPORT FILE COPY PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 APPLICANT: GWR DEVELOPMENT (TOPAZ) ARCHITECT: WISHARD ARCHITECTS PROJECT: TENTATIVE TRACT 23935 - REVIEW OF PROPOSED ADDITIONAL UNIT LOCATION: SOUTHWEST CORNER OF MILES AVENUE AND DUNE PALMS ROAD (SEE ATTACHMENT #1) BACKGROUND• 1. Tentative Tract 23935 comprises 196 lots on a 50 acre site located in the northern area of La Quinta. 2. Plans 1, 2 & 3 plus color board (desert colors) were approved by the Planning Commission on July 10, 1990. The applicant has now proposed an additional plan, smaller than the three approved plans. 3. On September 4, 1991 the Design Review Board reviewed plans for Unit #4 and recommended approval by the Planning Commission of this unit. PROPOSAL: The following table shows details of all plans: New Plan 1 Plan 2 Plan 3 Plan 4 # Sq. Footage 1830 2081 2173 1406 # Stories 1 2 1 1 # Different Elevations 3 3 3 3 # Bedrooms 3 4 3 2 # Bathrooms 2 2-1/2 2-1/2 2 # Family Rooms 0 1 1 0 #Car Garages 2 3 3 2 Cottage - - - YES STAFFRPT.047/CS -1- STAFF COMMENTS 1. The new unit has an architectural style in keeping with the existing three units. 2. The new unit has an optional cottage located in front of the house. 3. The rear and side elevations of the new unit includes detailing around windows on all sides. It should be noted that this detailing should appear on all units even if the units are located close to one another. This has been a requirement for all developments and was a requirement for the originally approved three units. 4. The applicant has indicated that a trellis attached to the rear of the house will be included with this unit where the rear of the unit faces west. This should also be provided on the south side. 5. A number of the windows of the house are located close to the eaves and have pop -outs which should provide some shading,. The rear elevation requires additional shading where a trellis is not incorporated into the design. The sliding door on the right side and all four sides of the cottage elevation could also benefit from some shading device. 6. The unit will utilize the same desert color scheme as was approved for the other three units. DESIGN REVEIW BOARD ACTION: On September 4, 1991 the Design Review Board reviewed Unit #4 for Tract 23935. The applicant stated that units with the rear of the house facing west will have a trellis attached to the house on the west side. The Design Review Board recommended approval of the above unit elevation to the Planning Commission on condition that a trellis is attached to the unit where the rear of the unit faces west. RECOMMENDATION: Approve by Minute Motion the unit elevations for Unit #4, Tract 23935 on condition that a trellis is attached to the rear of the unit where the rear of the unit faces west. Attachments: 1. Locality Plan 2. Subdivision Plan 3. Plans for Unit #4 STAFFRPT.047/CS -2- o�i 0 n • t n �tartM � V I RIMS 1w owvnu mou S 1,03-UHUY OUVRSiM Tao acatoe is / tsroi twos 1�ii sions11111i7ijii V 0 0 L\ 41 4- U N 00 l0 +1 GJ 4-3 O •N a Q-3 w J +.) W o f - 4- Z U •tl pGW Feb. 26, 1991 City of La Quinta Planning Glenda Lainis 78105 Calle Estado La Quinta, Ca. 92253 Pace"�� Fps ? 6 �9g� LA WNTAt 1�r��y a QjAEl0 101. RE: Lots 5,7,16, & 20 of Tract 23935-1 Dear Glenda, Effective immediately, lots 5,7,16, & 20 of phase I, Tr. 23935-1, are hereby changed from 2405 sq. ft. to 2581 sq. ft.. These lots will comply with the City of La Quinta's minimum setback requirements as shown in the enclosed footprints. If you have any questions regarding this matter, or if you require any additional information, please do not hesitate to contact me. Sincerely, GWR DEVELOPMENT Dennis Cunningham V/P Construction DC/pc/J" Dennis Cunn' George Ri ards "Building Honies of Distinctive Quality Is Our Business" ti 429 Santa Monica Blvd., Suite 320, Santa Monica, California 904010 (213) 393-6627 0 FAX (213) 393-9693 I 78-105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564-2246 October 15, 1990 Mr. Dennis Cunningham GWR Development 429 Santa Monica Blvd., Suite 320 Santa Monica, CA 90401 SUBJECT: TENTATIVE TRACT 23935, UNIT ELEVATIONS Dear Mr. Cunningham: On July 10, 1990, the La Quinta Planning Commission approved the unit elevations as submitted for Tentative Tract 23935 with the requirement that three changes be made. The following resubmitted plans and roof tile samples comply with the changes requested by the La Quinta Planning Commission and are therefore approved. 1. Plan B (2405) (was 2081) the right and rear second story elevations now have sufficient detailing. 2. Plan C (2173) the right elevation now has sufficient detailing. 3. The three the samples, "Castille clay red (flashed)", "Castille Santa Gold (flashed), and "Castille Rosewood" (flashed), are acceptable. Should you have any questions, please contact the undersigned. Very truly yours, JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR Glenda Lainis Assistant Planner GL:bja cc: Building & Safety LTRGL.018 w A MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 STAFF REPORT PLANNING COMMISSION MEETING DATE: JULY 10, 1990 APPLICANT: GWR DEVELOPMENT PROJECT: TENTATIVE TRACT 23935 - REVIEW OF PROPOSED SINGLE FAMILY DWELLING ARCHITECTURAL ELEVATIONS. LOCATION: SOUTHWEST CORNER OF MILES AVENUE AND DUNE PALMS ROAD (SEE ATTACHMENT #1). BACKGROUND: The Applicant has submitted elevations and floor plans of three proposed dwelling units for Tentative Tract 23935 (see Attachment #2). Conditions of Approval #31 for TT 23935 reads as follows: 1131. If a specific dwelling product is envisioned or if groups of lots are sold to builders, prior to the issuance of building permits, the Applicant/Builder shall submit complete detailed architectural elevations for all units. The Planning Commission shall review and approve elevations as an agenda Business Item. Basic architectural standards shall be included as part of the CC 6 R's." The Applicant has submitted the above required plans and color board. SUBMITTAL: The following table shows details of all units. Family D.U. # Different # # Bedrooms Room Garage Sq.Ft. Elevations Story's Plan a 3 0 2 1830 3 1 Plan b 4 1 3 2082 3 2 Plan c 3 1 3 2173 3 1 One roof tile and four stucco alternatives have been proposed for these units. STAFFRPT.075/BJ - 1 - ANALYSIS: 1. The Applicant should provide at least two other alternative roof tile samples to provide variety in the roofscape. 2. The Applicant should provide more detailing (trim or "pop outs") around the windows or show a horizontal band across the following elevations: Plan b (2081) Plan c (2173) RECOMMENDATION: right and rear second story. right elevation By minute motion approve the proposed elevations for TT 23935 on the condition the right and gear elevations are for Plans "b" and "c" respectively revised and two additional roof tiles are selected. The revisions shall be submitted to the Planning and Development Department for review and approval. Attachments: 1. Locality plan 2. Proposed elevations 3. Tract map 6 y{ 02. ,J STAFFRPT.075/BJ - 2 - P� t- ♦f !�wig O oo�0000 12, a Q - I Z! o r /.a� - V e "Nub t CJ Lj- UJ = O� cc 2 Z 5.2 f ZVdOA lN3lldOl3A3ln IMIL.-n ' � I it e, -F 44 541�4 WL Iro" na REAR ELEVATION .,-a- RIGHT SIDE ELEVATION 141.1-01 6;l or aT!4q E#Y-- y - W-r IV ftcms M# OF mW e5l. A*Sft FRONT ELEVATION lA*-I'4r 193C STANDARD ri rvaTi^u 4 --ftwk, kJamAd WF Qp, ^"a^* M.At J .1,0 4m" ft va I., P.-SMA Vo d A^bw &Aac [tram.-+. ?in 4.*40 ,IV! . d q..4QM,�ve IV � M,046 al.AO r- lap w i0lmI - &--z --W 9�-A*440n�mt _6 Q- W. R. DEVELOPMENT TOPAZ LA QUINTA, CALIFORNIA �an nr w..e a �ee�orr �UVr�r• I m6A.� I� _ � I (REAR FLEVATI011 ,a m aaa meal a,,aac ,LT SlDE ELEV6TteY �-ae sns �BSrat (Pine AA -a WfA .) RIGHTSIDE ELEVATION ,,.•., look e.ay. baft FRONT ELEVATION Af''e P%dwAdele0%.D W. le sft!60AP'QrW 6%k:e 1030 ALT. ELEVATION 1 /v6R5 �� M• % `Jo 9a I�i S ✓aT ( ii ,.bier . 3PP!=jM- LAY- 6-0 toa— L-. vows -1, a. as.r: RUTS R ClNt C REAR ELEVATION Zd AA►79 i wraw—. 1upCi p!cI_4 LEFT SIDE ELEVATION �� ar �tawa k� • 8tp . At.. a GftAL A&Mwa @ maaw M. w :0 r J.s1"a ri� •I/ dw 6' A,,G W 3-Ab4 _W vwp� __& - 15, 1P6 f Rt� �!f�1��ts - ew K ,s •.-s ac �e *A A' AA e -a 4S u C--JA%3.— t»s" "r-e Dlai •w 3 Fjw; iq 6at�t• Ob 4 = j F.1d arc S ♦ems' Ar rib � ,,c .pop cuv i ens R QHT SIDE ELEVATION amA rrtlml FRONT•ELE"TION 7 1330 ALT. ELEVATION t 00"-se+.e .04-4w .4',o FL. W.�= I hY'Y d 0a`s0 A/ v &.boo I �K fdlQt —y.o R.too a.ewt 0640 G-W-R. DEVELOPMENT pptp�:[ i { fai .i i �9 -' s _s !::e _ ;[ _. .i =fief•;°�f ':Ii::�:.[:�•ii=rs ij[i!i[i [[M! i= oii [i i=��si c=:�►t - - - N �Q N UJ c� CLO z Z V5 a 9-z ma O _j N a a J aW 11 ZddO1 - 1N3WdOl3A3a u m J In I°' is if e _ ii If It z0 Q0—j aLL "IF ZddO1 J1N'9WdO13A3(1 d ME) �e 191 "ll � ZbdAl . M!.. LN3WdOl3A30 U M J ¢g ' - •1 `a r SSJb .1 an Y Z i O j — QL=i.I ti !� I cr. I y3 �� ;2 It �� •Ic a!>g) tr +ii Za]� fS Its tt 5 W u] i 2 a LL C a ZVdOl L1tJ3Wcd0l3A3o a M J F• o) Q _ f i• i flu ( � �� • ~-I ej �9 LrS Ala �I w A::�_ 1_�i t— W w J i •r � :i . i ��� as,c :s •sr z a J IL V-4 VlNuodliva'Vt. .o V., zvdol 1NIWAAIIMAtiw •u .0 .- MOUVAJ13 aano► yl IT 2173 ALT. ELEVAIXW 2 • •.1 •f 4 L �.aQS =i w-�w a-00 V-d A06.* 0..to �n L-ii 11 - \1L 11 � ffAB UY"R , LEFT SIDE ELEVATION b, �s m DAIWM �a nyr�. a RIGHT SIDE ELEVATION •�,.� a.e.g,c o•.b� 3•. o n�.0 e•�o sN ALT ELEVATION 2 G.W.R. DEVELOPMENT TOPAZ LA QUINTA, CALIFORNIA sir i It..a �sstyl n.tt ` csv �roT ' i 1.:,..Ibl 1 cc �� jW-d M " r W . i'' �csa[ o��wdG fl�l ---Lj---L } LEFT SIDE ELEVA,T w-V, 4K vow P M RIGHT SIDE ELEVATION 1...1 W ,"--W ^ maw.i K� S. 2reb �! J -ram t^P — J.e A.+-wsz a.JO w1 'b'/4� C34b _ 3d a.. ,,31E vT�r � tj • d Anaa9C oho ",�. �. A''s'e¢ t�a+O MTR b � i�K GG'�p,r llts Olar - �Os W B� b« - o I �_ — L f I FROM ELEVATION 31 P,Mimtg..b s'.d FU*ere¢ 60r80 u�••rr ' 2173 ALT. ELEVATION 1 �l�V E`LEVaSY'ION 1 in.tSl.R. DEVELOP�4 NE T - � � TOPAZ LA QUINTA, CALIFORItIA ,e i. ;: s• J .ylYi•.a�i�:vrii �o.,. lWoul BEAR ELENATiON 1 •.weer F7 LE1/A ON "M,P, i+6 if +Rs9 B If• R� �ttY • lot .0 M• w •++s T�Ap Aftal ® I _- tGHT SI®E ELEVATIo1� 9,�' I 1 -MVD1C ,sa WAG! �.�. s e — 9A&e flf %st ..vim 173 STANDARD ELEVATION Rui—of u DEVELOPMENT TOPAZ, --_--'-__ _ 08+ As 7, --- ' | H � . . / . .| ! ' / . � | � 14 . u �-L 'l 2- IAA K1�� c;AjO.�I vwongz, I Tpu D FW�TS lal/ Ids ,C 6+ AA6Tt4t [�Pf�l�y bXb 5, 4x $ :c s, i J D r3EPn 1 ze 6TS d, a0 CF��G��tlse Ta �bl.� OF:: aPTS Tcpe;:rco E C-4 t' 6 G. W. R. DEVELOPMENT z44", I- 2X$ 1 {Rr TOPAZ LA QUINTAq CALIFORNIA �iP .M Ordinance 242 SECTION 9.25.030. DEVELOPMENT STANDARDS FOR COMPATIBILITY REVIEW PROCESS. The units shall only be approved when they comply with the following standards: 1. The proposed use conforms to all the provisions of the General Plan and specific plans, and with all applicable requirements of State law and the ordinances of the City. 2. A two story house cannot be constructed adjacent to or abutting a lot line of an existing single story home constructed in a prior phase of the same subdivision, unless proof can be provided showing that a two story unit was proposed for the lot by the prior builder. 3. If lot fencing has been provided in the subdivision, the developer must provide the same, or better, type of fencing including perimeter subdivision fencing. 4. A proposed single family dwelling unit must be compatible in terms of: a. Architectural material such as roof material, window treatment and garage door style b. Colors C. Roof lines as the existing units, or units which are approved for construction as determined on the plans and materials board, within the same subdivision unless otherwise approved by the Planning Commission. 6. At least one specimen tree shall be provided in the front or street side yard as part of the landscape requirements of the zone. 7. An single family dwelling units proposed must ccmply with the requirements contained in the Development Standards Section of the applicable zone. 8. The single family dwelling units proposed within a partially developed subdivision shall not deviate by more than ten percent (10%) from, the square footage of the existing or approved units. 9. The Planning Commission when approving compatibility units may limit the type and the number of a particular unit to be constructed within the subdivision. SECTION 9.25.040. PLANNING COMMISSION REVIEW All residential units shall be approved, conditionally approved, or disapproved by action of the Planning Commission, based upon the standards referred to in Section 9.25.030 of this Chapter. The following findings must be made when an application is approved: 1. The architectural aspects of the development will be compatible with and not detrimental to other existing units in the subdivision. �i + `; li `.a I Planning Commission Minutes September 10, 1991 VII. BUSINESS SESSION A. Tract 23935; a request of the GWR Development Company for review of an additional unit. 1. Associate Planner Glenda Lainis presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. C. PCMIN9/10 2. Commissioner Marrs asked for a clarification of the detailing requested by Staff. 3. Commissioner Ellson inquired how this unit would compare to the other units in the area in regard to price and size. Mr. Dennis Cunningham spoke on behalf of the Applicant and stated the house would be in the price range of $150-155,000 and the current houses are $175-$215,000. 3. There being no further discussion, Commissioner Mosher moved and Commissioner Ladner seconded a motion to adopt Minute Motion 91-028 approving the additional unit for Tentative Tract 23935 subject to the Staff recommendations. Unanimously approved. Plot Plan 91-44V a request of W 6 Pacific for approve of a new architectural p t for Marquessaodh Lake La Quinta. 1. Pri Kipal Planner Sta awa presented the infor tion contained /ommissioner 1, Staff report, copy of which is on file ihe Planning and evelopment Dep went. Ison inquired if the ge would need any additional f' walls due to its locatio . Principal Planner Stan Sawa scat that the building code ould be strictly enforc and thi ould be addressed at t time. 3. The being no questions of S f or the Applicant, it was owed b ommissioner Ladner an econded by Commissioner son to opt Minute Motion 91-029 proving the ne/architec ralunits or PlotPlan 91-442. U 'mously approveT ntative Parcel Ma 26525 a request of Chuck Sapproval residential unit on one arcel of the Orchard D 1. Associate contained Planning , r Glenda Lainis e Staff report, a c4 Development Departs 10 Sted the information which is on file in the C. Tract 23935; a request of GWR Developers for review of proposed single family dwelling elevations. 1. Principal Planner Stan Sawa presented the information in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Zelles questioned Staff as to their recommendation on roof tiles. Principal Planner Sawa stated that Staff felt there should be more of a variety throughout the project. 3. Chairman Moran asked if this project had been before the Design Review Board. Principal Planner Sawa stated that this project had been approved before the Design Review Board was formed. 4. Following discussion regarding detailing on the right and rear of the second story of Unit R and the right elevation of Unit C and two additional roof tiles, it was moved by Commissioner Steding and seconded by Commissioner Mosher to adopt Minute Motion 90-027 approving the elevations subject to the above changes. Unanimously approved. Planning Commission Minutes July 10, 1990 CONDITIONS OF APPROVAL - RECOAMIENDED CENTURY CROWELL COMMUNITIES (TRACT 23935) THE CLASSICS AT TOPAZ MAY 24, 1994 FINDINGS: 1. The architectural aspects of the development will be compatible with and not detrimental to other existing units in Topaz based on the following conditions. 2. The proposed homes are comparable in size to the existing Topaz homes. No impacts are anticipated provided the minimum house size in the tract is 1,400 square feet or greater, and the unit mix is regulated by the Planning Commission. 3. No two story homes shall be built next door to any existing single story home unless proof can be provided showing that a two story unit was proposed for the lot by the prior builder. 4. The developer's roof eaves, although slightly different from the previous phases, shall be considered a minor deviation in the architectural package. No major impact is anticipated. GENERAL 1. The lawn for each front yard shall be either hybrid Bermuda or premium Perennial Rye depending upon when it is installed. Fescue grass shall not be used. 2. All plants shall be drought tolerant and either watered with emitters or bubblers. 3. All trees shall be staked to prevent damage from the wind. Two stakes shall be used for all 24"-box trees. 4. The concrete driveways shall include expansion joints and a broom finish, (or better) texture. 5. The driveway approach for each home shall be a minimum width of 20-feet unless otherwise approved by the Director of Planning and Development. 6. Final irrigation and landscape plans for the project shall be approved by the Department of Planning and Development. 7. All trees shall be appropriate for our micro -climate (i.e., Zone 13-Sunset Book) . 8. The requirements of the R-1 Zone Code shall be met during plan check. CONAPPVL.045 9. The requirements of the Compatibility Ordinance (Ordinance 242) shall be met during plan check unless otherwise modified herein. 10. The front yard of all lots, and in addition, the street side yard of corner lots, shall be landscaped to property line, edge of curb, sidewalk, or edge of street pavement, whichever is furthest from the residence. 11. The landscaping for each lot shall include one 24"-box tree and one 15-gallon tree on interior lots and one (24"-box) tree and four (15 gallon) trees on corner lots, minimum five gallon shrubs, and groundcover and/or hardscape of sufficient size, spacing and variety to create an attractive and unifying appearance. Landscaping shall be in substantial compliance with the standards set forth in the Manual on Architectural Standards and the Manual on Landscaping Standards as adopted by the Planning Commission. 12. A permanent water -efficient irrigation system shall be provided for all areas required to be landscaped. The provisions of Ordinance #220 shall be met. The final landscape plan should be reviewed by the City, the Coachella Valley Water District, and the Riverside County Agricultural Commission. 13. The landscaping shall be continuously maintained in a healthy and viable condition by the property owner. 14. All requirements of Tract Map 23935 shall be met during plan check. 15. The applicant shall provide six foot high walls for all new homes. The front yard or street side yard and perimeter tract walls shall be stuccoed to match the existing Topaz units. The interior side yard fencing of each home can be either decorative masonry, or another material as approved by the Director of Planning and Development. The walls shall be built prior to final occupancy clearance of each dwelling unit. 16. Sectional metal roll -up garage doors shall be installed on all garages. 17. All concrete roof tiles shall be similar in color and style to the existing Topaz homes (i.e., desert tones) . Brown concrete tile shall be used in Phases I and II. 18. Decorative wrought iron gates shall be used for all street facing pedestrian gates. 19. A two story house cannot be constructed adjacent to or abutting a lot line of an existing single story home constructed in a prior phase of the subdivision (i.e., Phases I or II) unless proof can be provided showing that a two story unit was proposed for the lot by the prior developer. 20. A trellis is to be attached to each single family home where the rear of the unit faces west or south. The trellis shall be a minimum depth of eight feet and be constructed in a fashion similar to the initial Topaz homes. 21. All units shall have architectural detailing on each side of the proposed house, but in no case shall the plant -on feature project less than 2-inches from the building facade. All gable vents shall include this architectural feature. coKAPRVL.045 r_ ; 22. If homes are built in Phases I and II of the existing tract, the minimum house size in those phases shall be 1,830 square feet or larger. 23. The developer shall regulate the mixture and/or number of proposed single family homes within each tract phase to the following percentages: (1) Plan 2X = 10% (2) Plans 3X, 4X, 4ALT & 5 = 40% (3) Plan 5X = 30% (4) Plans 5L and 5LX = 20% 24. Each new single story home shall include a front entryway similar in design to the existing Topaz homes. The entry shall also include a gable roofed covered porch with supporting stucco columns a minimum dimension of 30 square inches or greater. The gable height shall be the same height as the proposed single family house. 25. Three car garages shall be constructed on approximately 30% of the tract lots. 26. The facia on the roof eaves shall be constructed with a 2" by 12" overlapped by 1" by 8" wood trim. The underside of the eave and facia shall be stuccoed to match the existing homes. 27. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of- ways of Miles Avenue shall be limited to one story, not to exceed 20-feet in height. The applicant shall submit to the Planning and Development Department for approval a drawing showing the location of any units higher than one story located in proximity to the miles Avenue frontage. 28. The rear elevation of each new plan (Plans 2 through 5) shall include additional building projections to enhance the architectural characteristics of the home. The projections shall not be less than 4-feet in width and not less than 50% of the building length. 29. The applicant can, as an option, provide gated entry courtyards. The private entry courts shall include stucco fencing and decorative wrought iron gates. CONAPRVI,. 045 V L.r MR. GREG TROUSDELL ASSOCIATE PLANNER CURRENT PLANNING CITY OF LA QUINTA 78-495 CALLE TAMPICO LA QUINTA, CALIF. 92253 A MAY 1 CITY OF LA GWVTA PLANNING DEPARTMENT DEAR SIR, I AM WRITTING YOU TO REQUEST THE CLASSIFICATION OF THE NEW CENTURY HOMES DEVELOPMENT AT TOPAZ (TRACT 23935-1 TO 4) BE CLASSIFIED AS MAJDP DESIGN DEVIATION UNDER THE PROVISIONS OF ORDINANCE 242 WHICH AMENDED TITLE 9 OF THE LA QUINTA MUNICIPAL CODE AND REQUEST THE COMPATIBILITY REVIEW PROCESS OF CHAPTER 9.25. I BASE MY REQUEST ON THE ORDINANCE'S STANDARD OF COMPATIBILITY SECTION 9.25.030. 1 BELEIVE THERE IS A SERIOUS INCO`9PATIBILITY BETWEEN THE NEW PHASE AT TOPAZ AND THE PREVIOUSLY BJILT PHASE. A COMPARISON OF THE NEW PROPOSED PLANS. WITH THE CURRENT SUBDIVISION, REVEALS NUMEROUS DE`.'IATIONS IN THE PROPOSED FRONT ELEVATIONS, BACK. ELEVATIONS, AND SIDE ELEVATIONS OF THE NEW PROPOSED PHASE. IN CONCLUSION, 1 FEEL THAT THE NEW DEVELOPMENT IS COMPOSED OF A SUBSTANTIALLY DIFFERENT STYLE HOME. I FEEL THAT THIS IS NOT IN THE SPIRIT OF ORDINANCE 242 AND THAT A PUBLIC HEARING FOR ALL INTERESTED CURRENT RESIDENTS SHOULD BE HELD ON THIS MATTER. WE, THE CURRENT RESIDENTS 12F TLJ= TOPAZ COMMUNITY, ARE VERY PROUD OF OUR COMMUNITY, AND DO NOT WANT A NEW BUILDER TO CAPITALICE ON THE BEAUTY 0P OUR COMMUNITY TO ENHANCE THE VALUE OF HIS HOMES. SINCERLY, , MR. MRS. GARY G. GRIFFITH 45420 DESERT EAGLE CT. LA QUINTA, CALIFORNIA 92253 vJ Mr. Greg Trousdell Associate Planner Current Plannina City of La Quinta 78-495 Calle Tampico La Quinta, Calif. 92253 May 8. 1994 Te o MAY - 6 1994 `�,1 Y OF LA QUINIA Dear Sir; P1,Al NIN4 DEPARTMENT I am writing you to request the ciassi ication of the new Century Homes development at Topaz ( Tract 23935-1 to 4) be classified as Major Design Deviation under the provisions of Ordinance 242 which amended Title 9 of the La Quinta Municipal Code and request the Compatibility Review Process of Chapter 9.25. I base my request on the ordinance's standard of compatibility Section 9.25.030. I believe there is a serious incompatibility between the new phase at Topaz and the previously built phase. A comparison of the new plans with the current subdivision reveals the following deviations: Front Elevation 1) In plans 2 and 3 which make up 68.5X of the proposed phase the entryways are neither recessed or gabled. 100% of the current houses are recessed or gabled with most being under a Gabled arch. 2) Currently 100% of all doors in the subdivision contain large windows made of Crystal Lead. The new plans call for solid doors in all models. 3) Nc proposed plan has the raised ledges and recessed channels which can be found on every house in the subdivision. These lines add enormously to the beauty of the neighborhood and the lack of these should be considered a major deviation. 4) In the proposed plan only 32Y. will have a window over the door. In the current subdivision 100% have windows over the door. 5) The new phase and I assume all subsequent phases will use traditional eaves. This is directly opposed to the box eaves being used in the original Topaz development which is one of the distinctive touches of the neighborhood. 6) In the proposed plan no houses will have a detached quest house. While currently perhaps cnly 20% of the homes �,�� have the detached houses, the unique styling adds to the elegance of the neighborhood. Back Elevation i) 100% of the current homes feature rectangular windows set over regular windows. No elavation shown in the plans had this feature. 2) 100% of the current homes feature raised masonry framing around the rear windows. No proposed plan had this feature. 3) The proposed plans included sliding glass doors in all plans. In the current Topaz development, double hinged doors are being used. 4) None of the proposed plans included side panel windows or the fabulous 10 window conglomeration featured in the largest Topaz model. 5) No proposed plan has a buttressed upstairs window except Plan 4. Plan 4 represents 15% of the proposed houses. 6) Essentially 30 out of 35 proposed homes will have an absou'utely straight back wail to the house. 100% of the current subdivision have a back walls with protusions and recessions. This is a major deviation in architectural style. Side Elevation 1) 100% of the current homes have rectangular windows mounted above other windows on the side elavations. In the proposed plans these will be eliminated. Mixture of Homes Although this is not strictly a criteria for compatibility the radical departure concerning the mixture of plans should be noted. In the current subdivision there is a mix of about 30% of houses with square footage under 1600 feet, 30% with about 1800-2100 and 30% with square footage of 2500+. In the proposed plans 65X of the new homes will have square footage under 1650 and only 17% will exceed 2100 square feet. In conclusion, I feel that the new development is composed of a substantially different style home. I feel that this is not in the spirit of Ordinance 242 and that a public hearing should be held on the matter. I believe that the builder is trying to capitalize on the beauty and elegance of the original Topaz development to enhance the o v J value of his homes. I further• believe that this might lead to a possible deterioration of my own property values. Sincer 1. y 17 Edmund A. Munson 79-355 Desert Rack Court La Quinta, California TELEP-ONE 4619) 773•48 Be May 10, 1994 Mr. Greg Trousdell Associate Planner City of La Quints 78-495 Calle Tampico La Quinta, CA 92253 LAW OFFICE OF LA.NTsON E. EEDRED PPOrESSIONAL COPPOPATION VILLAGE n 74-900 HIGHWAY III SUITE 223 IN*DIAN WELLS, CALIFORNIA 92220 Re: �>�xs T�act��925 Dear Mr. Trousdell: TELECOPIER 1619) 773. 5697 1 rtz MAY 12 19% rwa.o u+.r� CITY I am an owner at the original Topaz development, Tract 23925. I recently learned of the application of Century Homes for plan approval of homes to be constructed on Desert Hills Court, and Desert Fox Drive. It is my understanding that this application has been submitted with a request for review under the Precise Plan Process. I was one of the two property owners asked by the City of La Quinta to serve on the committee that developed what became ordinance 242 regarding compatibility requirements. The plans as presented by Century Homes are clearly not what was anticipated under the Precise Plan process, as they represent substantial deviations from existing homes. I believe that current City ordinances require that the plans comply with the requirements of the Compatibility Review process set forth in chapter 9.25 commencing with the completeness of application requirements. A major design deviation is deigned under the code to be any variance of 5% or more from the square footage of existing constructed or approved units within the tract, or any exterior architectural modification not specifically deigned as a minor design deviation. Under Section 9.25.2030 5/10-CityLQ r ar i Mr. C. Trousdell May 10, 1994 Page Two any deviation in architectural materials such as roof material, window treatment or garage door style, any deviation in colors, and any deviation in roof lines from existing and approved units are defined to be material. The units proposed by Century Homes vary by more than J% from the existing and approved structures and contain numerous design deviations requiring compliance with the Compatibility Review process. Mr. Edmond Munson, in his letter dated May 8, 1994, specifically addressed a number of the design deviations which are apparent in the floor plan and elevation drawings available from the City. I therefore request, and believe that the City of La Quinta is obligated to, require compliance with the Compatibility Review process beginning with the filing of a complete application with all required items which is available for inspection by the public, notice to effected property owners of the application, and an opportunity for the property owners to be heard as set forth under the Code. I would appreciate receipt of confirmation that the materially of the design deviations have been acknowledged by staff and that compliance with the Compatibility Review process has been required. Very truiv LANTSON E. ELDRED LEE/amb cc: Mr. Munson �r� 939-381-0041 rENTLRY HOMES 028 P02 '%"Y 18 ' 94 Oa:: May 17, 1994 CENTURY HomEs Century•Crawell Communities z Honorable Mayor and Members of the Planning Commission CITY OF LA QUINTA 78-495 Calle Tampico La Quintal CA 92253 RE: Compatibility Ordinance J242 You have before you the designs for The Classics at Topaz by Century Homes Communities. The design process from concept to completion was executed under Webster's definition of the word "Compatibility": (1) capable of living or performing in harmonious, agreeable or friendly association with another or others; and (2) capable of orderly efficient integration and operation with other elements in a system. our reference source was the Compatibility Ordinance 0242 along with a presentation meeting we had with the existing homeowners at Topaz. On Wednesda Agril_6th, we hosted a presentation meeting for the Topaz Homeowners at the Indian Wells Hotel. Elevation renderings along with 8 1/2" x ill, productions with elevation and floor plans were available for review. The Homeowner turnout was in the 70-80 percentile. We felt the meeting was a success in that the homeowners were able to have input during the design phase. The Homeowners suggested that we name the new homes something other than Topaz, in order to differentiate between the new versus the existing homes. Reason being that the new homes, even though compatible in appearance would be selling for less than the existing homes. We agreed and suggested we name the new homes The Classics at Topaz. The Homeowners asked if we would plot the largest homes in the Classic Series on the 6 remaining lots in tract 23935-1&2. We agreed and changed our mix to accommodate the Homeowners, desire. We used the existing Homeowners' input and the following comparable design criteria in order to reach the end result: p2pAR�g—FOOTAGE The Classics are within 5% of the square footage of the existing homes at Topaz. FOMRINTS The existing homes are rectangular with the long side parallel with the street. They have protruding garages creating an "L" shape when garage and house are viewed as one. The Classics are rectangular as well with the garage creating a smaller 11L" to facilitate larger rear yards. ROOF LINE The existing homes are 5 and 12 pitch gables with dormers that are gables and hips with partial arch, full arch and square top inserts. Creating similarity while avoiding redundancy, The Classics are also 5 and 12 pitch gables with dormers that are gables and hips utilizing �rl �4)J t I 1 <?G C,-,,#U ""I, (`f.. -# 'stln . (`- r` A m 4no 939-381-e341 r Et4TUr, T K- .S 028 P03 tP r 18 ' 94 0;-- ; Compatibility Ordinance d242 page 2 of 3 May 17, 1994 square top, partial and full arch inserts continuing the theme of similarity without redundancy. KO�TERZAI,B ONO[ ALWAH01 �i� �e��yl �t.�1r�u��®tti�"'pndse��kf ���� i� W101 and addingcolors and also ad o ding a different shape tale to the mix as the development processes to completion. Otherwise the end result would be a development with a cookie cutter assembly line appearance. Keeping with the original Topaz concept in mind, the 6 buildout lots will be the same as the existing roofs as shown on color board series A. However, roof colors and styles for the Classics new phases, will have the variations as shown on color board B. Again, the goal is to continue the theme of similarit: without redundancy. O GE 8I2T The existing homes have a mixture of two and three car garages depending on buyer preference. The Classics will have a configuration offering 3 car parking on some and a two car with the third car section converted to living area or hobby area on others. Q WOE DOOR MATERIAL The existing hones have metal garage doors with raised panel simulated wood graining. The new hones will also have metal doors with raised panel and wood graining. EXTERIOR sTDGcO AND _"$I2i COLORB The existing homes have lace finish stucco. On existing phase I there were 3 colors. On cxiating phase II we dropped one of the phase I colors and added two cilcrs, in order to create a greater sense of individualism, wi=zoLt breaking up the continuance in the style of the development. The new homes ce-rr:y Dn in this tradition with the build -out lots having .the same stucco colors and compatible trim colors as is evidenced by 'boaor boards I'-che c A", but with the homes in the new phases having the evolving theme as presented on color boards nBn, ND0W8 The existing aomts a:e white framed with the front elevation white framed with white insert grids. --, '-E_�T_'«1 ►fit^,E5 (kS -- __... Compatib,lity Ordinance /242 page 3 f 3 May 17, 1994 The n,:w homes will also be white framed with white grids on the front elev?.tions and Waite framed on the balance. PRIr'ACY BALLS QA°�LS The existing homes have block walls with a top band and stucco over. T:le gates are metal with a metal privac-d screen. The new homes wil! .Hatch the existing stucco walls and gates from the street elevations. The rear yard and side yards walls, which are not visible from street level, will be Tan Malibu Block (see pictures "exhibit B"). There will be no co-,flict using malibu block adjacent to the existing homes as the existing homes have their rear and side wall in place. LA q-Q&?JxG The existing homes have mounded front yards with half circle planter beds and driveway/sidewalk transitions at the utility box areas. The new homes will mach the existing landscape plan. The term "we" has been used when discussing the existing homes as well as the new homes. In -his context "we" means Topaz Associates, who are the land owners and Developers of Tracts 23935- and adjacent tracts to the west. Topaz Associates is a partnership of Santa Rosa Developers and Century Crowell Communities. Santa Rosa Developers started Topaz and plans to continue through to completion with Century Crowell Communities as their partner. The original concept designers of Topaz are still involved and play an instrumental part in the continuing evolution of Topaz. We are as proud of our new series as we are of our earlier homes at Topaz. We look forward to your favorable review. Thank you. Sinc elf,, h is Cunningh Rroject Dire DC:db F\U\P\D\LAQ.10 ATTACHMENT 4 Planning Commission Minutes May 24, 1994 9. Chairwoman Barrows st d her concern for window treatment on the south elevation and a uraged windows on the north side as ell. She would like the win ws recessed 12-inches into the Calle do facade. Mr. Butler statgoOlthey had planned on recessing the wjpTows 3-inches. 10. �Ir. Dan theringill asked the ComXbre a him an indication of hethe ey would approve the variae went to the cost of dra .g new plans. Commissioners d no objection to the v ance request but the building needawn. 11. Commissioner Ellson again aske ` the parking entrance could be from the alley. Mr. Featheringill s if he were to do this he would lose the required number of parking ces needed. Discussion followed regarding the circulation pattern of e parking lot and whether the variance could include the reduction ' parking spaces. 12. Commissioner Oolph asked if the parking could be tied in with Anchovies. V. Featheringill stated Anchovie's parking was angled and would not brconducive to his needs. 13. Chat Oman Barrows asked that the applicant make the Pueblo �gn m,pKh more with the existing buildings and align the windows, rs, and lumns on the buildings two floors. 14" Commissioner Adolph asked if staff had any objec ' ns to not requiring the pedestrian access. Staff stated they had n,pol6bjection. Discussion followed regarding how to open the parkin access to the alley. 15. Commissioner Adolph asked if the,;Omscaping plan would come back before the Commission. Staff statoTit would. 16. There being no further ' ussion, it was moved and secondedOK Commissioners Ellson/ olph to continue Plot Plan 94-522 and V ce 94-025 to the next ting of June 14, 1994. Unanimously app ed with Commissioner els abstaining. Commissioner Ables rejoined the Commission. C. PRECISE PLAN 94-846 (THE CLASSICS AT TOPAZ); a request of Century/Crowell Communities for compatibility review of new model homes for the Topaz project (Tract 23935). PC5-24 5 Planning Commission Minutes May 24, 1994 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department and showed a video of the area. 2. Commissioner Adolph asked who put the landscaping in on the existing units. Staff stated the developer did. 3. Commissioner Ellson asked who installed the original building trellises on the existing homes. Staff stated it was an option offered by the developer but required by the City in 1991 and 1992. 4. There being no further questions of staff, Chairwoman Barrows opened the public hearing. Mr. Dennis Cunningham, representing Century/Crowell, gave a history of the project and noted they had been working with the staff and homeowners in the area to come to a workable solution for the development needs. 5. Mr. Ed Munson, Topaz resident, stated his objections to the new units. He stressed the need to have the same architectural features as the existing units. He further stated the smallest unit (Plan 2X) should be eliminated, the gabeling was essential for the houses, the back elevation was flat with no detailing, 3-car garages were needed and, the guest houses should be continued as well as additional window detailing. 6. Mr. Lance Eldred, Topaz resident, stated he was in favor of growth for the tract but wanted responsible compatible units. His concern was for the product mix and allow the guest house as an option and consider a sign to distinguish between the two homes such as "The Estates" (existing) and "The Classics" (new). 7. Commissioner Adolph asked Mr. Eldred is there was a Homeowners' Association. Mr. Eldred stated there was only an architectural committee controlled by the developer until such time as they turn it over to the homeowners. They do have CC & R's. Discussion followed regarding Ordinance 242 and whether or not the original Plan 4 included or excluded the guest cottage in the square footage sizing issue. 8. Mr. Robert Tyler, Topaz resident, stated his objection to the proposed units that they were not compatible with the existing units. He did not understand why Acacia could build comparable units and make a profit and Century could rot. He stated that as the houses are laid out on the lots in the La Quinta Vistas area, the headlights from passing cars created a glare for the units in the Cul-de-sac. PC5-24 6 l� u J Planning Commission hlinutcs May 24, 1994 PC5-24 9. Mr. Thomas Mulcahey, Topaz resident, stated he did not feel the homes looked like the existing units. He asked if two story units would be built behind or next to single story homes. 10. Mrs. Flannery, Topaz resident, stated her concern that a two story unit would be allowed behind her one story home. Staff explained that as they are conditioned they would not be able to build a two story behind her house. 11. Mrs. Jeannie Plantz, Topaz resident, stated her concern that the proposed units do not reflect the existing units. She also would like the signage to show the existing homes are "The Estates" to help increase their property values. 12. Ms. Christine Kutt, Topaz resident, stated that the existing two story units are very imposing from the street and the proposed two story homes are not comparable in size. She felt the name distinction would help. She felt the developer should build what is existing. 13. Ms. Mary Black, Topaz resident, stated she felt the new units would reduce her property values as her house will be next door to one of the new units. 14. Mr. Dennis Cunningham, applicant representing Century/Crowell addressed the Commission regarding the concerns raised by the homeowners. He strongly objected to the Commission regulating the mix as it needed to be dictated by buyer demand. He further stated his objections to Conditions #24, #25, and #28 however, he would be willing to utilize popout windows for the two story units on the rear elevation for detail but, didn't feel it necessary on the one story design as they are not seen from the street. 15. Mr. Ernest Vincent, legal representative for Century/Crowell, stated the market has changed and they needed flexibility with the mix to handle the market changes. He then stated the Compatibility Ordinance does give the Planning Commission the right to set mix but it doesn't have to be the same as the existing. He then asked the City Attorney to explain the Ordinance. City Attorney Dawn Honeywell explained the purpose of the Ordinance and stated the Ordinance is flexible as "compatible" is in the eye of the beholder (i.e., Planning Commission). Discussion followed. 7 Planning Commission Minutes May 24, 1994 PC5-24 16. Commissioner Ellson suggested sites to place the "The Estates" tract signs. Mr. Cunningham stated it was difficult to come up with an appropriate location based on the �)lacement of the existing homes and future homes. 17. Commissioner Ellson asked why the developer could not build the same units as is existing. Mr. Cunningham stated he could build the same unit but he would sell it for less than what the existing homeowners paid for theirs and it would hurt their property values. 18. Commissioner Ellson questioned whether pivot garage doors versus sectional doors would be used. Mr. Cunningham stated that studies showed that there was no difference because the length of cars purchased today are shorter. 19. Chairwoman Barrows asked that the developer use 24-inch box specimen trees. Mr. Cunningham stated he should not be required to use the 24- inch box trees for the homes north of the existing homes. Discussion followed regarding trees sizes. 20. There being no further public comment, Chairwoman Barrows closed the public hearing. 21. Chairwoman Barrows asked if Plans 5 and 5L meet the requirements of Condition #24. Staff noted Plan 5 would not since it is a one story home. Discussion followed. 22. Commissioner Adolph expressed concern that the dramatic features on the existing units are not present in the proposed units nor was the balance in the mix what it should be. Mr. Cunningham stated he would built what the market demanded. Commissioner Adolph stated the developer needed to develop a unit mixture similar to the existing Topaz homes. 23. Commissioner Abels stated he sympathized with both sides but due to the lateness of the meeting, the discussion should be continued. He further stated the proposed units needed to be designed closer to the look of the existing units. Discussion followed regarding market demand and unit mix. 24. Commissioner Ellson stated her major concern was for the six lots closest to the existing units. There needed to be more similarity between the houses. 8 0 r4 u J Planning Commission Minutes May 24. 1994 25. There being no further discussion, it was moved and seconded by Commissioners Abels/Adolph to continue Precise Plan 94-846 to June 14, 1994. Unanimously approved. It was further suggested that the developer meet with staff and existing homeowners and try to come back with plans that resembling the existing units. Mr. Cunningham asked for clarification on the rear elevation. Commissioner Adolph suggested that the developer add trellis work to give some additional depth. Staff pointed out that the existing units have architectural detail on all four sides. IV. PUBLIC CON1MENT: None V. BUSINESS SESSION: None VI. CONSENT CALENDAR A. There being no corrections to the Minutes of May 10, 1994, it was moved and seconded by Commissioners Abels/Ellson to adopt the minutes as submitted. Unanimously approved. VII. OTHER - None VHI. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Adolph/Abels to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on June 14, 1994, at 7:00 P.M. at the La Quinta City Hall Council Chamber. This meeting of the La Quinta Planning Commission was adjourned at 11:08 P.M., May 24, 1994. Pc5-24 9 oto ut) MEMORANDUM TO: PLANNING COMMISSION FROM: PLANNING AND DEVELOPMENT DEPARTMENT DATE: JUNE 10, 1994 SUBJECT: (TOPAZ) CENTURY-CROWELL COMMUNITIES On June 10, 1994, staff received the revised plans from Century -Crowell Communities for their project on Miles Avenue and Dune Palms Road (Precise Plan 94- 846) . Staff did not have adequate time to evaluate the attached plans but staff comments will be presented at the Commission's study session meeting on June 14th. If you have any questions, please call Greg Trousdell at 777-7067 PH *3 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 14, 1994 CASE NO.: ZONING ORDINANCE AMENDMENT 94-043 (EA 94-297) APPLICANT: CITY OF LA QUINTA REQUEST: CONSIDERATION OF A ZONING ORDINANCE AMENDMENT (TITLE 9) TO ALLOW RECREATIONAL VEHICLES/TRAVEL TRAILER RESORTS IN THE CITY OF LA QUINTA ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 94-279 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION AND CHANGE OF ZONE 94-076. THE INITIAL STUDY INDICATES THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS AMENDMENT AND IS RECOMMENDED FOR ADOPTION. BACKGROUND: In order to facilitate the development of a recreational vehicle resort on the southeast corner of Washington Street and Miles Avenue, staff has developed these proposed regulations. This ordinance, to a great extent, is based on the regulations of the City of Cathedral City. The city has a number of resorts in operation and have an ordinance which is comprehensive. PROPOSAL: Staff has prepared regulations which would allow recreational vehicles/travel trailer resorts in the R-2 and R-3 Zones with a conditional use permit. The number of spaces or density of spaces would be tied to the General Plan designation of the property. Development standards have been proposed which would create from the public street, a look which would be very similar to a condominium project. On -site recreational facilities, and tree shaded spaces would be required. Adjacent to residentially zoned, used, and designated property, the developer would be required to install a seven foot high masonry wall with landscaping for buffering purposes. PCST.179 Recreational vehicles permitted would be limited to travel trailers, motorhomes, fifth wheel trailers, cab -over campers, and van conversions. No tents or tent trailers would be permitted. In addition to the resort itself, restaurants and supply stores would also be permitted for the convenience of the resort occupants. The attached exhibits provide all the details on the development standards which would be required for a project of this nature. SUMMARY: Staff feels that the draft regulations which have been provided would ensure the quality development which would not be detrimental to the health, safety, and welfare of the City. RECOMMENDATION: Move to adopt Planning Commission Resolution 94- recommending approval of Zoning Ordinance Amendment 94-043 regarding recreational vehicles/trailer resorts in the City of La Quinta. Attachments: 1. Draft Planning; Commission Resolution PCST.179 2 PLANNING COMMSSION RESOLUTION 94-, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITE' OF LA QUINTA, CALIFORNIA, CASE NO. ZOA 94-043 RECREATIONAL VEHICLE AND TRAVEL TRAILER RESORTS WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of June, 1994, hold duly noticed Public Hearings to consider regulations for recreational vehicles/travel trailer use; and, WHEREAS, said request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83- 68, in that the Planning Director has determined that the Zoning Ordinance Amendment will not have a significant adverse impact on the environment and a Negative Declaration of Environmental Impact is recommended; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Zoning Ordinance Amendment. 1. The proposed Amendment will not adversely affect the plan development as specified by the General Plan for the City of La Quinta. 2. The proposed Amendment would not be detrimental to the health, safety, and welfare of the City. 3. There will be no significant impacts resulting from this Zoning Ordinance Amendment. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby recommend adoption of the Negative Declaration. 3. That it does hereby recommend to the City Council approval of Zoning Ordinance Amendment 94-043 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A" and "B", attached hereto. RESOPc.137 1 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission., held on this 14th day of June, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.137 PLANNING COMMISSION RESOLUTION 94- ZONING ORDINANCE AMENDMENT 94-043 JUNE 14, 1994 EXHIBIT "A" The following Sections of the Municipal Code (Title 9-Zoning Ordinance) are hereby amended as follows: ADD: Section 9.52.025(B) Conditional Uses: Recreational Vehicles and Travel Trailers Resorts subject to the regulations as specified in Chapter 9.155. Add: Section 9.44.025(B) Conditional Uses: Recreational Vehicles and Travel Trailer Resorts subject to the regulations as specified in Chapter 9.155. RESOPc.137 EXHIBIT "B" CHAPTER 9.155 RECREATIONAL VEHICLE AND TRAVEL TRAILER RESORTS Sections: 9.155.010 Intent 9.155.020 Definitions 9.155.030 Review and Permit Approval 9.155.040 Siting Criteria 9.155.050 Permitted Uses 9.155.060 Prohibited Uses 9.155.070 Development Standards 9.155.080 Special. Provisions Section 9.155.010. Intent. The intent of these provisions is to: (a) provide safe, healthful, and enjoyable accommodations for both short and long term visitors to, and part-time residents, of the City of La Quinta, and the Coachella Valley; (b) insure that a recreational vehicle/travel trailer resort is compatible with surrounding uses; and, (c) minimize the environmental impacts of such uses. Section 9.155;.020. Deimitions. The following definitions shall apply to the words, terms, and phrases used in this Chapter. Vacation Space means a space within a recreational vehicle/travel trailer resort that is designed for a short term occupancy, and occupied for not more than 30 days. Extended Occupancy Space means a space within a recreational vehicle/travel trailer resort that is designed for an extended occupancy and occupied for not more than 180 days in any calendar year. Space and Lot. For purposes of this Chapter, the words space and lot may be used interchangeably. Section 9.155.030. Review and Permit Approval. Recreational vehicle/travel trailer resorts are subject to the granting of a conditional use permit pursuant to Section 9.172 of this Code. RESOPC.137 4 Section 9.155.040. Siting Criteria. The following criteria shall govern the location of recreational vehicle/travel trailer resorts: A. General Plan Consistency. Development of the resort shall be consistent with the General Plan. B. Zoning. Recreational vehicle/travel trailer resorts are permitted in the R-2 (Multiple Family Dwellings) and R-3 (General Residential) Zones, subject to the provisions contained herein and an approval of a conditional use permit. C. Project Size. The minimum project size for a recreational vehicle/travel trailer resort shall be ten (10) acres in size. D. Access. Recreational vehicle/travel trailer resorts shall only have primary access from a roadway classified as a secondary arterial, primary arterial or major arterial. E. Sewer and Water Service. Recreational vehicle/travel trailer resorts shall be served by domestic water and underground sanitary sewer. Section 9.155.050. ]Permitted Uses. The following uses are permitted in all recreational vehicle/travel trailer resorts: A. Recreational vehicles including: 1. Travel trailers; 2. Motor homes; 3. Fifth wheel trailers; 4. Cab -over campers; 5. Van conversions All recreational vehicles shall be kept mobile. Wheels shall not be removed from the vehicles, and no skirting shall be installed. B. The sale of food products, prepared foods, goods, and supplies in an enclosed building for the convenience of resort occupants. The location and scope of such services shall be determined as part of review and approval of the conditional use permit; however, the facility shall be located at least 100 feet from the property boundaries, and shall be conveniently accessible to occupants. C. A mobile home or residence occupied by the owner, manager, caretaker, or operator of the resort. D. Administrative and rental offices for the resort. RESOPC.137 5 E. Recreational buildings and facilities for the resort. F. Common lavatory and shower/bath facilities for the resort. G. Common laundry facilities for the resort. H. Maintenance facilities for the resort. I. On -site area for the temporary on -site storage of boats, off -road vehicles, and similar items owned by resort occupants in a screened area. J. Other similar incidental and ancillary uses for the resort as may be approved by the Planning Commission. Section 9.155,.060. Prohibited Uses. A. Mobile homes (except for caretaker/manager) and recreational vehicles commonly referred to as "park models". vendor. trailer resorts. B. On -site sale of propane shall not be permitted except by a licensed mobile C. Tents or tent trailers shall not be permitted in recreational vehicle/travel D. Home occupations. Section 9.155.070. Development Standards. The following development standards shall apply to all recreational vehicle/travel trailer resorts: A. General Standards. 1. Density. The overall density of the resort shall be governed by the residential density set forth in the General Plan. 2. Setbacks. The minimum setbacks shall be as follows: a. A 20-foot setback shall be maintained adjacent to a public street perimeter wall for all recreation vehicle parking areas, buildings, structures, etc. b. A 10-foot minimum setback shall be maintained from all adjacent vehicular driveways, aisles, property lines, except adjacent to the public streets. RESOPC.137 6 C. Except for the perimeter wall, no buildings, structures, vehicles, recreational vehicles, or trailers shall be permitted within the setback area. d. Setback areas shall be fully landscaped and irrigated. 3. Parking. a. No parking will be permitted on interior roads. b. Guest parking shall be provided at a ratio of one (1) guest space per ten (10) recreational vehicle/travel trailer spaces. Spaces shall be located in clusters throughout the resort, and preferably in the vicinity of recreation and/or laundry facilities. 4. Building and Structure Heights. a. The height of common recreation buildings shall be approved as part of the conditional use permit, but in no case exceed two stories. b. The height of the maintenance building shall be approved as part of the conditional use permit, but in no case exceed one story or 20-feet. C. Other structures shall not exceed one story or 15 feet. 5. Common Locker and Lavatory Facilities. Locker, bath, and lavatory facilities accommodating male and female occupants and guests shall be provided. The location and number of such facilities shall be determined as part of the review and approval process. In general, however, the space/facility ratio shall be greater for vacation resort or areas than for extended occupancy resort areas. 6. Sewer, Water, and Utility Hook-ups. Each space shall be provided with underground sewer, water, and utility service in compliance with applicable rules, policies, and codes. 7. Interior Roads. a. Entry roads shall have a minimum width of 32-feet and have a clear unobstructed view of the public roadway. Entry roads shall be no less than 100-feet in length measured from the street curb. No space shall front on and no guest parking shall be located on the entry road. b. One way roads shall be no less than 20-feet and two-way roads no less than 26 feet in width. REsoPc.137 7 C. Interior roads shall be constructed in accordance with City requirements and approved by the Engineering Department. d. Turning radii shall accommodate turning movements of emergency vehicles and be subject to approval of the Fire Marshal and Engineering Department. 8. Recreation Areas. Common recreation areas shall be provided at a ratio of 100 square feet for every recreational vehicle/travel trailer space. Such areas may include, but not limited to, any combination of the following facilities and amenities: pool, spa, game courts, clubhouse, picnic facilities, and lawn leisure areas. 9. Refuse Facilities. Trash, refuse, and recycling enclosures of masonry construction shall be provided in central, convenient locations, and screened from view. 10. Pet Areas. The resort shall provide an area for pets such as dog runs if pets are to be allowed. 11. Signs. Signs shall comply with Section 9.212.110 (condominium projects) of the Municipal Code. 12. Lighting. Lighting shall comply with Chapter 9.110 (Outdoor Lighting) of the Municipal Code. 13. Maintenance and Management. Provisions shall be made for the on -going maintenance and management of the resort. A management and maintenance plan shall be submitted to and approved by the Planning Director prior to issuance of a building permit. 14. Perimeter Treatments. a. Walls/Fencing. A six foot high decorative wall, or other fencing as approved by the Planning Commission, shall be constructed on perimeter property lines, except those adjacent to a public street where the wall/fence shall be setback in accordance with the General Plan. Where adjacent to residentially zoned, used, or designated land, a seven foot high decorative masonry wall shall be installed along that property line. b. Landscaping and Irrigation. The setback area between the public road right-of-way line and the wall/fencing shall be landscaped and irrigated in accordance with an approved landscaping plan and City requirements. C. ]Buffering a minimum five foot irrigated landscaped strip shall be installed inside all perimeter walls/fencing in accordance with an approved landscape plan. Adjacent to residentially zoned, used, or designated land, the landscaped strip shall be a minimum ten feet wide. The Planning Commission may require a large setback if determined necessary for the health, safety, and welfare of the surrounding properties. RESOPC.137 8 15. Drainage provisions shall be made for stormwater drainage as approved by the City Engineer. 16. Interior Road Names and Spacing Numbers. Concurrent with plan checking, a road name and space numbering plan shall be submitted to and approved by the Building and Safety Department and Planning and Development Department. The plan shall include illustrations of typical road and space identification signs. 17. Generator prohibition. No use of generators shall be allowed in the resort. 18. Curbs. All entry and on -site roads shall have concrete curb and gutter as requiredby the Engineering Department. B. Space/Lot Standards. 1. General Access. Each space shall have direct frontage on an internal road. 2. Space Layout. Only one recreational vehicle/travel trailer shall occupy a space. The space shall provide for one automobile parking stall, and may provide for an area for one storage structure. The specific layout and design shall be determined as a part of the review and approval of the resort. 3. Landscaping. Landscaping in accordance with the approved plan shall be installed within space setback areas. Each recreational vehicle space shall be provided with a minimum 24-inch box size canopy/shade tree and additional landscaping. 4. Space Coverage. Not more than 60 % of the space shall be covered by an impervious surface. The remaining area shall be landscaped in accordance with the approved landscaping plan. 5. Accessory Structures. a. A single self-supporting permanent shade structure/patio cover may be permitted in the space, provided it does not exceed 400 square feet in area and is open on three sides. b. A single storage structure made of aluminum, wood, or other material as approved, is permitted on extended occupancy spaces provided it does not exceed 100 square feet in area and seven feet in height and is located in the rear portion of the space. 6. Extended Occupancy. RESOPC.137 9 a. Size. Each Extended Occupancy Space shall be 2000 square feet or larger, with a minimum depth of 50-feet and a minimum width of 30-feet. b. Setback. The location and layout of recreational vehicle/travel trailer pad, patio slab/area, accessory structure area, and vehicle parking space shall be defined by the following setbacks: 1. Front: five feet from the vehicle and three feet from the trailer tongue to the edge of the interior road. 2. Rear: five feet. 3. Side: three feet. 7. Vacation Spaces. a. Size. Each Vacation Space shall be 1200 square feet or larger, with a minimum depth of 40-feet and a minimum width of 25-feet. b. Setback. The recreational vehicle/travel trailer pad, patio slab/area, accessory structure area, and vehicle parking space shall be defined by the following setbacks: 1. Front: five feet from the vehicle and three feet from the trailer tongue to the edge of the interior road. 2. Rear: three feet. 3. Side: three feet. 8. Exceptions to these space standards may be granted as part of the review and approval of the conditional use permit. Requests for exceptions or modifications shall be made in writing and include reasons for the requested modifications and/or exceptions. Section 1.55.080 Special Provisions. A. Extended Occupancy and Vacation Spaces may be mixed within a single resort project. B. Conversion to a New Classification. An existing recreational vehicle/travel trailer resort may be reclassified (for example a Vacation Resort may be reclassified to an Extended Occupancy Resort), provided a conditional use permit or amendment to thereto is granted and all the requirements of the requested classification are met. A Vacation Resort, or portions thereof, may be converted to an Extended Occupancy Resort provided that: RESOPC.137 10 1. The Vacation Resort meets the requirements of an Extended Occupancy Resort. 2. The proposed Extended Occupancy area can operate independently from the Vacation Space areas. RESOPC.137 11 PH *4 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 14, 1994 CASE NO.: CHANGE OF ZONE 94-076 (EA 94-279) APPLICANT: CITY OF LA QUINTA REQUEST: CONSIDERATION OF A CHANGE OF ZONE FROM C-P (GENERAL COMMERCIAL) TO R-3 (GENERAL RESIDENTIAL) FOR 7.6 ACRES OF LAND LOCATION: SOUTH SIDE OF MILES AVENUE APPROXIMATELY 1,000 FEET EAST OF WASHINGTON STREET. GENERAL PLAN DESIGNATION: PARK AND HIGH DENSITY RESIDENTIAL (12-16 DU/AC) ZONING: EXISTING - CP (GENERAL COMMERCIAL) ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 94-279 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION AND ZONING ORDINANCE AMENDMENT 94-043. THE INITIAL STUDY INDICATES THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED. THEREFORE A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS PROJECT AND IS RECOMMENDED FOR ADOPTION. SURROUNDING ZONING AND LAND USE: NORTH: R-1/SINGLE FAMILY RESIDENCES AND VACANT LAND SOUTH: W-1/WHITE WATER RIVER STORM CHANNEL EAST: R-1/VACANT (SINGLE FAMILY TRACT APPROVED) WEST: LOW DENSITY RESIDENTIAL IN COUNTY/VACANT LAND BACKGROUND: The subject property which consists of approximately 600 feet of frontage along Miles Avenue, was zoned to its current C-P (General Commercial) in September, 1989, at the request of A.G. Spanos Company. At the same time a specific plan (SP 88-12) and tentative tract map (TT 23995) was approved for the subject property and surrounding properties bounded by Miles Avenue, Washington Street, the Whitewater River Storm Channel, and Adams Street. Approximately 67 acres of this land on the west side of Adams Street between Miles Avenue Pcsa'.178 1 2. That it does hereby recommend adoption of the Negative Declaration. 3. That it does hereby recommend to the City Council approval of Change of Zone 94-076 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A". attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of June, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.136 2 M-11 r"TUM: m-mo, mv-t FRED I l WARING R-3-2,800 R-3-20.000 R�6 "li 14( CZ# 80-004 R — R - I R-2-8.000 R-1 + m 1050 &00 L wow MItL JE V- --4- ..00 �2 g� 13r3 R-I 17-029 C�-P-$ � � j R" c--p—S, c—p—S H - c i R-3-2,0�O W-1 EXHIBIT 'A' A DE, =71 �7� CASE No. CHANCE OF ZONE 94-076 (NORTH C-P TO R-3 SCALE: PLANNING COMMISION RESOLUTION NO. 1:X5 7711z�i PH #5 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 1411994 CASE NO.: CONDITIONAL USE PERMIT 94-012 AND CONDITIONAL USE PERMIT 94-013 (EA 94-276) APPLICANT: THOMAS BIENEK PLANNER: RICHARDS MUETING WILKES (JOE RICHARDS) REQUEST: APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW A 350 SPACE RECREATIONAL VEHICLE/TRAVEL TRAILER RESORT AND A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION AND OPERATION OF A NIGHT LIT GOLF DRIVING RANGE. LOCATION: THE SOUTHEAST CORNER OF WASHINGTON STREET AND MILES AVENUE GENERAL PLAN LAND USE DESIGNATION: HIGH DENSITY RESIDENTIAL AND PARK SITE EXISTING ZONING: R-3 AND C-P (CHANGE OF ZONE FROM C-P TO R-3 IN PROCESS) ENVIRONMENTAL CONSIDERATIONS: A NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT 94-276 HAS BEEN PREPARED IN CONJUNCTION WITH THESE APPLICATIONS. THE INITIAL STUDY HAS DETERMINED THAT SOME ENVIRONMENTAL IMPACTS WILL OCCUR AS A RESULT OF THIS PROJECT. HOWEVER, MITIGATION MEASURES WHICH CAN BE IMPOSED, WILL REDUCE THE IMPACTS TO AN INSIGNIFICANT LEVEL. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED AND IS RECOMMENDED FOR APPROVAL. SURROUNDING ZONING/ LAND USE: NORTH: SOUTH: EAST: WEST: R-1 AND R-2, 8,000/SINGLE FAMILY RESIDENCES AND VACANT LAND W-1/WHITEWATER RIVER STORM CHANNEL R-1/VACANT (SINGLE FAMILY TRACT APPROVED) LOW DENSITY RESIDENTIAL IN COUNTY/VACANT LAND PCST.181 "DESCRIPTION OF PROPERTY: The property is presently vacant and consists of undulating sand dunes and desert shrubbery. The site generally slopes southward towards the Whitewater Storm Channel. A line of north - south power poles exists in approximately the center of the site. Additional power poles run along the south side of Miles Avenue. Presently no street improvements other than paved asphalt roads exists adjacent to the project site. However, along Washington Street, road work including a small triangular median planter at the corner of Washington Street and Miles Avenue were installed as part of the Washington Street Bridge widening. DEVELOPMENT STANDARDS: This project has been designed or will be, conditioned to comply with new RV/Travel Trailer standards being processed concurrently with this project. PRO TECT CONCEPT: The project which the applicant is calling "The Pairings of La Quinta" consists of what the applicant calls an up -scale recreation vehicle destination resort park (CUP 94-012) combined with a state-of-the-art driving range (CUP 94-013). While both operations can operate independently, they are designed to compliment each other. In general, the recreation vehicle/travel trailer resort will consist of 350 sites which will be rented only in a non -membership operation. Registration hours are proposed to be 7:00 A.M. to 6:00 P.M. daily. Recreational amenities including tennis courts, shuffleboard courts, spas, and swimming pools will be provided. The driving range will have 78 tees with a range of almost 300 yards. A two story Commons Building will provide the anchor for the driving range as well as the recreational vehicle owners. The Commons Building will consist of a golf shop, activity room, restaurant, outdoor patio, rental space, and office areas. The project has been laid out so that the driving range is in approximately the middle of the site with the patron parking adjacent to Miles Avenue and the RV spaces wrapping around the east, west, and south of the driving range. There will be a double 18-hole putting green golf course proposed at the northwest corner of the driving range, and the applicant is working with the Coachella Valley Water District in order to provide a 9-hole executive golf course within the channel area. PCST.181 2 RECREATIONAL VEHICLE/TRAVEL TRAILER RESORT: Statistical Breakdown RV PARK AREA CALCS SQ. FT./ACREAGE % OF SITE AREA Building Area 4,758 (00.11 acres) 0.28 Parking/Paved Area 637,485 (14.63 acres) 36.91 Landscaped Area 483,317 (11.10 acres) 27.98 Open Space/Recreation Area 79,100 01.82 acres) 4.58 Total Buildable Area 11204,660 (27.66 acres) 69.75 Non -Buildable Area (]Easements, etc.) 522,494 (11.99 acres) 30.25 TOTAL SITE AREA 1,727,154 (39.65 acres) 100.00 Densrtv Based on the 40 net acres of the project site (including the channel), and high density designation (12-16 dwelling units per acre), anywhere from 480 to 640 dwelling units are permitted. Proposed are 350 spaces. the recreational vehicle/travel trailer standards allow the number of spaces to correspond with the land use density designation of the site. This project is 8.75 spaces per acre, which is below the low end of the land use designation. Design/Circulation The resort has been laid out with 350 spaces placed around the east, west, and south sides of the driving range. To the north of the driving range is the Commons Building and public parking lot. The main access to the site will be through an access near the eastern boundary of the site which aligns with Seeley Drive to the north. A signal is anticipated to be installed at some future date. Approximately 400-feet to the west of this driveway will be a second driveway entrance. This driveway will lead to a water feature and the Commons Building and visually be the main access. However, due to a center median in Miles Avenue, access will be limited to a right turn -in and right turn -out only. An access to Washington Street is also shown on the submitted plans. Due to traffic concerns, this entrance is being recommended as an emergency only access. Within the parking lot area on Miles Avenue, 15 large RV parking spaces will be provided for registration parking. Upon registration, the tenants will be led to their space by an employee on a golf cart through one of two card -gated entrances. The resort will be laid out with circulation around the entire facility. A Coachella Valley Water District well site is being required and shown at the southeast corner of the resort. Access to this well site will be taken through the resort. PCST.181 3 The submitted plans indicate a 1.4 acre park site at the extreme northeast corner of the site. The applicant initially proposed this as a park site in order to comply with the General Plan designation which generally shows a park site on the south side of Miles in the area of this project site. After further review, the City Planning and Development Department and Recreation Department has determined that the designated park site for this area would be more appropriately located in Tentative Tract 23995 which will exist immediately to the east of this project site. For purposes of the General Plan, that location which has been set aside for a park is sufficient to fulfill the designation of the General Plan„ Therefore, this site will be utilized as a portion of the resort or driving range project. The use of this area may include recreational amenities or additional parking. Parking The draft Recreational Vehicles Standards, which are being reviewed by the Commission in order facilitate this project, requires one guest parking space per ten spaces. For this project, the requirement would be 36 spaces. The applicant has proposed a total of 106 spaces spread out throughout the site. Many of the sites are provided adjacent to the recreational facilities or restroom/laundry buildings. Recreation Vehicles/Travel Trailer Space Design Generally four types of spaces are provided. Three of the spaces are back in spaces provided at different angles with the fourth type of space a drive-thru type of space. The sizes vary from approximately 1,280 square feet to 2,240 square feet. The spaces are designed to provide an asphalt or concrete paved parking area for the recreational vehicle and a secondary vehicle and a paved patio area adjacent to the recreational vehicle. The area. surrounding the paved area will be landscaped in a low water usage type of design. For those spaces which are double loaded within the middle areas of the resort, a lawned green belt will transverse between the double loaded spaces. Architectural Design Structures which are actually on the recreational vehicle/travel trailer resort site are limited to restrooms, and a combination restroom/laundry room buildings. The Commons Building or "clubhouse", which the resort will utilize, is on the driving range site. However, all structures will utilize the same architectural style, materials, and colors. The architecture utilized for this project can best be described as contemporary with a feeling reminiscent of a quasi public use. The restroom and restroom/laundry buildings will be similar in architectural style to the other buildings on the site. The submitted site plan indicates that there will be two restroom/laundry buildings and one restroom only building. Each is provided adjacent to a pool and spa area. These structures are generally spread out throughout the site. The structures will be flat roofed with the walls consisting of two colors of earth tone stucco and decorative ceramic tile below the windows. Along the south sides of the building, wood trellises are utilized for screening over the window area. The restroom only plan is similar in architectural style. A unique feature over the entry areas of the two structures is a curved standing seam metal roof in a marine green color. These roofs do not cover the entire building area but, are vaulted roofs and basically open around all sides. t a�= PCST.181 Recreational Amenities The resort proposes three full size swimming pools spread out throughout the site. Five spas are proposed, three of which will be with the swimming pools. The two remaining spas are located along the western boundary towards Miles Avenue. Additional recreational facilities consist of two lighted tennis courts located immediately east of the driving range maintenance building. Five shuffleboard courts are provided adjacent to the lap pools near Washington Street with dog run areas provided throughout the project area. The applicant has indicated three golf holes within the Whitewater River Storm Channel near Washington Street. The applicant indicates a desire to expand an additional six holes to the east off this site. The use of this channel area for any recreational use will be subject to approval of the Coachella Valley Water District. The initial three holes would be located adjacent the newly widened Washington Street Bridge. Landscaping/Perimeter Treatment As required by the General Plan, a 20-foot landscape easement is being provided along Washington Street and Miles Avenue. The treatment along Washington Street and Miles Avenue in the area of the recreational vehicle spaces will be similar. Along Washington Street an 8-foot meandering sidewalk will be provided. The 20-foot landscape easement will be provided inside the sidewalk. At the top of the landscape easement will be a six foot high meandering masonry wall with pillars topped by a copper ribbed metal cap. The applicant proposes to provide vines on both sides of the masonry perimeter wall. Due to the existing grading of the street along Washington and the proposed grading, there will be a slope of varying degree along the entire Washington Street perimeter. Landscape treatment along Washington Street will consist of ground cover and cobblestone between the sidewalk and curb. Between the sidewalk and the perimeter wall there will be planter beds adjacent to the wall with turf and street trees provided. Additional trees will be planted behind the perimeter wall which will be a part of the recreational vehicle spaces. This same treatment with the exception of the sidewalk being six feet, will be provided along Miles Avenue in the area of the recreational vehicle spaces. Perimeter treatment adjacent to the parking lot will be different in that there will be no perimeter wall. Mounded turf is shown in the area of the parking lot. Along the south property line, adjacent to where the applicant proposes three golf holes, the applicant is requesting approval to have a five foot high wrought iron fence with pillars that match the Washington Street and Miles Avenue perimeter walls. Along this area there will be recreational vehicle spaces backed up to the property line.. The applicant indicates canopy trees along this perimeter. Along the eastern property line which abuts Tentative Tract 23995, which is presently being prepared for recordation, the applicant proposes a six foot high masonry wall. Inside the wall the applicant's plans indicate that trees for screening purposes will be provided. Along this perimeter RV stalls are provided. A CVWD well site is provided also along this easterly boundary close to the Whitewater River Storm Channel. This well site will be provided with a block wall on all sides except for the gate area. PCST.181 The applicant indicates that the landscaping materials will consist of low water use trees such as Mesquite, Mexican Palo Verde, African Sumac, Purpose Orchid Trees, Carob Trees, Acacia Trees, Pepper Trees, and Bottle Trees. Additionally, the plan indicates palm trees such as California Fan Palms and Date Palms will be utilized. Palm trees will be used extensively adjacent to the driving range netting which will be along the east, west, and south sides of the driving range area. The plans indicate that the minimum size trees will be 15-gallons with specimen trees minimum size being 36-inch box. The palm trees are to be a minimum of ten feet of brown trunk. At this time no indication of the types of ground cover or shrubs which will be used here have been given. The submitted plans indicate that all recreational vehicle spaces will be provided with at least one shade tree and one palm or Columnar type tree. Additionally, the spaces will be provided with desert type shrubbery and groundcover and decomposed granite along with boulders. As previously noted, there will be some use of lawn in the areas where spaces are double loaded and have a green belt running between them. Grading Due to Washington Street dropping as it goes south, it is anticipated that there will be a fairly high slope along Washington Street near the southern boundary. Along the easterly boundary, the site will be fairly close in elevation to the adjacent single family homes. The site will be slightly higher than Miles Avenue. Initially, the applicant had designed this site so that it would drain to the Whitewater River Storm Channel. Engineering has informed the applicant that new laws regarding storm water treatment may extensively affect the project. Therefore, the applicant has verbally indicated that he will probably try to drain most of the project to the driving range with retention basins utilized for some areas. ANALYSIS: Compliance with RV Standards As previously noted, this resort has been designed in conjunction with the recreation vehicle/travel trailer standards also being processed at this time. Staff believes that the submitted plans are in non-compliance in only two areas. The first being in the area of the setback adjacent to property lines. The development standards proposed require a 20-foot setback adjacent to public streets perimeter walls for all recreational vehicles and a ten foot setback adjacent to other property lines. The second non-compliance is in that the proposed plans indicate a six foot high block wall adjacent to the easterly property line. The standards have been drafted to require a seven foot wall to provide adequate privacy and buffering between residential properties and recreation vehicle resorts. These items are recommended for correction in the Conditions of Approval. PCST.I 81 Compatibility Uses such as these can be designed from the exterior to appear very similar to a condominium or country club type project. This project has been designed in conformance with that standard. The exception will be the main entrance area. However, this area will be landscaped and bermed to minimize the impact. With a use such as this, it can be expected that there will need to be exterior lighting for the parking lot area, walkway areas within the resort, and recreational areas. In order to minimize impact, staff is recommended that lighting within the road and walk areas within the resort be limited to a height of seven feet and be down -shining. Additionally, tennis court lighting will be limited to ten feet in height possibly necessitating the lowering of the tennis court surface. The parking lot lighting adjacent to Miles Avenue will be addressed in the golf driving range conditions but will be limited in height. Since each space is provided full public utility hook-ups, in order to minimize noise impacts, no recreational vehicle generators are allowed to be used within the park area. These generators are probably the primary source of excessive noise within these type of facilities. Due to the seasonal nature of the proposed use, it is expected that summer traffic will be minimal. As previously noted, the number of spaces is below the number of dwellings that permitted if this property was developed as a multifamily project. Therefore, traffic will also be less than could be expected if developed residentially. Also due to the nature of the tenants, there trips will be spread out during the day as opposed to normal residential development which has morning and afternoon peak hours. In conclusion, the proposed project as recommended should not have a detrimental affect on the health, safety, and welfare of the City and surrounding properties. GOLF DRIVING RANGE: Conce t As indicated by the applicant, this golf driving range will be a state-of-the-art facility providing a total of 78 golf tees and night lighting for year-round use. A 12,000+ square foot Commons Building has been designed to be the hub of the driving range. Commons Building Usage The Commons Building is proposed to be a two story, 12,700 square foot structure which will function as the hub of the driving range. First floor uses will consist of a pro shop, activities room, offices, tenant space, and outdoor patio area. The second story which will be served by an elevator and stairways, will have a dining room/lounge, kitchen, outdoor deck area, and golf video area. Of the total 78 golf tees, 44 are provided adjacent to the building. 22 are located on the second story with the remaining 22 below on the ground level. These spaces will be provided with both heating and a micromist system. PCST.181 Circulation/Parking As described in the recreational vehicle/travel trailer resort portion of the report, access will be provided to the Commons Building, driving range, and parking area through Miles Avenue at two access points. The easterly access will align with Seeley Drive with the second access to the west in front of the Commons Building. Parking is spread out on both the east and west sides of the Commons Building with 15 of the spaces designed to accommodate recreational vehicle registration. A drop-off area has been provided in front of the Commons Building. Based on the individual uses within the Commons Building or clubhouse, the parking requires 213 spaces. The applicant has provided 129 spaces including the recreational vehicles registration stalls. The deviation in parking is 84 spaces or approximately 40%. The applicant believes that at least one-third of the Commons Building patrons will be occupants of the RV Park who can walk to the facility and therefore will not require additional off-street parking. Additionally, the applicant indicates that patrons using one part of the facility such as the driving range will also utilize the dining room and/or pro shop negating the need for additional off-street parking. Proposed Uses In addition to the driving range, which would be approximately 850 feet long by 550 feet wide, two 18-hole putting courses and a volleyball court will be provided west of the Commons Building. A maintenance building for the driving range will be located at the extreme south end of the driving range. Architectural Design The two story Commons Building and maintenance building will be a part of the golf driving range portion of the project. As previously indicated for the recreation vehicle resort, the architectural style can best be described as contemporary. The Commons Building will be a maximum 36'4" high at the curved roof area. However, the majority of the structure will be 27-feet in height. The exterior materials will consist of exterior plaster in a two tone earth color, a flat painted metal facia and copper standing metal seam over the entry area only painted in a marine green. Extensive roof overhangs are provided generally over all glass areas with a ceramic tile column supported trellis over the north elevation facing Miles Avenue. Angled wingwalls at the east and west ends of the building will tie in with the stairways leading to the second floor. Railings and revealed scoring in the stucco will also be painted marine green. The one story maintenance building will contain approximately 2,840 square feet (40' X 71') and be approximately 19 feet in height. The maintenance building is located at the extreme south end of the driving range near the Whitewater River Storm Channel. The exterior materials of the flat roof structure will consist of scored cement plaster, plastered wingwalls, a prefinished standing seam metal room with a curved open web steel truss overhangs, and painted steel metal roll -up doors at the east and west ends. The exterior colors for the plaster are tan with the copper roofing material of a marine green color. The open web steel truss structure will provide extensive overhangs along the east, west, and south sides of the building. PCST.381 8 Netting/Lighting In order to protect the adjacent recreational vehicle resort from stray golf balls, the applicant is proposing netting adjacent to the east, west, and south sides of the driving range. The applicant's plans indicate that the netting will be a maximum 80-feet high along the east and west sides with a step down to 25-feet on the south property line. The netting will consist of black mesh nylon type of material supported by wood poles similar to power poles. The applicant has submitted some information indicating that approximately 20-22 poles for each side of the driving range will be necessary. Across the south property line a total of five poles will be needed. The plans have been submitted indicating that the lighting for the driving range for night use would consist of building mounted lighting facing south and ground mounted range lighting placed throughout the range. This lighting would also be placed in a southward facing direction. The applicant, after consultation with his lighting contractor, has requested approval to utilize pole mounted lighting. The lighting would probably be placed on the netting poles directed in a southward direction. The applicant has indicated that behind the tee area, a total of four 40-feet high light poles will be used with four fixtures per pole. The light fixtures are proposed to be 1,000 watt metal halide lights. Along the east and west sides, the applicant indicates that on each side, three lights will need to be installed at 60-feet high with three light fixtures per pole. As previously noted, these lights will probably be installed on the poles used to support the netting. The applicant indicates that a field installed visor will be placed on each of the lights. Landscaping The driving range will be lawn with a number of target greens provided. Around the perimeter adjacent to the netting, the applicant indicates that tall palms and trees will be planted to help minimize the visual impact of the poles and netting. Landscaping around the Commons Building and throughout the parking lot is very conceptual and indicates use of a number of trees. A water feature shown adjacent to the drive-thru drop-off area is indicated on the landscaping plans. Park Site Use As previously noted a park site location is shown along Miles Avenue adjacent to the easterly boundary. However, due to further review, staff has determined that this park site is not needed in this location. The applicant wishes to utilize this property for future expansion probably associated with the resort. ANALYSIS: With regards to the parking deviation request, staff believes that there is justification for a deviation based on the fact that many tenants of the recreational vehicle resort will utilize the golf driving range facilities and other facilities within the Commons Building. Additionally, users of one portion of the driving range and Commons Buildings will likely use other facilities. PCST.181 Staff feels that the deviation as requested by the applicant is acceptable provided the old park site is retained for a one year period in a vacant stage in order to determine whether parking is adequate. Should it be found that additional parking is needed, the applicant shall be required to provide parking on a portion or all, of the site as needed. However, the applicant may prepare plans for use of this area for review by the Planning Commission. However, no construction shall take place until that one year expires. While staff recognizes the need to provide protection for the recreational vehicle tenants, staff feels that the 80-foot high netting may be excessive. Staff recommends that a condition be imposed requiring the applicant to justify the need for the 80-foot high netting. If justification can not be shown to staff, the netting can be required to be reduced in height. Heavy planting of the area around the netting imposed may help minimize visual impact. However, if the netting imposed is significantly higher than the trees full mitigation may not be obtained. With regards to the lighting, staff prefers ground mounted lighting. This would require a waiver of the Dark Sky Ordinance. The Dark Sky Ordinance does provide that recreational facilities may be granted a waiver by approval of the project. Additionally, if pole mounted lighting facing in a southward direction is provided, the Engineering Department has raised a concern that due to the alignment of Washington Street and the location of the proposed lights there could be a glare problem created for traffic driving north. Extensive study and review will be necessary to insure that lighting does not create hazards :For traffic and problems for adjoining property owners. If it is determined that pole mounted lighting cannot be designed to alleviate these problems, the applicant may be limited to ground mounted lighting. CONCLUSION: Staff feels that Conditional Use Permit 94-012 and 94-013 will be acceptable provided conditions are imposed. Extensive review of items such as landscaping, netting, and lighting will be necessary to insure an acceptable project. RECOMMENDATION: Move to adopt Planning Commission Resolution 94- and confirm the environmental determination, approving Conditional Use Permit 94-012 (Recreational Vehicle Resort), subject to the attached conditions. Move to adopt Planning Commission Resolution 94- and confirm the environmental determination approving Conditional Use Permit 94-013 (Golf Driving Range), subject to the attached conditions. Attachments: 1. Location map 2. The Pairings of La Quinta narrative 3. Letters from Richards Mueting Wilkes 4. Comments from various City Departments and agencies 5. Lighting information 6. Plans and exhibits (including reductions) I PCST.181 10 Z/0-0Z0 d• //0-OZO •dd/Z R THE PAIRINGS of La Quinta o complement one of the most attractive and desirable corners in the city of La Quinta, California, I am proposing the development of an up -scale recreation vehicle destination resort park combined with a state of the art driving range. Operating inde- pendently, each business is flourishing in the marketplace - the combination of both is a natural with potential. With the Santa Rosa mountains as a magnificent backdrop, picture, if you will, a beauti- fully landscaped perimeter combining the natural beauty of lush plantings with the secu- rity of stately entry walls. With the main entrance located on Miles Avenue, your eyes will first travel to the 12,OOO+ square foot Commons Building - the hub of the R.V. Resort and driving range. Designed in such a manner as to welcome you with a colorful flour- ish and service usually reserved for the finest hotels in the country. You will have arrived to our world. Taking leisure very seriously, the R.V. Resort will consist of 350 sites offering enhanced space and thoughtful planning following the natural contours of the land - each site tak- ing in the spectacular views of the beautiful Santa Rosa: mountains. In this spirit, the park will offer a wealth of healthful activities. You will be able to immerse yourself in three sparkling pools and six jacuzzi spas, pursue your own exercise regimen with the challenge of tennis, horseshoe pits, shuffle board, bike paths and a thoughtfully planned nine hole executive golf course. Laundry buildings and shower facilities will be provided. All spaces will be located behind security gates with twenty four hour roving security to assure an experience beyond the ordinary. The R.V. Resort will be a "non- membership park" offering these fine amenities to the up scale public. The Commons Building was designed with the overall theme in mind of satisfying all the needs of the RV'ers as well as the serious golfer. You will be able to enjoy a casual dining environment in the Sport's Restaurant daily, sample the latest equipment and at- tire in the Golf Shop, entertain in the Activity Room, hold special events on the garden patio area, taste individually brewed desert beers in the micro brewery, view sand volley ball, or challenge your skills on two 18 hole bermuda or bent grass green putting courses. The Commons Building is a two story structure with southern exposure which leads up to the Driving Range. One will be able to hit balls 365 clays a year. Twenty two covered stalls on each level will provide year round comfort with micro mist system for those hot summer temperatures and heaters for winter days and cooler evenings. The driving range, itself, will offer a total of 78 stalls. The double tiered range will be night lighted to encourage the year round resident as well as guests of the facility. A Full scale teaching program will be set up featuring golf schools, clinics, group, and individual lessons. Pro- moting junior golf is our goal. BUSINESS PLAN: THE PAIRINGS OF LA QUINTA Developer's Background Thomas L. Bienek Judith Ann Bienek Residential Address: 80-840 Vista Bonita Trail La Quinta, Ca. 92253 619-342-1838 619-342-8234 facsimile Professional Background: NEW PLACE OF BUSINESS 25 years in the Professional Golf Business.- 23 years as a Class A member of the P.G.A. 21 years of golf experience in the Coachella Valley., Winner of Southern Californi P.G.A. Merchandiser of the Year - Resort category - two years in a row. Judy - 18 months on the job training Desert Aire RV Resort, Indio, California. Description: To open "The Pairings of La Quinta" - pairing a state of the art Driving Range facility with 350 Recreational Vehicle (RV) Resort operation. Location: 54 acres - La Quinta, California... southeast corner of Washington Street and Miles Avenue. Demographics: RV Resort - eawy access from I-10 using Washington or Jefferson Street exits. Located directly behind Albertson/WalMart shopping plaza on Hwy 111 in La Quinta. Driving Range - within a 3 mile radius of 216 Public and Private _golf holes surrounded by family residential areas, � mile from new La Quinta high school and located on one of the heaviest travelled street corners linking La Quinta with Palm Desert, Indian Wells, Bermuda Dunes and Indio. Improvements to Raw Land: a. 12,000 sq. ft. Commons Building to include RV Registration, driving range, golf shop, sports restaurant bar, RV Activity Center and Micro brewery. -2- Improvements continued: b. 350 RV sites to include full hook up with cement RV and patio pads surrounded by greenway. c. night lighted double tiered driving range with 78 stalls. Note: strategic use of lights by bunkering down range as well as overhead lighting behind tee area. d. 2 35X60 ft. pools - 6 jacuzzi spas e. 2 lighted tennis courts f. 2 18 hole putting courses - bermuda grass and bent grass. g. maintenance bldg/storage area. h. sand volley ball court/shuffle board courts i. all landscaping/infrastructure required by district conditions. j. 1.4 acre city park as required by City of La Quinta. Business Concept: Operating independently, the driving range is one of the fastest growing businesses in the country. Golf throughout the country is a very prosperous business. During my market research, I found the RV Park industry is increasingly coming into its own. Thus, my concept is to "marry" the two - each directly complementing the other. There is nothing like this in the Coachella Valley or southern California. Business Goal: to service the Coachella Valley with a first class public (no membership) RV destination resort, and to provide a state of the art public driving range facility to complement existing golf courses and tourist activities in the valley. Identifying Potential Customers: Driving Range - target locals, clubs, church and youth organizations, tourists, RV guests and golf schools. RV Park - research in the valley shows a strong market for RV customer wishing to stay at a destination resort without having to buy into a park or membership. Market drawn from Canada, northwest and western one half of U.S. -3- Marketing Strategy: Driving Range - holding affordable golf schools for all ages, word of mouth, local newspaper ads, small TV spots during special events coverage ie., Bob Hope Classic, Dinah Shore etc. RV Resort - placing ads in nationwide campground directories, radio spots with KSL AM out of Salt Lake City which targets Canada and states west of the Mississippi, local radio and TV spots. ONCE WE HAVE INFORMED THE PUBLIC OF THE PAIRINGS OF LA QUINTA AND HAVE A CLIENT BASE, ALL OF THE AMENITIES WITHIN THE COMPLEX WILL FEED OFF OF EACH OTHER TO SERVICE THE RV GUEST IE., THE MICRO BREW WILL SERVICE THE BAR, THE RESTAURANT/COFFEE SHOP WILL BE AVAILABLE TO THE GUEST, THE RANGE AND SCHOOL WILL BE PART OF A GUEST PACKAGE ETC. Employees: Department Heads - Director of Operations to oversee planning, organizing, controlling,directing, and communicating of project and personnel. Manager/Buyer to supervise shop operations, purchase of merchandise, set up and supervise RV reservations and registration, oversee guest activities. Food and Beverage Director to hire, purchase, plan and budget sports restaurant and food operations. Accounting - 2 employees to oversee accounts payable, receivables, payroll Superintendant/Mechanic to maintain equipment and overall operations of driving range, common ground, putting greens upkeep. Hourly employees - 50 - high season 35 - shoulder period 20 - off season Busboys to gardeners etc. -4- Hours of Operation: RV Registration - 7:00 am - 6:00 pm daily Driving Range - 6:00 am - 10:00 pm daily Golf Shop - 9:00 am - 9:00 pm daily Sports Restaurant -6:00 am - 10:00 pm daily Bar/Micro Brew - 11:00 am - 11:00 pm daily Advertising: Overall package to market encompasses six areas. 1. RV Park - renting RV sites on short term basis - maximum 3 month stay, open to the public. 2. Driving Range -- golf schools, lessons and clinics for guests. 3. Two putting courses - bermuda grass and bent grass greens. Nominal fee. 4. Retail Golf Shop - specializing in golf equipment, golf apparel, and boutique. 5. Food and Beverage - service for guests and public. 6. Micro Brewery - specializing in various beers brewed on premises. March 28, 1994 Mr. Stan Sawa, Principal Planner La Quinta City Planning 78495 Calle Tampico La Quinta, CA. 92253 Drs'�f�.�r!-ems MAR 2 8 �s4 CITY of u OU1NTA PLANNING DEPARTMENT RE: Conditional Use Permit Applications, RV Resort and Driving Range, Tom Bienek Dear Stan: Enclosed please find conditional use permit applications for a driving range and recreational vehicle park on 55 acres located at the South east corner of Washington Street and Miles Avenue. The applicant is Mr. Thomas Bienek. CITY ACTIONS Zoning: The property is designated as "high density residential " on the General Plan. The bulk of the site is zoned R-3, but a small portion is zoned C-P. The R-3 zone conditionally permits a driving range, but does not presently allow a recreational vehicle park. It is our understanding that the City will initiate an amendment to the Municipal Code to provide for the use. As you know, in an effort to facilitate the process, we have drafted a set of standards for your consideration. We also understand that the City will rezone the C-P portion of the site to R-3, as a consistency zoning action. Specific Plan: Specific Plan No. 88-012 overlays this site and the adjacent property. Concurrent with these applications, and in accordance with Mr. Herman's direction, we request that ti-,e City repeal the specific plan on the subject 55 acres.41 EXCEPTIONS TO CITY STANDARDS �\ The following exceptions to City standards are requested: 4 Commons / Clubhouse Parking: Based on Section 9.160 of the City Municipal Code, the combined required number of spaces for the clubhouse is 213. We have provided 129 spaces; 84 short of the code requirement. It is our position that at least 1/3 of the clubhouse patrons will be occupants of the RV park, who can walk to the facility, and therefore will not require parking. RICHARDS MUETING WILKES PLANNING E) ENGINEERING WQ Ri\orci(t, a,,Pnue Cilitp 11; Rii,-rOlp ra Q"S()(, T•1.-n;nn. (0OQl')--_010 r•.- ,000 "-/, Q01; S. Sawa, Pap 2 Outdoor Lighting: The Outdoor Lighting Control Ordinance provides an exception for recreational facilities. We believe the driving range qualifies as such a facility, and we request some flexibility in this regard. In any event, range lighting will be directed away from residential areas to the north and the proposed residential development to the east. Additional information will be provided as specific lighting facilities are identified. ARCHEOLOGICAL MITIGATION The underlying tentative map, based on UCRARU # 970, carries a condition for an archeological mitigation and monitoring plan. The recommendations and the exhibit contained in ARU #970 lead us to believe that the archeological site warranting further investigation is not within the project area ( see environmental information form). Please advise us ,if we are incorrect in this assumption. Stan, thank you for your assistance and advice, and please call me if you have any questions. Sincerely, )Jseph A. Richards, Principal JUN-Oe-94 WED 09:21 RICHARDS MUETING WILKES 9092768013 P.02 8 � i �!�. �' ire. `k `• - f'.71 r� ; JUN 0 7 1994 i r T 3n1 VIA FACSIMILE June 7, 1994 Mr. Stan Sawa, Principal Planner La Quinta City Planning 78-495 Calle Tampico La Quinta, CA. 92253 RE: Request for Reduction in Number of Off -Street Parking Spaces, Conditional Use Permit Applications 94-012 and 94-013, The Pairings Dear Stan: As you know, the driving range/clubhouse plan designates 129 spaces; 84 short of the code requirement. It is our position that the reduction is reasonable based on the following: 1. ratrons from RV Resort As indicated in our letter of March 28 (accompanying the application package), we believe that many of the driving range/clubhouse patrons will be occupants of the RV park. Although the RV resort provides ample recreational facilities, such as pools, spas, tennis courts, etc., the driving range and commons are important and convenient amenities for resort visitors. 2. Assumptions for Cakula.tlon of Parking Spaces The plan for the driving range indicates that the use requires 213 parking spaces, This is based on conservative interpretation of Chapter 9.160, whereby each component of the project is treated as a primary use. It also assumes that the dining room, pro shop, and tees have different patrons. Clearly, the driving range itself is the primary attraction, and patrons of the range will simply make use of the other facilities. RICHA.RDS MUETING WILKH PLANNING e ENGIN �FRING JUN-08-94 WED 09:22 RICHARDS MUETING WILKES 9092769013 P.0? NOW, Pagc 2 3. Shared Use of RV Registration Spaces There is an opportunity to provide some additional parking in the evening hours. The plan identifies 15 RV parking spaces in the commons lot. These spaces are slated for RV registration parking. The resort will close at 6:00 pm, therefore, these spaces can be made available for automobile parking in the evening. Because the spaces are "over -sized", they will yield 15 additional evening -time spaces. In our telephone conversation of June 2, you indicated that the area designated as "Future RV Park Amenities" (Previously shown as "Park Site"), be conditioned for a possible additional parking area_ As I understand your proposal, Mr. Bienek would be required retain the land in a vacant condition during the first year of operation. If the City determines that parking is deficient, then all or a portion of the property would be improved for additional parking. We concur with the proposal, provided that during the one year period there is an opportunity for us to prepare, and the City to consider, a plan (including parking) for the site. Thank you for your consideration of this request, and please call me if you have any questions. Sincerely, jJg" aph A. Richards, Principal �( OF Rry COUNTY OF RIVERSIDE SPOETATION AND Z LAND MANAGEMENT AGENCY e�LAND11Transportation Department DESERT OFFICE May 2, 1994 David E. Barnhart Director of Transportation Stan Sawa Planning and Development Division MAY 5 1994 City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Dear Mr. Sawa: Thank you for the opportunity to comment on the application for Conditional Use Permit No. 94-012 and 94--013. With respect to the above referenced Conditional Use Cases, the County of Riverside Transportation Department offers the following comments: 1. The rights -of -way for Washington Street and Miles Avenue should be 110 and 100 feet full -width, respectively, to correspond with the County's General Plan. 2. The street improvements should include curbs being set at 43 and 38 feet from centerline along Washington Street and Miles Avenue, respectively, to ensure geometrics consistent with future improvements for the portions of these streets in County territory. Thank you again for extending the opportunity to comment on these proposed cases. If you have any questions please call George Sterriker at (619) 863-7042. Sincerely, Richard B. Bennett Technical Engineerin Unit Supervisor RBB:GS:eb 79-733 Country Club Drive, Suite #B®Bermuda Dunes, CA 922010(619) 863-82670FAX (619) 863-7040 .IVERSIOE COUNTY OIS•BYRD, SHERIFF City of La Quinta 78495 Calle Tampico La Quinta CA 92253 Attention: Stan Sawa Principal Planner Dear Mr. Sawa: Sheriff 82-695 DR. CARREOIe BLVD. 0 iNDIO, CA 92201 • (619) 34i=8990 April 11, 1994 4 2 _� <� APR 13 1994 PL v .z RE: CUP 94-012/CUP 94-013 Regarding the above mentioned project we have the following comments from a crime prevention point of view. Regarding Sheriff's Staffing_ This project will not significantly impact on the Sheriff's Department's ability to provide police services. Regarding Project Design: All parking areas, entrances/exits and walkways should contain ample lighting which will deter criminal activity and provide a safer environment. The project's entrances should also be well lighted with street addresses highly visible to aid any responding emergency vehicles in locating the facility. Shrubs and bushes should be trimmed low to the ground to eliminate hiding places for criminals and to allow better visibility from the street for patrolmen. The crime prevention measures outlined in this letter are merely suggestions and are not required as a prerequisite for plan approval. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, COIS BYRD, SHERIFF Ronald F. Dye, Captain Indio S ztion Commander 11 April 1994 Mr. Stan Sawa City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 RE: 350 RV Park Miles and Washington Permit #94-013 Dear Stan: .olony Cablevision of Carfomis 41.725 Cook Street P.O. Box 368 Palm Desert, Caldomia 92261.0368 Phone:(619)340-1312 a Fmc(619)340-2384 APR 14 1994 TY Colony will be happy to work with the developer to serve this project. Plant extensions and off -site development costs will be worked out with owner at the time of construction. Sincerely, 11 Clara Salisbury Account Executive Commmercial Development Department cc: Ray Carrillo Daniel G. Smith PE Mainiero, Smith and Assoc. Inc. 777 Tahuitz Canyon Way #301 Palm Springs, CA 92262 Your Connection to Quality Service A Colony Communications Company CATER ESTABLISHED IN 1918 AS A PUBLIC AGENCY 1STRIC COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 398.2651 DIRECTORS OFFICERS TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON. SECRETARY JDHN W McFADDEN OWEN MCCOOK ASSISTANT GENERAL MANAGER DOROTHY M. DE LAY April 15, 1994 REDWINE AND SHERRILL, ATTORNEYS THEODORE J. FISH ---File: - 0163.1 AFN t u Planning Commission - City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: Subject: Conditional Use Permit Nos. 94-012 and 94-013 Portion of the South Half of Section 19, Township 5 South, Range 7 East, San Bernardino Meridian This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. There may be erosion of the banks of the Coachella Valley Stormwater Channel during periods of unusual rainfall and discharge. The developer shall construct concrete slope protection on the bank of the stormwater channel to prevent erosion. Plans for concrete slope protection shall be submitted to the Coachella Valley Water District for review. A portion of this area is adjacent to the right-of-way of the Coachella Valley Stormwater Channel. We request that the developer be required to install suitable facilities to prohibit access to this right-of-way. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the Coachella Valley Stormwater Channel. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. TRUE CONSERVATION USE WATER WISELY Planning Commission -2- April 15, 1994 .The district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager -Chief Engineer RF:sv/e10/flood2 cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 COACHELLA VALLEY WATER DISTRICT �01 COUNTY a RIVERSIDE J. M. HARRIS FIRE CHIEF To: City of La Quinta Attn: Stan Sawa RIVERSIDE COUNTY FIRE ]DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657-3183 Re: Conditional Use Permit 94-012 MOBILE HOME/RV CAMPING PARKS April 7, 1994 F�U APR 1 2 1994 = � ..,.^1 With respect to the conditions of approval regarding the above referenced CUP, the Fire Department recommends the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department: 1. The water mains shall be a minimum of 6" diameter and shall be capable of providing a potential fire flow of 500 gpm for 2 hours duration a 20 psi residual operating pressure. 2. Approved standard fire hydrants (6" x 4" x 2-1/2") shall be located at alternate street intersections and spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165' from a fire hydrant. 3. Applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the slater system is in accordance with he requirements prescribed by the Riverside County Fire Department." -I- FIRE PREVENTION DIVISION D RIVERSIDE OFFICE PLANNING SECTION ❑ INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79-733 Country Club Drive, Suite F, Indio, CA 92201 (909) 275-4777 0 FAX (909) 369-7451 (619) 863-8886 0 FAX (619) 863-7072 pnnrrd on renrled paper To:, City of La Quinta 4/7/94 Re: CUP 94-012 Page 2 4. If public use type building(s) are to be constructed, additional fire protection may be required. The fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. 5. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvements plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 6. Directory display boards will be required adjacent to each roadway access to the development. These shall be an illuminated diagrammatic representation of the actual layout which shows name of complex,, all streets, building designations, unit numbers, and fire hydrant locations within the complex. These directories shall be a minimum 4' x 4' in dimension. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 863-8e96. Sincerely, RAY REGIS Chief Fire Department Planner By . % Tom Hutchison Fire Safety Specialist JP/th RIVERSIDE COUNTY PIKE DEPARTMENT 210 WEST SAN JACINTO AVENUE a PERRIS, CALIFORNIA 92570 • (909) 657-318: To: City of La Quinta Planning Division Attn: Stan Sawa Re: Conditional Use Permit 94-013 ti Apri 1 7 pfi,94 t M X_ I e ` r 6 APR 12 1994 f,ITY 0"'LA With respect to the condition of approval regarding the above referenced CUP, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department protection standards: 1. Prcvide or show there exists a water system capable of delivering 1500 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2 1/2"), located not less than 25' nor more than 165' from any portion of the building(s) as measured along approved vehicular travelways. 3. Prior to issuance of building permit applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and, the system shall meet fire flow requirements. Plans shall be signed/approved by a registered civil engineer and 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." 4. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 5. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy, Group 1. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the buildings. -1- FIRE PREVENTION DIVISION ❑ RIVERSIDE OFFICE PLANNING SECTION ❑ INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79-733 Country Club Drive, Suite F, Indio, CA 92201 (909) 275-4777 9 FAX (909) 369-7451 (619) 863-8886 • FAX (619) 863-7072 punted on rtcyrlyd paper To:' City of La Quinta 4/7/94 Re: CUP 94-013 Page 2 6. System plans must be submitted to the Fire Department for plan review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at the job site for all inspections. 7. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. e. Comply with Title 19 of the California Administrative Code. 9. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 10. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AI08C in rating. Contact certified extinguisher company for proper placement of equipment. 11. Install a Hood Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 12. Install Knox Lock Boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Bores. This form must be authorized and signed by this office for the correctly coded system to be purchased. 13. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over -ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 15 feet. C1 To:' City of La Quinta Re: CUP 94-013 4/7/94 Page 3 Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By /s. /,,� Tom Hutchison Fire Safety Specialist JP/th q 9 pm jnE� C p Li A 1 E d5�w m pp a 3 y a 9� Qgs ,ljj a sit= 11jigBias MIN n e y�+ = m n fD ` 3 I� n if 7 a 3 D lD Z9 N e a' e O O O Ii q! �'itf �! �! - :'- :i ,�,� �! �! - ii '�,i:� ��! � O+ti ''•,j+:s ��°pro � d° ��oo �,O osr� .,� � • � o r� �� '~`':' :•_:� � �."° o 00 � � � � � � • Ito o �o a �o e�� � i ooeeeeeeaeoeeeeeeeeoe------------- 3 s :°ID S �/ m I ! � ///`1l• l� l n fie 1� e+yY I �1�/+ ems,,,, o ° �� e � • s # 0 ' �►�� a!!! 0 0 O e � e� O� 0 M�''� ,O I r � � �� E' rF � "���� e ° �G•� r '=J`.�. BSI `��.• Iii.1 CONDITIONAL USE PERMIT FOR SITE PLAN THE PAIRINGS of LA QUINITA A NN N. VuoLEV END ASSOCIATES PLANNERS A JOHN NIPE •PGNI AND uM LANs AMA a�1�.Yt wr1 M, Wn.0 IUY faxplR �• R.V. 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D M z z 04 c v z 0 S z 'rl rn 4 000000 O Fn z l I CONDITIONAL USE PERMIT FOR THE PAIRINGS of LA QUINTA DRIVING RANGE FACILRY _ v n--, m N w w tt.......... "K COND TIONAL USE PERMIT FOR THE PAIRINGS of LA QUINTA T I . T RECREATION& VEHICLE RESORT rn v1 0 'p, Ica' ss B dlBlt Qovid wvwO*W 4) o (D rJ_ 00 (z)� p 1' �H 1 °�� (fill j1 ada 13811 - m / it - All is g;� t fpfp$ e; v - ^ r � "I r% @ � � cac •aff8 � C ��� � 37 � � a� ° 'F i I / � �\ ' 9 ��bbbbl�3i i iii dR sKi 8�^z i § 11" a ��3_ �i'j� S•��/ .� %'� / ��'C"y :` II III � �- / -�,,, I l 1 r i' 1_ 1 I ✓�, I �I III /I �....i14 ld I( � / � ' I I� , �;� I�. all'- � I.,d � � ' - , '•I I � -�1 - � % � f (,: 1 r�_a,>, .,j `,ir...i : � ^,��` I J' � .:<\�S�..yY.' `'`i• i yy�� 'I rT.I i Ijr _ Fa �emioxaa�ra �� I 3- i a j ,1.`I I / � I�II'I' 1 1 � \. ', �/ rt' f•1 �.r ' ; � �� ICI II �° 7 � 1111I1ii ili � � J % '� • /, ` , , a . ------- q$q g CONDITIONAL USE PERMIT FOR THE PAIRINGS of LA QUINTA DRIVING RANGE FACILITY N OO O O Oyy G (D(DG OOOV O il 11 ol 11 o I FqF 64 O of a. Ir CONDITIONAL USE PERMIT FOR ARC THE PAIRINGS of LA QUINTA '"� I I � ` C I DRIVING RANGE FACILITY °;o " m o 0 --- m m D N I t 1 •; I • - - 5P 5 7 -- s } CONDITIONAL USE PERMIT FOR THE _PA_IRINGS of LA QUINTA DRIVING RANGE FACILITY m o o �� a ca 0 z w w r- z G) z 8 7 4v I� I' ------- -- ----- , z z _1 CONDITIONAL USE PERMIT FOR per'THE PAIRINGS of LA QUIN�TIA DRIVING RANGE FACILITY rn 0 to 0. CITY OF LA QUINTA ENVIRONMENTAL ASSESSMENT 94-276 CONDITIONAL USE PERMIT 94-012 AND CONDITIONAL USE PERMIT 94-013 THOMAS BIENEK H. ENVIRONMENTAL IMPACTS (Explanation of "YES" and "MAYBE" answers and proposed mitigation measures) DESCRIPTION: The project consists of two sub -projects. CUP 94-012 consists of a 350 space RV and Travel Trailer Rental Park. Included in this project will be recreational facilities including pools, jacuzzi, tennis, two 18-hole putting courses, and other recreational facilities. CUP 94-013 will consist of a night lit golf driving range located in the center of the RV Park. A 12,000+ square foot Commons Building will serve as the hub for the driving range as well as the RV Park. The Commons Building will be a two-story structure with second story golf tees as well as a pro shop and restaurant. These two uses will be provided on approximately 54 gross acres of land at the southeast cornier of Washington Street and Miles Avenue. ENVIRONMENTAL IMPACTS: 1. EARTH: The site is located in an area of the City generally considered North La Quinta. The soils which make up this area consist of fine grained sand which exhibits high permeability, effectively permitting percolation. The elevation of the site above sea level is approximately 120 feet with the Whitewater Storm Channel bordering the property along the south. This type of soil is generally used for crops and home sites. This soil type is not considered prime agriculture soil. The subject project is not within a State of California "Alquist-Priolo" special study zone for fault rupture hazard. An inferred fault trace does cross the property from northwest to southeast. This fault trace does not exhibit any evidence of Holocene movement (i.e., within the last 11,000 years) and is not considered active. The City's seismic hazards map indicates that the property is in an intensity III Earthquake magnitude area. Due to the proposed construction of the project, it can be expected that there will be compaction displacements and overcovering of the soil through the installation of hardscape, buildings and landscaping. ENVASS.012 MITIGATION MEASURES: A. All grading of the site shall be subject to regulations of the City and approval by the Engineering Department. B. All new buildings and structures shall be built to current standards as required by the Uniform Building Code in effect at the time the building plans are submitted to the Building and Safety Department for approval. 2. AIR: The project site is located within the Southeast Desert Air Basin (SEDAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). With the proposed construction there may be air pollutant sources which may deteriorate the ambient air quality. These sources are stationary and mobile sources. Stationary sources include emissions from on -site construction activities and natural gas combustion. Mobile sources includes exhaust emissions resulting from short term construction activities and long term generation associated with the project. Compliance with the local and regional air quality regulation regarding PM 10 and blowsand control will mitigate any potential for wind erosion of soils that will occur from minor earth moving activities during construction. MITIGATION MEASURES: A. Adequate watering techniques shall be employed to mitigate the impact of construction generated dust. The applicant shall submit a fugitive dust plan to the Planning and Development Department pursuant to Chapter 6.16 of the Municipal Code. B. Grading and construction shall comply with all applicable City ordinances and the requirements of the Air Quality Management Plan. Areas graded but not immediately under construction shall be planted with a temporary ground cover to reduce the amount of open space subject to wind erosion. 3. WATER: With the proposed construction there will be a change in the absorption rate, drainage patterns, and amount of surface run-off. The site itself is in a Zone X which means it is determined to be outside of the 500 Year Flood Plain as determined by the Federal Emergency Management Agency (FEMA). However, the site is immediately adjacent on the south to the Coachella Valley Storm Water Channel which carries water during storms to the Salton Sea. Due to its proximity adjacent to the Storm Water Channel the majority of the water can be drained to it. Some or all of the water may be directed to the driving range which will be lowered and operate as a retention basin. ENVASS.012 K MITIGATION MEASURES: A. The project shall be required to comply with applicable City and Coachella Valley Water District requirements regarding storm water and nuisance water. The applicant shall complete a hydrology study and grading plan prepared by a license and civil engineer, as required by the Engineering Department. 4. BIOLOGICAL RESOURCES: The subject property is located within the habitat of the Coachella Fringe -Toed Lizard which has been designated as a threatened species by the U. S. Fish and Wildlife Service since 1980. A Fringe -Toed Lizard Habitat Conservation Plan has been adopted and permits construction on the habitat area provided a mitigation fee has been paid. The Flat -Tailed Horned Lizard is a candidate for Federal Endangered Listing, a species of special concern for the California Department of Fish and Game. As with the Fringe - Toed Lizard, the species prefers the dunes habitat and is capable of running on lose sand and burying itself. Presently the site contains native desert shrubbery. It is not expected that any rare or endangered plant species exist on the site. MITIGATION MEASURES: A. The applicant shall conduct a biological study to determine whether the Flat - Tailed Horned Lizard is present on the site. Mitigation measures if found will be suggested by the report. B. That prior to issuance of a grading or land disturbing permit, mitigation fees for the Fringe -Toed Lizard shall be paid. 5. NOISE: Because of the anticipated construction and subsequent operation of the Driving Range and RV Park, there will most likely be an increase in existing noise levels both on and adjacent to the site. There can be expected to be an increase in noise from traffic due to the RV nature of the Park. However, vehicular access is provided only to Miles Avenue with emergency access to Washington Street. This will mitigate noise impacts on adjacent properties. MITIGATION MEASURES: A. The applicant shall comply with applicable construction hours and working conditions of the City. B. Uses which may create high levels of noise shall be prohibited from areas near residential properties. ENVASS.012 K3 i * JX_� .A C. Recreational vehicle generators shall be prohibited from use. 6. LIGHT AND GLARE: The proposed Driving Range will utilize both building - mounted lighting and pole or ground -mounted lighting to light up the Driving Range for night use. Additionally, there will be lighting utilized throughout the RV Park for both security and recreational use. Additionally, parking lot lights for the lot adjacent to Miles Avenue will be utilized. As permitted in the "Dark Sky" Ordinance, recreational uses may request an exemption from the provisions. The applicant has requested this exemption in order to permit the Driving Range lighting. MITIGATION MEASURES: A. All exterior lighting, including the Driving Range, parking lot, RV Park, etc., shall be reviewed and approved by the Planning and Development Department prior to issuance of any building permits. All parking lot and RV Park lighting shall be designed and limited in height to minimize spill over and glare onto adjacent rights -of -way and surrounding properties. The Driving Range lighting shall be reviewed and approved by the Planning and Development Department prior to construction of the Driving Range or issuance of a building permit, whichever comes first. 7. LAND USE: The site is presently designated as High Density Residential on the City's General Plan. The recreational Driving Range use is a permitted use of the property. The RV Park does require the development of new standards. The actual use, if designed properly, can be compatible with residential properties. A small portion is designated as park site. This park is actually to be located to the east in the adjacent Tentative Tract 23995. MITIGATION MEASURES: A. The approval shall be subject to adoption of Recreational Vehicles/Travel Trailer Park requirements. 8. NATURAL RESOURCES: It is not expected that the project will increase the rate of use of any natural resource. MITIGATION MEASURES: None required. 9. RISK OF UPSET: Due to the use of vehicles on the property, there is a slight possibility that accident or upset conditions could exist. However, no maintenance facilities for the vehicles is proposed. Additionally, a number of vehicles should be lower than that created if this was a standard apartment -type project. ENVASS.012 4 MITIGATION MEASURES: None required. 10. POPULATION: Due to the transient nature of the project, it is not anticipated that there will be an adverse or significant impact on population distribution, density, or growth rate in the area. MITIGATION MEASURES: None required. 11. HOUSING: With the proposed project there may be incremental demand for additional housing for the employees of the project. However, due to the limited size of the project any increase will be very small. MITIGATION MEASURES: None required. 12. TRANSPORTATION/CIRCULATION: With the proposed project, there will be additional vehicle movements effects on parking facilities and impacts on existing transportation systems. The project will necessitate and require improvement of adjacent Washington Street and Miles Avenue. The streets will be widened and improved per the General Plan requirements. The Driving Range as well as the RV Park will create a demand for additional parking facilities. The RV Park should provide its parking within the rented spaces. A parking lot has been provided for the Driving Range which will be open to the public. The applicant has requested a modification of parking, based on the fact that he feels many of the patrons will come from the adjacent RV Park. Washington Street which borders the property on the West is classified as a Major Arterial and is designed to accommodate 24,000 to 40,500 trips during a typical 24-hour time period. Miles Avenue which borders the property to the north, is designated as a Primary Arterial and can accommodate 20,000 to 28,500 trips per 24-hour time period. MITIGATION MEASURES: A. The project shall be required to comply with all applicable City requirements regarding street improvements of adjacent streets. B. The project shall be conditioned to provide on -site parking to accommodate both the RV and Driving Range use. C. A sidewalk shall be installed on Washington Street and Miles Avenue. 13. PUBLIC SERVICES: It is not anticipated that any significant impact on public services such as Fire protection, Police protection., schools, etc. There may be a slight increase for the need of maintenance of public roads adjacent to the sight. However, any impacts will be insignificant. ENVASS.012 MITIGATION MEASURES: None are required. 14. ENERGY: It is not anticipated that the proposed project will create a significant impact in the area of energy consumption. MITIGATION MEASURES: None are required. 15. UTILITIES: It is not anticipated that the proposed project will create a significant impact on the utilities such as water, storm drainage, etc. The proposed project will comply with applicable requirements of the affected utilities. MITIGATION MEASURES: None are required other than compliance with public utility requirements. 16. HUMAN HEALTH: The proposed project should not create any significant impact in the area of Human Health. MITIGATION MEASURES: None are required 17. AESTHETICS: Depending on the line of sight, location of Driving Range netting and height of the netting, there could be a visual impact from surrounding properties. Presently there are some residences immediately across Miles Avenue along the eastern part of the property. The property to the east of this project site is presently vacant but zoned for single family units. The applicant proposes to utilize a maximum 80-foot high netting which would consist of a black nylon mesh and wood poles for support. This netting will be placed along the east, west and southern boundaries of the Driving Range. MITIGATION MEASURES: A. The safety netting and poles shall be maintained at as low a height as possible. B. Tall palm trees shall be strategically placed surrounding the wood poles in order to mitigate the visual impact. 18. RECREATION: It is not anticipated that the proposed use will have an impact on recreation. The Driving Range will in fact provide recreation facilities not presently available in this area. Additionally, the RV Park is proposed to contain recreational facilities such as volleyball, tennis, swimming pools, and executive golf holes. MITIGATION MEASURES: None are required. 19. CULTURAL RESOURCES: There may be archaeological sites existing on the subject property. A portion of the site appears to have been surveyed as a part of Tentative Tract 23995. However, it does not appear that the entire subject property was investigated. ENVASS.012 ° MITIGATION MEASURES: If the entire site has not been surveyed, a Phase I archaeological study will need to be done prior to any earth moving or grading. Compliance with the recommendations of the report shall be required. 20. MANDATORY FINDINGS OF SIGNIFICANCE: It is not anticipated that the project will impose any adverse impacts in any of the areas noted above. Mitigation measures will be imposed as necessary. IV. DETERMINATION: On the basis of this initial evaluation, I find that although the proposed project could have a significant effect on the environment, it will not be a significant effect in this case because the mitigation measures described in this report have been added to the project, and therefore a Negative Declaration will be prepared. Date Signed ENVASS.012 Principal Planner - Current Planning r1 Environmental Assessment No Case No: ENVIRONMENTAL CHECKLIST FORM I. 1. Name of Proponent`�- Background 2. Address & Phone Number of Proponent 3. Date Checklist Prepared 4. Agency Requiring Checklist --ri_ `'W-, 5. Name of Proposal, if applicable _ II. Environmental Impacts (Explanation of "yes" & "maybe" answers are required on attached sheets.) YES MAYBE NO 1. Earth. Will the proposal result in: a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or X, over covering of the soil? round surface C. Change in topography or g relief features? d. The destruction, covering or modification of any unique geologic or physical features. e. Any increase in wind or water erosion of X soils, either on or off the site? f. Changes in deposition or erosion of beach sands or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? � g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure or similar hazards? FORM.009/CS -1- YES MAYBE NO 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? b. The creation of objectionable odors? c. Alteration of air movement, moisture, or temperature or any change in climate, either locally or regionally? 3. Water. Will the proposal result in: a. Changes in currents or the course of direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? c. Alterations to the course or flow of flood waters? d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality including but not limited to temperature, dissolved oxygen or turbidity? f. Alteration of the direction or rate of X> flow of ground waters? g. Change in the quantity of ground waters, either through direct additions or with - drawls, or through interception of an aquifers by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water related hazards such as flooding or tidal waves? FORM.009/CS -2- YES MAYBE NO 4. Biological Resources. Will the proposal result in: R� a. Change in the diversity of species, or number of any species of biological resources? b. Reduction of the numbers of any unique, rare or endangered species of plants or animals? c. Introduction of new species of plants into an area, or in a barrier to the normal replenishment or migration or movement of existing species? d. Reduction in acreage of agricultural crops? e. Deterioration to existing fish or wildlife habitat? 5. Noise. Will the proposal result in: a. Increases in existing noise levels? X b. Exposure of people to severe noise levels? Y. 6. Light and Glare. Will the proposal produce new light or glare? 7. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? 8. Natural Resources. Will the proposal result in: a. Increase in the rate of use of any natural resources? 9. Risk of Upset. Will the proposal involve: a. A risk of an explosion or the release of hazardous substances (including but not limited to oil, pesticides, chemical or radiation) in the event of an accident or upset conditions? i�. 10. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? 10=3l FORM.009/CS -3- YES MAYBE NO 11. Housing. Will the proposal affect existing housing, or create a demand for additional housing? 12. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities or demand for new parking? c. Substantial impact upon existing ' transportation systems? d. Alterations to present patterns of circulation or movement of people and/or goods? e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? 13. Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities & roads? f. Other governmental services? 14. Energy. Will the proposal result in: a. Use of substantial amount of fuel or energy? b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? M a El FORM.009/CS -4- YES 15. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Communications systems? c. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 16. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health). 17. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 18. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 19. Cultural Resources a. Will the proposal result in the alter- ation of or the destruction of a pre- historic or historic archaeological site? b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure or object? c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? d. Will the proposal restrict existing religious or sacred uses within the potential impact area? MAYBE NO `K_ 0 FORM.009/CS -5- YES MAYBE NO 20. Mandatory Findings of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one in which occurs in a relatively brief definitive period of time while long-term impacts will endure well in the future). c. Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant). d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? FORM.009/CS -6- III. Discussion of Environmental Evaluation (Narrative description of environmental impacts.) IV. Determination (To be completed by the Lead Agency). On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet x have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 3 Date Signature of Preparer FORM.009/CS -7- PLANNING COMIl HSSION RESOLUTION 94-, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION AND OPERATION OF A RECREATIONAL VEHICLE/TRAVEL TRAILER RESORT CASE NO. CUP 94-012 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of June, 1994, hold duly noticed Public Hearings to consider the request of THOMAS BIENEK for approval of a Conditional Use Permit to allow construction and operation of a recreational vehicle/travel trailer resort R-3 Zone, located at the south east corner of Miles Avenue and Washington Street, more particularly described as: PORTIONS OF APN' S 604-004-004, 006, 009, and 011 WHEREAS, said request has complied with the requirements of "The California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5) in that the Planning Director has determined that after an Initial Study, the project will not have any significant adverse effect on the environment and that a Negative Declaration should be adopted; and, WHEREAS, at said Public Bearing, upon '.hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Conditional Use Permit. 1. The proposed use will not be detrimental to the health, safety, and welfare of the community. 2. The Conditional Use Permit, as conditioned, is consistent with the existing zoning and Change of Zone 94-076, of which this site is a part of. 3. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements and intent of the R-3 Zone. 4. That the environmental impacts associated with the development of this project can be mitigated through the approval conditions imposed upon it. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the RESOPC.139 1 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does approve Conditional Use Permit 94-012 for the reasons set forth in this Resolution and subject to the attached conditions, labeled Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of June, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: JERKY HERMAN, Planning Director City of La Quinta, California RESOPc.139 KATIE BARROWS, Chairwoman City of La Quinta, California E PLANNING COMMISSION RESOLUTION 94- CONDITIONS OF APPROVAL - RECOMMENDED EXHIBIT "A" CONDITIONAL USE PERMIT 94-012 RECREATIONAL VEHICLE/TRAVEL TRAILER RESORT- THOMAS BIENEK JUNE 14, 1994 PLANNING & DEVELOPMENT DEPARTMENT 1. The development of a Recreational Vehicle/Travel Trailer Resort and associated uses shall comply with the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts. 2. The approved conditional use permit shall be used within one year of the approval date; otherwise, it shall become null and void and no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading, which is begun within the one-year period and is therefore diligently pursued to completion. Extensions of time may be requested prior to expiration pursuant to Municipal Code requirements. 3. Outside path lighting shall be lighted to seven feet high, be shielded and directed so as not to shine directly upon surrounding adjoining property, or public rights -of -way. Lighting plans including light pole heights and light types shall be reviewed and approved by the Planning Director prior to issuance of a building permit. Lighting shall comply with the Outdoor Lighting Control Ordinance. 4. Plan for adequate trash and recycling provisions shall be approved by the Planning and Development Department and Waste Management of the Desert prior to issuance of building permits. 5. Comprehensive sign program for the resort (business identification, directional and monument signs, etc.) shall be approved by the Planning and Development Department prior to issuance of a sign permit. 6. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain applicable permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, & Building & Safety Department o Coachella Valley Water District o Desert Sands Unified School District CONAPRVL.129 1 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 o Imperial Irrigation District o Riverside County Health Department o California Regional Water Quality Control Board (NPDES Permit) Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit or grading permit for the use contemplated herewith. 7. 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 a building permit. 8. Prior to issuance of any building permits, the applicant shall submit to the Planning & Development Department for review and approval, a preliminary plan (or plans) based on approved conceptual plans showing the following: a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system for all landscape areas. Desert or native plant species, drought resistant planting materials, and drip emitter irrigators shall be incorporated into the landscape plan. Plans shall conform with requirements of Ordinance 220 regarding water conservation. b. Location and design detail of any proposed and/or required walls. Preparation of the detailed landscape and irrigation plans shall be in substantial conformance with the approved conceptual landscape plan on file with the Planning and Development Department. The final plans submitted shall include the acceptance stamps/signatures from the Riverside County Agricultural Commissioner's Office and Coachella Valley Water District (CVWD). 9. The City shall retain a qualified archaeologist, with the developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for testing; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary results show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. CONAPRVL.129 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 Prior to the issuance of a grading permit, the developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/representative(s) shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 10. Handicap access, facilities and parking shall be provided per Federal, State and local requirements. 11. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 13. Prior to the issuance of a grading permit or building permit, whichever comes first, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of CUP 94-012 and EA 94-276 which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 94-276 and CUP 94-012 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 94-276 and CUP 94-012. The Planning and Development Director may require inspection or other monitoring to assure such compliance. CONAPRVL.129 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 14. Additional off-street parking spaces shall be relocated to areas near the north end of the project. 15. That in the area shown as "Park Site" adjacent to Miles Avenue, the area shall be retained for a period of one year after the opening of the golf driving range. At the end of this one year period or at any time prior to that time, the Planning and Development Department may request that the applicant install additional off-street parking should it be deemed necessary. Should the applicant fail to install the required parking, the Planning Commission shall have the right to review said permit and if necessary revoke it. This limitation does not prohibit the applicant from submitting plans for future use of this area should it be determined that parking is not needed. 16. That the applicant shall submit a fee equivalent to the improvement cost for providing lawn, irrigation, and a number of trees in the "Park Site" area. The fee shall be used for in -lieu park fees in other areas as deemed necessary by the City. 17. Use of the property within the Whitewater River Storm Channel shall be subject to approval of the Coachella Valley Water District. 18. At the emergency entrance, a walkway leading to Washington Street for pedestrians shall be provided. 19. Final location of the emergency entrance on Washington Street shall be subject to the Engineering Department and the Planning and Development Department. 20. The tennis court lighting shall be limited to a height of ten feet. The applicant may lower the surface of the tennis court should additional height be needed. 21. The perimeter landscaping plans shall be reviewed to determine whether retaining walls shall be required. Any retaining wall design shall be reviewed and approved by the Engineering Department and Planning and Development Department in conjunction with the landscaping plans. 22. All mitigation measures of Environmental Assessment 94-276 shall be met. 23. Mitigation fees of $600 per acre shall be paid for the Fringe -Toed Lizard mitigation prior to issuance of a ground clearing or grading permit whichever occurs first. 24. No recreational vehicle generators shall be used at any time. CONAPRVL.129 4 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 25. This project shall comply with any future recreational vehicle/travel trailer requirements as stipulated in Zoning Ordinance Amendment 94-043. 26. Prior to issuance of a grading or land clearing permit, a PM10 Dust Control Permit shall be obtained from the Planning and Development Department. 27. A parcel map or lot line adjustment shall be processed and recorded to separate the subject property from surrounding properties. This shall be done prior to issuance of a building permit. 28. As required by the General Plan, the applicant shall provide a noise study by a qualified noise engineer to determine the impacts on the surrounding residential properties and uses. The noise study shall suggest mitigation measures which the City can require. 29. The applicant shall comply with applicable Art in Public Places Ordinance requirements. 30. All trees along the perimeter landscaping shall be a minimum 24-inch box in size for canopy or Columnar type trees. 31. All conditions of the Coachella Valley Water District in their letter dated April 15, 1994, on file in the Planning and Development Department shall be met. 26. All conditions of the Fire Marshal in his letter dated April 7, 1994, on file in the Planning and Development Department shall be met. 27. If the applicant desires to phase improvements, phasing plans shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to issuance of a grading permit. The applicant shall develop phases in the order of the approved phasing plan. Improvements required of each phase shall be complete prior to issuance of Certificates of Occupancy within the phase unless otherwise approved by the City Engineer. IMPROVEMENT AGREEMENT 28. The applicant shall enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before issuance of a grading permit. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. CONAPRVL.129 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 29. If improvements are phased, off -site improvements (i.e., streets) and development -wide improvements (i.e., perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of a grading permit for the first phase unless otherwise approved by the engineer. 30. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this development include: A. 18' raised landscape median on Washington - 50% cost participation B. 18' raised landscape median on Miles - 50% cost participation The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. DEDICATIONS 31. The applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Applicant shall dedicate or grant required right of way parcels no later than 60 days following written request by the City. All right of way dedications or grants shall be made prior to issuance of the first grading permit for the development. Dedications required of this development include: A. Washington Street - 60' half -width right of way from the Washington Street Specific Plan centerline plus corner cutbacks at entryways B. Miles Avenue - 55' half -with right of way plus corner cutbacks at entryways C. Miles and Washington - right of way sufficient to provide a 12-foot right of way setback behind the 70-foot curb radius at the southeast corner D. Bikepath easement along the Coachella Valley Water District (CVWD) storm channel - 12 feet wide if outside development fence or wall. 15 feet if enclosed in development's property. This dedication may be waived if the applicant and the development to the east are able to construct the required bikepath within the CVWD easement on the south side of the channel. CONAPRVL.129 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved or directed by the City Engineer. 32. The applicant shall dedicate public utility easements as approved by the respective utility authorities and the City Engineer 33. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Washington Street - 20 feet B. Miles Avenue - 20 feet Minimum widths may be used as average widths for meandering wall designs. Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 34. The applicant shall vacate vehicle access rights to the following streets from lots abutting the streets: A. Washington Street B. Miles Avenue Access to these streets shall be restricted to street intersections and approved emergency access locations. 35. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 36. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. GRADING 37. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. CONAPRVL.129 7 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 38. The applicant shall comply with the City's flood protection ordinance. 39. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 40. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the development, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by development phase and shall be cumulative if the data are submitted at different times. DRAINAGE 41. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 42. The tributary drainage area for which the applicant is responsible shall include the public park site and shall extend to the centerline of all adjacent public streets. 43. Runoff from the 100-year storm may be retained on site or, if approved by the Coachella Valley Water District (CVWD), may drain directly to the Whitewater Storm Evacuation Channel. If drainage is to flow to the Whitewater Channel, the applicant shall design and implement stormwater pollution mitigation measures consistent with the City's proposed NPDES Permit and as approved by the City Engineer. 44. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. CONAPRVL.129 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 45. The design of the development shall not cause any change in flood boundaries, levels or frequencies in any area outside the development. UTILITIES 46. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. Power lines exceeding 12,500 volts are exempt from this requirement. 47. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 48. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading, including construction traffic. The minimum pavement sections shall be as follows: Residential& Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" If the applicant proposes to construct a partial pavement section for use during development, the partial section shall be designed with a strength equivalent to the 20-year design strength for the traffic anticipated. 49. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. CONAPRVL.129 9 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 50. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond development boundaries. 51. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS & TRAFFIC 1. Washington Street (Major Arterial) - 96 feet curb to curb - the applicant shall construct remainder of east half and reimburse the City for costs incurred in improvements previously made to the west half of the street. 2. Miles Avenue (Primary Arterial) - 86 feet curb to curb - the applicant shall construct the south half of the street. 3. Traffic signal at Washington and Miles - 25 % cost responsibility for full signal improvements. If the signal is constructed by others at no expense to the applicant, the applicant shall, at applicant's expense, construct modifications to the traffic signal made necessary by the applicant's improvements to and along Washington Street and Miles Avenue 4. Traffic signal at Miles Avenue and Seeley Drive - the applicant shall design and construct the signal subject to 50% cost reimbursement by the City. B. ON -SITE STREETS & TRAFFIC 1. Streets shall be as shown on the Conditional Use Permit Site Plan received by the City on March 28, 1994 except as modified for emergency vehicle access. 2. Eight foot wide bike path along the Whitewater Channel. 52. Access points and turning movements of traffic shall be restricted as follows: A. Miles Avenue - 40-foot wide full -turn access aligned with Seeley Drive B. Miles Avenue - 40-foot wide right-in/right-out access approximately 410' west of the access described in 43A. C. Washington Street - Emergency -vehicle -only access in a location approved by the Fire Department and the City Engineer. If approved by Sunline Transit, this access may be combined with a bus turnout along Washington Street. CONAPRVL.129 10 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 LANDSCAPING 53. The applicant shall provide grading and landscape improvements in the following areas: A. Washington Street setback lots B. Miles Avenue setback lots C. The public park site The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets.. 54. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 55. The applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 56. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. QUALITY ASSURANCE 57. The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 58. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 59. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. CONAPRVL.129 11 Conditions of Approval Conditional Use Permit 94-012 - Thomas Bienek June 14, 1994 MAINTENANCE 60. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. FEES AND DEPOSITS 61. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS 62. Plans for grading, drainage, streets, pedestrian/bike facilities, gates, common parking areas, parks, lighting, landscaping & irrigation, and perimeter walls are not approved for construction until they have been signed by the City Engineer. 63. Prior to issuance of Certificates of Occupancy for buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. 64. 'The applicant shall secure the approval of CVWD prior to construction of improvements within or affecting the Whitewater Storm Evacuation Channel. 4 CONAPRVL.129 12 PLANNING COMMISSION RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION AND OPERATION OF A GOLF DRIVING RANGE CASE NO. CUP 94-013 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of June, 1994, hold duly noticed Public Hearings to consider the request of THOMAS BIENEK for approval of a Conditional Use Permit to allow construction and operation of a golf driving range in the R-3 Zone, located on the south side of Miles Avenue, approximately 1,000+ feet east of Washington Street, more particularly described as: PORTIONS OF APN' S 604-004-006, 011, 009 WHEREAS, said request has complied with the requirements of "The California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5) in that the Planning Director has determined that after an Initial Study, the project will not have any significant adverse effect on the environment and that a Negative Declaration should be adopted; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Conditional Use Permit. 1. The proposed use will not be detrimental to the health, safety, and welfare of the community. 2. The Conditional Use Permit, as conditioned, is consistent with the existing zoning and Change of Zone 94-076, of which this site is a part of. 3. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements and intent of the R-3 Zone. 4. That the environmental impacts associated with the development of this project can be mitigated through the approval conditions imposed upon it. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: RESOPC.138 : cl 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does approve Conditional Use Permit 94-013 for the reasons set forth in this Resolution and subject to the attached conditions, labeled Exhibit "A". PASSED, APPROVED, and ADOPTED al. a regular meeting of the La Quinta Planning Commission, held on this 14th day of June, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.138 KATIE BARROWS, Chairwoman City of La Quinta, California 2 PLANNING COMMISSION RESOLUTION 94- CONDITIONS OF APPROVAL - RECOMMENDED EXHIBIT "A" CONDITIONAL USE PERMIT 94-013 - DRIVING RANGE THOMAS BIENEK JUNE 14, 1994 PLANNING & DEVELOPMENT DEPARTMENT 1. The development of a golf driving range, (with Commons Building, maintenance facility, and small ancillary facilities) shall comply with the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts. 2. The approved conditional use permit shall be used within one year of the approval date; otherwise, it shall become null and void and no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading, which is begun within the one-year period and is therefore diligently pursued to completion. Extensions of time may be requested prior to expiration pursuant to Municipal Code requirements. 3. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain applicable permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, & Building & Safety Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department o California Regional Water Quality Control Board (NPDES Permit) Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit or grading permit for the use contemplated herewith. 4. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of a building permit. 5. Prior to issuance of any building permits, the Applicant shall submit to the Planning & Development Department for review and approval, a preliminary plan (or plans) based on approved conceptual plans showing the following: CONAPRVL.128 1 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 A. Landscaping, including plan types, sizes, spacing, locations, and irrigation system for all landscape areas. Desert or native plant species, drought resistant planting materials, and drip emitter irrigators shall be incorporated into the landscape plan. Plans shall conform with requirements of Ordinance 220 regarding water conservation. B. Location and design detail of any proposed and/or required walls. Preparation of the detailed landscape and irrigation plans shall be in substantial conformance with the approved conceptual landscape plan on file with the Planning and Development Department. The final plans submitted shall include the acceptance stamps/signatures from the Riverside County Agricultural Commissioner's Office and Coachella Valley Water District (CVWD). 6. Handicap access, facilities and parking shall be provided per Federal, State and local requirements. 7. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 8. Prior to the issuance of a grading permit or building permit, whichever comes first, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of CUP 94-013 and EA 94-276 which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 94-276 and CUP 94-013 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 94-276 and CUP 94-013. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 9. Approval of this conditional use permit shall be subject to final approval of Change of Zone 94-076 by the City Council. 10. Prior to issuance of a grading or land clearing permit a PM10 Dust Control permit shall be obtained from the Planning and Development Department. 11. All mitigation measures of Environmental Assessment 94-276 shall be met. CONAPRVL.128 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 12. As a conditions of approval of this permit a waiver of the Dark Sky Ordinance is granted. However, lighting shall be designed in a manner which strives to comply with the Dark Sky Ordinance as much as possible. 13. The parking lot and building lighting shall be limited to a height of ten feet and shall be designed with a recessed light source which will not create glare on adjacent properties. The lighting plan is to be reviewed and approved by the Planning and Development Department prior to issuance of a building permit. 14. That the height of the driving range netting shall be subject to review and approval of the Planning and Development Department prior to issuance of a building permit. The applicant shall provide justification for the need for 80-foot maximum height netting. If specific justification cannot be shown, the Planning and Development Department may approve lower height netting. 15. That in the area shown as "Park Site" adjacent to Miles Avenue, the area shall be retained for a period of one year after the opening of the golf driving range. At the end of this one year period or at any time prior to that time, the Planning and Development Department may request that the applicant install additional off-street parking should it be deemed necessary. Should the applicant fail to install the required parking, the Planning Commission shall have the right to review said permit and if necessary revoke it. This limitation does not prohibit the applicant from submitting plans for future use of this area should it be determined that parking is not needed. 16. That the applicant shall submit a fee equivalent to the improvement cost for providing lawn, irrigation, and a number of trees in the "Park Site" area. The fee shall be used for in -lieu park fees in other areas as deemed necessary by the City. 17. The lighting of the driving range shall be limited to 10:00 P.M., seven days a week. 18. The City shall retain a qualified archaeologist, with the developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for testing; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary results show significant materials are present. CONAPRVL.128 3 V- C Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s) shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 19. That a parcel map or lot line adjustment shall be processed and recorded to separate the subject property from the surrounding properties. This shall be done prior to issuance of a building permit. 20. The applicant shall participate in recycling materials as requested by Waste Management of the Desert. The trash enclosure shall be large enough to accommodate both trash and recycling bins and be approved by the Planning and Development Department and Waste Management of the Desert prior to issuance of a building permit. The trash enclosure shall consist of masonry enclosures with opaque metal doors with said design to comply with Waste Management of the Desert standards. 21. As required by the General Plan, the applicant shall provide a noise study by a qualified noise engineer to determine the impacts on the surrounding residential zoning and uses. The noise study shall suggest mitigation measures which the City can require. 22. The applicant shall comply with applicable Art in Public Places Ordinance requirements. CONAPRVL.128 4 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 23. All trees along the perimeter landscaping shall be a minimum 24-inch box in size for canopy or Columnar type trees. 24. Either berms or berm/wall combinations shall be provided along the perimeter to screen the parking lot from view of the street. The screening plan shall be reviewed and approved by the Planning and Development Department prior to issuance of a building permit. 25. All conditions of the Coachella Valley Water District in their letter dated April 15, 1994, on file in the Planning and Development Department shall be met. 26. All conditions of the Fire Marshal in his letter dated April 7, 1994, on file in the Planning and Development Department shall be met. 27. Plans for the driving range lighting shall be reviewed and approved by the Planning and Development Department prior to issuance of a building permit. Lighting shall be designed in a manner which does not shine or glare towards any residential properties or streets. Should pole mounted lighting not achieve this requirement, then ground mounted lighting and building mounted lighting shall be required. Limited pole mounted lighting may be utilized for lighting the golf tee area. 28. If the applicant desires to phase improvements, phasing plans shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to issuance of a grading permit. The applicant shall develop phases in the order of the approved phasing plan. Improvements required of each phase shall be complete prior to issuance of Certificates of Occupancy within the phase unless otherwise approved by the City Engineer. IMPROVEMEN][' AGREEMENT 29. The applicant shall enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before issuance of a grading permit. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 30. If improvements are phased, off -site improvements (i.e., streets) and development -wide improvements (i.e., perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of a grading permit for the first phase unless otherwise approved by the engineer. CONAPRVL.128 5 ff Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 31. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this development include: A. 18' raised landscape median on Miles - 50% cost participation The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. DEDICATIONS 32. The applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Applicant shall dedicate or grant required right of way parcels no later than 60 days following written request by the City. All right of way dedications or grants shall be made prior to issuance of the first grading permit for the development. Dedications required of this development include: A. Miles Avenue - 55' half -with right of way plus corner cutbacks at entryways B. Miles and Washington - right of way sufficient to provide a 12-foot right of way setback behind the 70-foot curb radius at the southeast corner C. Bikepath easement along the Coachella Valley Water District (CVWD) storm channel - 12 feet wide if outside development fence or wall. 15 feet if enclosed in development's property. This dedication may be waived if the applicant and the development to the east are able to construct the required bikepath within the CVWD easement on the south side of the channel. Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved or directed by the City Engineer. 33. The applicant shall dedicate public utility easements as approved by the respective utility authorities and the City Engineer 34. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the following street rights of way: CONAPRVL.128 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 A. Miles Avenue - 20 feet Minimum widths may be used as average widths for meandering wall designs. Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 35. The applicant shall vacate vehicle access rights to the following streets from lots abutting the streets: A. Miles Avenue Access to this street shall be restricted to street intersections. 36. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 37. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. GRADING 38. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 39. The applicant shall comply with the City's flood protection ordinance. 40. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 41. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. CONAPRVL.128 �.R�s1 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the development, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by development phase and shall be cumulative if the data are submitted at different times. DRAINAGE 42. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 43. The tributary drainage area for which the applicant is responsible shall include the public park site and shall extend to the centerline of all adjacent public streets. 44. Runoff from the 100-year storm may be retained on site or, if approved by the Coachella Valley Water District (CVWD), may drain directly to the Whitewater Storm Evacuation Channel. If drainage is to flow to the Whitewater Channel, the applicant shall design and implement stormwater pollution mitigation measures consistent with the City's proposed NPDES Permit and as approved by the City Engineer. 45. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 46. The design of the development shall not cause any change in flood boundaries, levels or frequencies in any area outside the development. UTILITIES 47. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. Power lines exceeding 12,500 volts are exempt from this requirement. CONAPRVL.128 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 48. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 49. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading, including construction traffic. The minimum pavement sections shall be as follows: Residential& Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" If the applicant proposes to construct a partial pavement section for use during development, the partial section shall be designed with a strength equivalent to the 20-year design strength for the traffic anticipated. 50. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 51. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond development boundaries. 52. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS & TRAFFIC Miles Avenue (Primary Arterial) - 86 feet curb to curb - the applicant shall construct the south half of the street. CONAPRVL.128 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 2. Traffic signal at Washington and Miles - 25 % cost responsibility for full signal improvements. If the signal is constructed by others at no expense to the applicant, the applicant shall, at applicant's expense, construct modifications to the traffic signal made necessary by the applicant's improvements to and along Washington Street and Miles Avenue 3. Traffic signal at Miles Avenue and Seeley Drive - the applicant shall design and construct the signal subject to 50% cost reimbursement by the City. B. ON -SITE STREETS & TRAFFIC 1. Streets shall be as shown on the Conditional Use Permit Site Plan received by the City on March 28, 1994 except as modified for emergency vehicle access. 53. Access points and turning movements of traffic shall be restricted as follows: A. Miles Avenue - 40-foot wide full -turn access aligned with Seeley Drive B. Miles Avenue - 40-foot wide right-in/right-out access approximately 410' west of the access described in 43A. LANDSCAPING 54. The applicant shall provide grading and landscape improvements in the following areas: A. Miles Avenue setback lots B. The public park site The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 55. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 56. The applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 57. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. CONAPRVL.128 10 Conditions of Approval ° Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 QUALITY ASSURANCE 58. The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 59. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 60. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 61. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. FEES AND DEPOSITS 62. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS 63. Plans for grading, drainage, streets, pedestrian/bike facilities, gates, common parking areas, parks, lighting, landscaping & irrigation, and perimeter walls are not approved for construction until they have been signed by the City Engineer. CONAPRVL.128 11 0 Conditions of Approval Conditional Use Permit 94-013 - Thomas Bienek June 14, 1994 64. Prior to issuance of Certificates of Occupancy for buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. 65. The applicant shall secure the approval of CVWD prior to construction of improvements within or affecting the Whitewater Storm Evacuation Channel. 66. Comprehensive sign program shall be approved by the Planning and Development Department prior to issuance of a building permit. CONAPRVL.128 12 .J I1 PH #6 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 14, 1994 CASE NO.: CONDITIONAL USE PERMIT 94-014 REQUEST: 91 SENIOR CITIZEN APARTMENTS AND RECREATION/MANAGEMENT BUILDING ON 9.23 ACRES APPLICANT: WILLIAMS DEVELOPMENT/CITY OF LA QUINTA REDEVELOPMENT AGENCY LOCATION: CALLE TAMPICO WEST OF WASHINGTON STREET (ATTACHMENT 1) ZONING: R-2-4,000 GENERAL PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC) ENVIRONMENTAL CONSIDERATIONS: THE PLANNING AND DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 94-280 FOR THE PROPOSED PROJECT. BASED UPON THIS ASSESSMENT, THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE ENVIRONMENT. THEREFORE, A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED. BACKGROUND: On May 17, 1994, Williams Development Corporation submitted an application for approval of a senior citizen apartment project (Attachment 2). The project will consist of 90 apartments, one caretaker unit, and a clubhouse building. Recreational amenities include a swimming pool and patio area, near the clubhouse. Inside the clubhouse will be a lounge with fireplace, a large multipurpose room, restrooms, management offices, and laundry. The apartments will feature a one bedroom plan with 607 square feet, and a two bedroom plan with 821 square feet. The name of the project is "The Seasons" (Attachment 3). PCST.180 The proposed project: site is located on a 9.23 acre parcel on the north side of Calle Tampico immediately west of the Ralphs project. The land is owned by the City of La Quinta and the project will be funded by the Redevelopment Agency as part of the low -mod income senior housing requirement mandated by the State. E. G. Williams Development Corporation is serving as the developer for the project. The project is eligible for a density bonus because the project will provide affordable housing units for senior citizens in compliance with California Civil Code Section 51.3. The project will provide 46 very low income units and 45 low income units. The current density allowance is 4-8 units per acre which would allow a maximum of 74 units. The project is designed at a density of 9.7 units per acre. A bonus of 1.7 units per acre or 23 % is requested. The project site is a relatively flat vacant parcel. Existing land uses surrounding the site are as follows: North: Vacant, stormwater channel West: Professional office building South: Civic Center East: Ralphs Shopping Center (under construction) The project will be accessed from Calle Tampico with a right -in, right -out from the west -bound side of the street, and from the east -bound side of Calle Tampico by a left -turn pocket. The access street will be a 60-foot right-of-way private street. Interior streets in the project will be private streets also. The interior streets will be a mix of curvilinear roadways and cul-de-sacs. There will be two entrances into the project from the access street as indicated on the revised site plan. The project design includes clusters of duplexes, quadriplexes, and sixplexes with substantial open space between buildings. Each apartment will have a covered carport parking space and an open parking space in front of the unit. Visitor parking will be available near the clubhouse. Since many senior citizens have only one car (and some have none) it is anticipated that the open parking spaces in front of each unit will also serve as visitor parking. The on -site parking complies with the requirements of the Zoning Ordinance for multifamily developments. There are 186 spaces provided. however, after reviewing the use of parking in other similar senior citizen projects, it appears that the requirement exceeds the actual number of spaces used by senior citizens. It would be acceptable to reduce the number of spaces by 50 and still have ample parking, basedon a standard of 1.5 spaces per unit. The average parking standard for senior housing is one space per unit per the Senior Housing Survey prepared by staff in 1991. The project landscaping is preliminary at this point and will feature drought -tolerant plants and extensive grass areas. Staff has conditioned the project to submit detailed landscape and irrigation plans prior to construction. PCST.180 A perimeter decorative block wall will be constructed with a landscaped area and sidewalk along Calle Tampico. Staff recommends that a walk-through gate be placed at the two southern -most cul-de-sacs to provide: pedestrian access to Calle Tampico. A proposed walk-through gate along the east boundary is not recommended because of security and safety concerns. The block wall along the east boundary will probably be constructed by the developer of the Ralphs Shopping Center depending on construction timing. Eight masonry block trash enclosures will be constructed throughout the project. Waste Management of the Desert requests that a central recycling facility be constructed in the project. The exact location for this has not be determined. The surrounding land uses include shopping, medical, civic services, and professional uses that make this site an ideal location for a senior residential project. The Senior Center, currently under construction, will be located across the street from the apartments. The developer states that the clubhouse will feature senior programs and activities in conjunction with the Senior Center facility. Staff transmitted the application package to outside agencies for review and comment. To date, there have been no significant issues raised about the proposed project. The architectural design of the apartments is Spanish Mediterranean. Exterior finish will be stucco in neutral desert colors. Roof material will be concrete tile in a reddish "Gold Desert" color. Wood trim will be placed around windows and facia. The front elevations will be undulated with columns at the front entrys and roof overhangs. Rear elevations will feature sliding glass doors off the kitchens. Environmental concerns will require that an archaeological survey and a limited biological survey be conducted ;prior to any soil disturbance on the site. The project site is located within the area of the prehistoric ]Lake Cahuilla and the historic Marshall's Lake. Of biological concern is the California Dilaxis plant that is listed as a "Species of Special Concern" and as an endangered species. Aside from these issues, there are no other significant environmental concerns about this project. A Negative Declaration of environmental impact has been recommended by staff. Staff prepared an Environmental Assessment which is found as Attachment 4. RECOMMENDATION: Move to adopt Planning Commission Resolution 94- , approving Conditional Use Permit 94- 014, and adoption of a Negative Declaration of environmental impact for Environmental Assessment 94-280. PCST.180 3 Attachments: 1. Location map 2. Application 3. Plan reductions 4. Environmental Assessment 94-280 5. Draft Conditions of Approval 6. Large exhibits (Commissioners only) 7. Draft Planning Commission Resolution 94-, PCST.180 Attachm( 1 Le Qvinu II LOCATION h4AP CUP 94-014 THE SEASONS CITr OF LA QUINTA Attachmei PLANNING & DEVELOPMENT DEPARTMENT 78-495 CALLE TAMPICO LA QUINTA, CA 92253 Case No.: Date received: 5:-VZ ' 5 Fee: Gc.� r2cFG'C� RESIDENTIAL AND COFMRCIAL PLOT PLAN APPLICATION In order to process your application in a timely manner, please complete and sign this form. The information which is required to be shown on the plans and submitted with the application is stated on the attached information sheet. Failure to provide the required information is justification for rejection of the application. THIS APPLICATION MUST BE ACCOMPANIED BY A NON-REFUNDABLE FILING FEE OF $ AND 24 COPIES OF THE COMPLETE AND ACCURATE PLOT PLAN, LANDSCAPE PLAN AND ELEVATIONS. Name of Applicant:Redevelopment Agency -City of La Quinta Phone: (619) 777-7125 Mailing Address: 78-495 Calle Tampico La Quinta CA 92253 (Street) (City) (State) (Zip) Legal Owner: Redevelopment Agency Address: Same As Above (Street) (City) (State) (Zip) Prcposed Use: 91 Senior Apartment Units The net and gross square footage for each proposed use and building: See Plot Plan end The square footage allocated for sidewalks/walkways, parking, landscaping, and building:_ See Plot Plan Legend Location of Property (Address if known) : See Attached Legal Assessor's Parcel Number: 769 0 0 004 036 041 Legal Description of Property (give exact legal description as recorded in the office of the County Recorder) - (may be attached): See Attached Legal Signature of Applicant:_ `& Date:_ 5-18-94 E.G. Wil Tams Development Corporation Signature of Owner: Date: 5-18-94 Redevelopment Agency -City of La Quinta , P is ELEVATIONS Stof re Bulls, 4 SR. REC CENTER :s � oclatsU= i flo MI; 141 ELEVATIONS Fulls woc .13a......".-- SR. REC CENTER i { I I 4 I i I �e i IF i I► 4 I I , �e �f� I 4 k � �ji � - FLOOR PLAN SR. REC CENTER Assamo ales Z ..�n�.ar..a •u.u.• F-1 0 2 m r m D O z A A A A z • ! BUILDING 1-1 Stoffre gen Fuller �2�'� SENIOR HOUSING ....,...... BUILDING 1-1 StoffrWen Fuller 4 SENIOR HOUSING BUILDING 1-1 Fuii®r & SENIOR HOUSING Awoclatas e_ ..... -,... I. ... I.• o�� ROOF PLANS , Fuii®r ;SENIOR HOUSING FA w . _. ^BUILDING 1-2 Stoffragen�w fFuiler � ����, ��= SENIOR HOUSING 4 kill gig .O u a BUILDING 1-2Fulier SENIOR HOUSING Pi Associates ....,......o....e,,,. �-=r' Attachmer CITY OF LA QUINTA ENVIRONMENTAL ASSESSMENT 94-280 CONDITIONAL USE PERMIT 94-014 THE SEASONS I. INTRODUCTION A. OVERVIEW OF THE PROJECT. This Environmental Assessment/Initial Study analyzes the potential environmental impacts of the proposed Seasons Senior Apartment project. The Seasons encompasses a 9.3 acre site located north of Calle Tampico and West of Washington Street in the City of La Quinta. The property is currently vacant and undeveloped desert land. The project as presently envisioned by the applicant, will consist of the following components: * 81 one bedroom apartments * 9 two bedroom apartments * 1 caretaker unit * Recreation/Management building The Planning and Development Department of the City of La Quinta is the Lead Agency for the environmental review of the project, as defined by Section 21067 of the California Environmental Quality Act (CEQA). The Lead Agency is the public agency which has the principal responsibility for carrying out or approving a project which may have a significant effect upon the environment. The Lead Agency must also ensure that the environmental analysis has been undertaken and the mitigation of potential adverse impacts have been addressed. The City of La Quinta has the authority for project approval and approval or certification of the environmental review, documents. B. PURPOSE OF ENVIRONMENTAL ASSESSMENT AND INITIAL STUDY: This Environmental Assessment supplements the Initial Study Checklist prepared for the proposed Seasons project which is contained in Section 6 of this report. The purpose of the Environmental Assessment and Initial Study, as stated in Section 15063 of the CEQA Guidelines, is to accomplish the following: 1. To identify potential environmental impacts arising from the implementation of the proposed Seasons project; 2. To provide the Lead Agency (in this instance, the City of La Quinta Redevelopment Agency) with information to use as the basis for deciding whether to prepare an Environmental Impact Report, mitigated Negative Declaration, or Negative Declaration for the project; ENVASS.013 3. To enable the applicant (City of La Quinta Redevelopment Agency/Williams Development Corporation) or the City of La Quinta to modify the project or otherwise mitigate adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a mitigated Negative Declaration; 4. To provide documentation for the findings in a Negative Declaration that the project will not have a significant effect on the environmental if this is appropriate; and, 5. To eliminate unnecessary environmental impact reports, if the City Redevelopment Agency, acting as Lead Agency, determines that potential adverse environmental impacts can be otherwise mitigated. C. SUMMARY OF FINDINGS: The Initial Study/Environmental Assessment for The Seasons project indicates that the proposal may have a potential environmental impact on several issue areas. The preliminary environmental assessment in Section 3, identifies the potential impacts. These issue areas can be mitigated to levels less than significant through a variety of feasible measures. These issue areas are: * Earth (grading and excavations) * Air Quality (mobile emissions) * Biological Resources (plant life) * Noise (mobile and short-term construction) * Light and Glare * Transportation/Circulation * Cultural Resources (archaeological) II. PROJECT DESCRIPTION A. PROJECT LOCATION. The proposed project site is located in the City of La Quinta, which is located in the Coachella Valley of Riverside County. The City of La Quinta is bounded by the City of Indio on the east, Riverside County and the City of Palm Desert on the north and west, and the City of Indian Wells on the west, and State and Federal lands to the south. The project's regional location is shown in Exhibit 1 and a vicinity is provided in Exhibit 2. The City of La Quinta was incorporated in 1982 and encompasses approximately 31.185 square miles. The project site is located in the central section of the City and covers 9.23 acres. The entire parcel will be developed by the applicant. B. PROJECT DESCRIPTION AND HISTORY. The La Quinta General Plan calls for Medium Density Residential (4-8 du/ac) to be developed. The proposed project will result in 90 senior citizen apartments, a caretakers unit, a swimming pool, and recreation/management building, at a density of 9.7 units per acre. A density bonus of 23 % or 1.7 units per acre is requested as available through California Civil Code Section 51.3 which provides density bonuses for affordable housing units for senior citizens. The project will provide 46 very low income units and 45 low income units. ENVASS.013 2 The 90 apartments will consist of one and two bedroom units in duplex, fourplex, and sixplex buildings.A conceptual site design of the proposed development is provided in Exhibit 3. C. OBJECTIVES OF THE PROPOSED PROJECT. The City of La Quinta Redevelopment Agency seeks to accomplish the following objectives with the proposed project: 1. To construct and operate a high quality senior citizen apartment development with appropriate amenities. 2. To meet a portion of the State mandated low and moderate income housing needs for the City of La Quinta. D. DISCRETIONARY APPROVAL: The project will involve the following discretionary approvals by the City of La Quinta and other responsible agencies: 1. Conditional Use Permit - a conditional use permit will be required for the approval of the apartment project per Ordinance 242. 2. Grading and Building Permits - these permits will be required from the City of La Quinta before earth moving or construction activities can begin. 3. NPDES Permit - Required by the Regional Water Quality Control Board. 4. Other fees and permits - as required by local, agency, or other entities. III. ASSESSMENT OF ENVIRONMENTAL IMPACTS This section analyzes the potential environmental impacts associated with the construction and future operation of the proposed Seasons senior citizen apartment development. The purpose of this assessment is to identify potential areas of concern that should be analyzed in greater detail. All of the environmental issue areas listed in the Initial Study Checklist (Section 7) are evaluated in this section. These issues areas include: * Earth and Seismic Risk (Section A) * Air Quality (Section B) * Water and Hydrology (Section C) * Biological Resources (Section D) * Noise (Section E) * Light and Glare (Section F) * Land Use (Section G) * Natural Resources (Section H) * Risk of Upset (Section I) * Population (Section J) * Housing (Section K) * Traffic/Circulation (Section L) * Public Services (Section M) ENVASS.013 * Energy (Section N) * Human Health (Section O) * Aesthetics (Section P) * Recreation (Section Q) * Cultural Resources (R) The environmental conditions and anticipated impacts were identified by the Planning and Development Department staff or in previous studies and field surveys. Each impact area is discussed individually in Section A through Section R which contains a description and analysis of the environmental setting and environmental impacts. The environmental setting includes a discussion of the existing conditions, facilities, services and environmental in the vicinity of the project site. The environmental impact analysis includes an identification and evaluation of potential project impacts in both qualitative and quantitative terms. In addition, areas where further analysis is required, mitigation measures are provided at the end of each issue area discussion. A. EARTH. AND GRADING: Regional Environmental Setting. The City of La Quinta is geologically located on the Indio Plain within the Coachella Valley, a large depression which extends southward to the Gulf of California. The Valley, once beneath the ocean waters and later an inland lake, is surrounded by numerous mountain ranges, including the Santa Rosa Mountains on the north, the Little San Bernardino Mountains on the northeast, and the Salton Sea on the east, and the Santa Rosa Mountains on the south. The mountains act as barriers to coastal precipitation resulting in the area's prevailing desert climate. In the Indio Plain, a large structural depression has been filled with sedimentary and alluvial deposits. Combined, these geologic conditions provide for a range of elevations within the City, from 60-feet above sea level in the northeastern corner to 1, 680-feet in the southwest corner (location of the Santa Rosa and Coral Reef Mountains). The City of La Quinta may be divided into three geologic areas corresponding to the existing topography. These areas include: the mountain -hillside zone comprised of rocky slopes, ridges and bajadas along portions of the Santa Rosa Mountains, located in the southwestern areas of the City; the hillside terrace zone that includes the alluvial deposits, consisting of Quaternary alluvial fan and stream deposits, washed down from the Santa Rosa Mountains (this zone is found in the Cove area and east of Lake Cahuilla); the Valley floor zone consisting of aeolian (i.e., wind blown) sand deposits and sedimentary deposits from ancient Lake Cahuilla. These areas are located north of the Cove and west of the Coachella Canal, respectively. ENVIRONMENTAL ASSESSMENT: The project site is located in the hillside terrace zone of the City. Slope characteristics for this area range between 0% and 10%. The proposed project will not create additional or artificial slopes that exceed this range. The U.S.D.A. Soil Conservation Service Soil Survey of Riverside County, California, Coachella Valley area depicts the soil found on the project site as Indio very fine sandy loam (Is). This soil is characterized as having slow runoff, with a slight erosion hazard. Traditionally Is soil ENVASS.013 4 has been used for truck crops, citrus, grapes, and alfalfa hay production. The degree and kind of limitations of the Is type soil that would affect building and development are rated slight for shallow excavations, dwellings without basements, and small commercial buildings. For local roads and streets the Is soil is rated as having a moderate -low strength limitation. A slight limitation indicates that soil properties are generally favorable for the specified use, that any limitation is minor and easily overcome. A moderate limitation indicates that soil properties and site features are unfavorable for the specified use, but the limitations can be overcome or minimized by special planning and design. The Is soil type has a low shrink -swell potential. Geologic and seismic; hazards found in La Quinta are discussed in the La Quinta Master Environmental Assessment and the Riverside County Comprehensive General Plan. The project site is located within Groundshaking Zone III. There is an inferred fault line located in the vicinity of the project site. This fault trace has not exhibited any evidence of Holocene movement and is not considered active. Seismically induced ground rupture is not a significant hazard in La Quinta due to the absence of active faults within the City. The project is not within a known liquefaction hazard area. The mountains are approximately a mile west of the project site which is far enough away from any potential landslide hazard. The design and construction of the senior apartments will be required to comply with State and local seismic safety engineering and building code requirements. The development of the senior project will not expose future residents to any geologic or seismic hazards beyond those present throughout the region. As a result, the level of risk from seismic hazards does not appear to be any greater in the vicinity of the project than for other areas within the Southern California region. The numerous active earthquake faults in the region may produce significant groundshaking which could disrupt traffic for a time or cause structural damage to the apartments or recreation building. MITIGATION: 1. Soil studies shall be prepared for the project site and submitted to the Public Works Department for review and approval. 2. Proper engineering methods shall be implemented prior to construction of the project. B. AIR QUALITY: The project site is located in the Southeast Desert Air Basin (SEDAB) of the South Coast Air Quality Management District (SCAQMD). A discussion of the jurisdictional organization and requirements is found in the La Quinta Master Environmental Assessment (1992). The City of La Quinta is under the jurisdiction of the SCAQMD Air Quality Management Plan which is designed to bring the regional air basin into compliance with Federal and State air quality standards as well as the California Clean Air Act requirements. The five primary pollutants for which standards have been established are: * Sulfur Dioxide (SOX) * Carbon Monoxide (CO) * Nitrogen Oxides (NOJ * Ozone (03) * Total Suspended Particulates (TSP) ENVASS.013 5 f Table 1 presents the ;hate and Federal standards for these five pollutants. TABLE 1 AMBIENT AIR QUALITY STANDARDS California National Air Pollutant Concentration Primary Secondary Dzone > 0.09 ppm, 1-hr avg. > 0.12 ppm, 1-hr avg. 0.12 ppm, 1-hr avg. �arbon Monoxide > 9.1 ppm, 8-hr. avg. > 20 ppm. 1-hr. avg. > 9.5 ppm, 8-hr. avg. > 35 ppm, 1-hr. avg. > 9.5 ppm, 8-hr. avg.' > 35 ppm, 1-hr. avg. Vitrogen Dioxide >0.25 ppm, 1-hr. avg. 0.053 ppm, annual avg. 0.053 ppm, annual avg.* Sulfur Dioxide > 0.05 ppm, 24-hr. avg. 0.03 ppm, annual avg. 0.50 ppm, 3-hr. avg. with > 0.10 ozone or > 0.14 ppm, 24-hr. avg. with 24-hr TSP > 100 ug/m Suspended > 30 ug/m annual > 150 ug/m , 24-hr avg. > 150 ug/m ,24-hr avg.; Particulate geometric mean > 50 ug/m annual > 50 ug/m annual Matter > 50 ug/m , 24-hr. avg. arithmetic mean arithmetic mean (PM 10) a) Effective 3/9/87. The standard was previously > 0.10 ppm, 1-hr. avg. b) Effective 9/13/85. The standard changed from >9.3 ppm to >9.5. ,) Effective 7/l/85. The standard changed from > .0532 ppm to > .0534 ppm. Note: ppm = parts per million by volume ug/m = micrograms per cubic meter > = greater than z = greater than or equal to Source: South Coast Air Quality Management District The average daily number of vehicles that will enter and exit the apartment complex will be 527. Emissions will be generated during construction and as the apartments are occupied. The principal emission will be the generation of particulates from excavation and grading activities, and carbon monoxide from heavy diesel equipment and worker vehicle trips. The impacts, however, will be short-term and end when construction activities cease. These emissions vary ENVASS.013 6 ,y according to the level of construction activity at any one time. As these emissions will occur during daytime hours, there is little potential for any localized concentration of these emissions. No objectionable odors are anticipated as a result of the development of the senior apartments. Similarly, air movement and other climatic changes are not anticipated to occur locally or on a regional basis for this nine acre project. MITIGATION: The following mitigation measures are recommended to reduce short-term construction air quality impacts on this project: 1. All construction equipment shall be maintained in peak operating condition to reduce operational emissions. 2. All diesel equipment shall be kept in peak operating condition to reduce NO,, emissions. 3. Truck idling shall be kept to a minimum necessary. 4. Dust control measures shall be implemented during construction activities which may include site watering, washing of truck tires, covering of loads of soil during transport, and suppression of grading activities during windy days. C. [WATER AND HYDROLOGY: The proposed senior apartment project is located in an area that was prehistorically under water with the inundations of ancient Lake Cahuilla, and historically under water as Marshall Lake. The elevation of the project site ranges between 38 and 41 feet above sea level. Ancient Lake Cahuilla's shore line is known to have been at the 40-foot level. The immediate vicinity of the project site has been a ponding area in times of heavy rain and flooding conditions. The area is within a 100-year flood plain and the AO Zone on the Flood Insurance Rate Maps. The threat from flooding has been mitigated by the installation of the La Quinta Evacuation Channel located to the north of the project site, and other flood control channels and diversions constructed throughout the City. The flood control drainage system is maintained and administered by the Coachella Valley Water District (CVWD). Currently, the project site is dry. The proposed improvement will not generate any significant additional storm runoff to existing flows received by the stormwater channel. The project proposes a storm water drain along the southern boundary to carry away any runoff on the project site. The project will be required to comply with all National Pollutant Discharge Elimination System (NPDES) requirements. The California Water Quality Control Board administers the NPDES permit process for the Federal Environmental Protection Agency (EPA). The City of La Quinta is participating with ENVASS.013 the other Coachella Valley cities in a regional permitting process which will be complete next year. However, individual projects over five acres in size are required to obtain an NPDES permit prior to construction. The quantity of ground water in La Quints will not be significantly impacted. There will be no significant impacts upon the amount of water available for public water supply. Landscape irrigation will be required to comply with water conservation measures as required by the Coachella Valley Water District and the City of La Quinta. MITIGATION: 1. The Redevelopment Agency shall apply for an NPDES permit from the Regional Water Quality Control Board prior to issuance of grading or building permits from the City. 2. Landscape, irrigation, and storm drainage plans shall be submitted to the Coachella Valley Water District for review. All recommendations shall be complied with. D. BIOLOGICAL RESOURCES: Plant Life - Environmental Setting. The City of La Quinta lies within the Colorado Desert. Two ecosystems are found within the City: the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as urban and agricultural. A discussion of these ecosystems is found in the La Quinta MEA (1992). The project site is located in the Desert Transition ecosystem, which is rich in biological resources and habitat. Environmental Assessment. It is possible that the apartment complex may disturb important plant resources. To determine this possibility, a biological field assessment is required to be conducted by a professional biologist familiar with the local environment. Any recommendations of the biological report submitted to the City shall be considered and implemented whenever feasible. The word "feasible" means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors; the same meaning as defined in the State CEQA Guidelines (Section 15364 of the Public Resources Code). There are no agricultural uses within the project boundaries or immediately adjacent. It is possible that the land had been used for agriculture in the historical past. Within the vicinity of the project site, there have been historical sitings of the plant California Ditaxis. The last reported siting was in 1984, however, the plant is thought to still be in existence. The California Department of Fish and Game considers the plant a Species of Special Concern" and the State of California has ranked the species "Endangered". The Federal government has placed the plant in Category 2, Candidate for Federal Listing, which means that existing information its not enough at this time to warrant listing. A focused biological survey for this plant will be required prior to any brush clearing or earth moving activities. ENVASS.013 8 Animal Life - Environmental Setting. The eight habitats found within the City support a wide variety of endangered, threatened, rare, or special interest wildlife species. These species include: * Coachella Valley Fringe -Toed Lizard * Flat -Tailed Homed Lizard * Peninsular Bighorn Sheep * Coachella Giant Sand Treader Cricket * Prairie Falcon * Golden Eagle * Vermillion Flycatcher * Black -Tailed Gnatcatcher * Crissal Thrasher * Le Conte's Thrasher Environmental Assessment. None of these species are known to be in the vicinity of the project site. A recent biological study conducted on the parcel adjacent to the east of the project site did not locate any species of concern. MITIGATION: 1. A focused biological study shall be prepared for the project site prior to any brush clearing or earth moving activities. The focus of the survey will be the California Ditaxis plant. this study shall be prepared by a qualified biologist with expertise in the desert environment. Two copies of the report shall be submitted to the City for review and comment. Recommendations offered by the report to mitigate any impacts shall be implemented where feasible. E. NOISE: Environmental Setting. For the purposes of this study, noise levels are measured in terms of "A -weighted decibel" (dBA) which is a measurement that correlates sound with the frequency range that is audible to humans. Other units of measurement have also been developed to describe noise levels. The community noise equivalent level (CNEL) has been adopted by most local governments as a means to measure and to evaluate noise. impacts. CNEL represents an A -weighted 24-hour average noise level which includes an additional dBA penalty for events occurring in the evening (7:00 P.M. to 10:00 P.M.) and a 10 dBA penalty for events occurring in late evening and early morning hours (between 10:00 P.M. and 7:00 A.M.). As a result, this measurement recognizes increased sensitivity to noise during the evening, night, and early morning hours. State and local governments have established noise standards and guidelines to protect citizens from potential hearing damage and various other adverse physiological and social effects associated with noise. The State Office of Noise Control in "Guidelines for the Preparation and Content of Noise Elements of the General Plan", (February, 1976) provides direction concerning noise exposure for certain types of land uses. Residential uses are normally unacceptable in areas exposed to noise levels exceed 70 db CNEL and conditionally acceptable within 60 to 70 CNEL. ENVASS.013 9 } Environmental Assessment. The project area is currently undeveloped desert land that is not a generator of noise. The MEA prepared for the General Plan depicts the project area as having a current noise level of between 50 and 60 dBA. Calle Tampico has a current noise level of 60+ dBA. Table 6.3 in the MEA lists the maximum acceptable noise level for apartments as 60 to 65 dBA. Since the project is intended for only senior citizens, the project is not expected to generate significant: noise. A masonry block wall will surround the project which will serve as a noise barrier. MITIGATION: 1. A noise study shall be prepared for the project. 2. Two copies of the noise study shall be submitted to the La Quinta Planning and Development Department for review and approval. 3. Any recommendations put forth by the noise study shall be implemented when feasible, such as a perimeter block wall, landscape barriers, etc. F. LIGHT AND GLARE: Environmental Setting. The project area is located in an urbanizing area and as a result the site is exposed to light and glare from surrounding activities and development. On -site lighting will be limited to security lighting. Environmental Assessment. The construction of the apartments and recreation building will result in an increase in lighting in the project area. This increase, however, is not out of scale with the existing levels of lighting in the area. Outside security lighting will be provided within the apartment complex. All light fixtures will be required to comply with the Dark Sky Ordinance which requires, among other things, shielding and downward cast illumination. MITIGATION: 1. A lighting plan shall be submitted to the Planing and Development Department for review and approval. 2. All lighting fixtures shall comply with the Dark Sky Ordinance and any other City requirements. G. LAND USE: Environmental Setting. The existing land uses in the project area consists of a medical office building adjacent to the west, a proposed elementary school site to the northwest, vacant residential land to the north, a neighborhood retail shopping center under construction adjacent to the east, and across Calle Tampico to the south, is the Civic Center for the City of La Quinta. The project site is vacant undeveloped land. The La Quinta General Plan designates the project site as Medium Density Residential (4-8 du/ac) with a permitted density bonus of 1.7 additional units per acre, the project will be consistent with the General Plan and State laws. ENVASS.013 10 �� Environmental Assessment. The development, as currently envisioned by the applicant, will involve the construction of 91 apartments and an 1,865 square foot recreation/office building. There will be scattered green belt areas throughout the project, interior private streets, open parking spaces, and carports. A masonry block wall will enclose the project. Access will be off of an as of yet unnamed private street off of Calle Tampico, with two points of entry/exit into the project. The current development plans and the location and extent of the planned development correspond to those permitted under the La Quinta General Plan and State law. H. NATURAL. RESOURCES: Environmental Settina. Natural resources as they relate to the project may be grouped in two categories: 1) air and water resources; and 2) resources which will be used in project construction (e.g., aggregate for concrete, metals for steel). The project site does not contain any mineral resources designated as significant (SMARA - Significant Mineral Aggregate Resource Area) by the State of California Division of Mines and Geology. Air and water resources are discussed in Sections B and C respectively. Environmental Assessment. The only anticipated use of natural resources for this project is in the construction phase: of the proposed improvements. Concrete, fill dirt, steel, wood, and other materials may be used in the construction. No significant impact from the use of these materials on the supply of these; resources is anticipated. No feasible mitigation is recommended on this issue. I. RISK OF UPSET Environmental Setting. The site will be subject to earthquake hazards in the region, as discussed in Section A. The site is not identified as a hazardous waste site. Environmental Asses<.;ment. No risk of upset is foreseen during the construction or for the on- going operation of the; apartments. Hazardous substances will either be minimal or non-existent at the project site. The construction waste will be required to be cleaned up and properly disposed of off -site. No other mitigation is deemed necessary. MITIGATION: 1. All construction debris and waste will be properly disposed of. J. POPULATION: Environmental Setting. The City of La Quinta was estimated by the California Department of Finance to have 16,800 persons as of January 1, 1994. There are presently no persons living on the project site. According to the State Department of Finance, the average household size in January, 1994, was 2.85 persons per unit. The population of La, Quinta increased from 7,464 in 1986 to 11,215 in 1990 (an increase of 50.3 %). In terms of the labor force in 1986, retired persons comprised 10.2 % of the population of La Quinta. It is presumed that the retired age population will increase slightly. Environmental Assessment. The proposed project could result in increased population due to new housing development. ENVASS.013 The proposed project;, as currently envisioned, will involve the construction of 91 apartments and an office/club house. The apartments will be occupied by senior citizens who meet certain income criteria. There will be nine two bedroom units and 82 one bedroom units. One of these units will be a caretaker unit attached to the clubhouse. Working with the assumption that the population of this project will consist of 1.5 persons per one bedroom apartment and two persons per two bedroom apartment, the projected total population will be 141 persons. It is projected that there will be full occupancy shortly after the project is completed as there is a need for senior housing in the City of La Quinta. There are no other senior only housing developments within La Quinta. City staff has already received several inquiries from senior citizens about a waiting list for occupancy. K. HOUSI'NG: Environmental Setting. The State Department of Finance estimates the City's housing stock at 8,152 dwelling units (5,263 single family detached, 2.161 single family attached, 481 multi -family units, and 247 mobile homes) as of January 1, 1993. There are no residential units located on the proposed project site that would be displaced by the proposed development. Environmental Assessment. The proposed senior apartment development will have no direct adverse impacts on the number and availability of housing units in the City. There are no housing units on or near the project site that would be physically displaced by the proposed project. The construction of the 91 apartments represents an increase of slightly more than 1 % over the existing number of units in the City. The construction of the apartments will partially fulfill the City's requirements for low to moderate income housing as mandated by the State. No mitigation is required. L. TRAFFIC/CIRCULATION: Environmental Setting. Washington Street is the major north -south arterial providing primary regional access into the City of La Quinta. Access to the proposed project site is provided from Calle Tampico, and is approximately 600 feet west of Washington Street„ Calle Tampico is designated as a primary arterial. The project will be assessed by an as of ;yet unnamed collector road to be constructed along the west boundary of the project site. This collector access road will be a private street. Environmental Assessment. Implementation of the proposed project will result in additional vehicular movement along City streets. It is anticipated that the construction of 91 units will generate up to 527 vehicle trips per day, which will be directed to and from the future access road south to Calle Tampico. There will be no sharp turns or curves created with the construction of the future access road. The road will curve around the northwestern perimeter of the project to provide access to future projects to the north and west of the apartment project. This new road will be built to the current design standard as required by the City's Engineering and Public Works Department. Infrastructure improvements will be required within existing rights -of -way. Construction activities may also cause temporary roadway or route obstruction which could interfere with emergency responses by fire fighters and police officers. These impacts are not expected to be ENVASS.013 12 i`�r .l different from those typically resulting from new construction. Development of the proposed project will not block access to any adjacent parcel. The project will not require additional parking facilities beyond those planned for within the project. Each proposed unit will have open parking space and one carport covered space. Four additional open guest parking spaces will be located near the recreation/office building. Pedestrian access into the project will be provided by two walk-through gates placed on the cul- de-sacs immediately north of Calle Tampico. Paved walkways will provide access from these gates to the sidewalk along the north side of Calle Tampico. A Sunline bus turnout will be located a few yards to the east of the apartments. The proposed project will not result in direct impacts on waterborne, rail, or air traffic. The project does not involve any modification of these transport facilities. The City is not located adjacent to a port or harbor facility. Existing rail operations are approximately six miles to the north of the project site and will not be affected. The City is not located adjacent to any airport facilities. The nearest: airports are the Thermal Airport to the east, and Bermuda Dunes Airport to the north in Riverside County. M. PUBLIC SERVICES: Environmental Assessment. There are no anticipated significant impacts to fire or police protection, schools, or park facilities as a result of the project development. It is possible that there could be some increase in police calls and fire/rescue calls, however, increased fire and police protection have been planned for in the General Plan to meet the projected needs of the City. The City of La Quinta contracts with the Riverside County Fire Department for fire protection and rescue services. The Riverside County Fire Department will review the proposed building plans for compliance with fire code regulations relating to access and exits, fire sprinklers and alarm systems, fire resistive construction, fire flow, and other fire and life safety and prevention measures. Final fire flow will be based on the size of the buildings and their relationship to adjacent structures, property lines, and type of construction. The City of La Quinta contracts with the Riverside County Sheriffs Department for police protection and law enforcement services. A Sheriffs substation is located at the Civic Center. Very little impact on this service is anticipated. The City of La Quinta is served by the Coachella Valley Unified School District and the Desert Sands Unified School District. The proposed project is within the Desert Sands Unified School District. The apartment project will be limited to senior citizen residents, therefore, there will not be an impact to the school system. The proposed project will involve the construction of a private road system. The proposed development is not anticipated to have an impact on government road maintenance services. Future development will lead to increased demand for library services, site inspections, and other City services. 'This service demand will be incremental and is not anticipated to result in any significant adverse impacts. No mitigation is necessary. ENVASS.013 13 R N. ENERGY: Environmental Setting. The La Quinta General Plan states that utility companies are aware of the future needs of the City of La Quinta and are prepared to provide necessary services subsequent to infrastructure upgrades by others. The City is served by the Imperial Irrigation District for electric power services and by the Southern California Gas Company for natural ,gas service. Coachella Valley Water District provides water, sewer, and flood control services. Environmental Assessment. The proposed project will require power and natural gas but these amounts are not expected to represent significant amounts of each utility company's capacity. The City is not located within a Significant Mineral Aggregate Resource Area nor is it in an area with active mineral extraction activities. The proposed Seasons, apartment project will increase the demand for energy but is not expected to consume energy or resources in a wasteful manner. The proposed development will be required to comply with Title 24 requirements related to energy conservation. Daily electrical consumption is projected to be 1.117 kilowatts. Natural gas consumption is projected to be 11,876 cubic feet per day. MITIGATION: 1. Design and construction shall comply with Title 24 energy conservation requirements. O. HUMAN HEALTH: Environmental Setting. Residential uses in the City are inspected by the City ]Building and Safety Department and the Riverside County Fire Department during construction for compliance with fire safety codes, in order to reduce the potential for urban fires in the City. The City of La Quinta contracts with the Riverside County Fire Department for fire protection and emergency services. Environmental Assessment. The residential development is not expected to create any health hazards in the project: area. The development will be required to conform to zoning standards and all applicable health and safety codes. The City is susceptible to earthquake hazards in the region. Groundshaking and surface rupture can cause the accidental spill of hazardous materials and expose residents and workers to potential contamination. Implementation of the proposed project would increase the resident population that would be exposed to hazardous materials in the case of accidental release to toxic substances. The proposed project is located within an urbanizing area. No wilderness or chaparral areas are located within the surrounding area. No wildfire risk is anticipated or envisioned with the implementation of the proposed project. ENVASS.013 14 q� MITIGATION: 1. Regularly scheduled inspections by the Fire Department and City Building Inspectors shall be conducted during construction of the apartments and recreation/office building. P. AESTHETICS: Environmental Setting. The project site is located north of the Village area of La Quinta. The topography is relatively flat and there are existing unobstructed views in all directions from the project site. Environmental Assessment. The existing viewsheds in proximity to the project site include urban, open desert, and mountain in nature. No significant viewshed will be blocked by the development proposed to occur within the project. However, open space views from adjacent land uses may be blocked by the proposed development. The apartments will be one story in height, as well as the recreation building. The proposed project will add architectural bulk and height to the existing urban area. The proposed buildings will be one story with red tile roofs and stuccoed exterior walls painted in neutral tones. A decorative masonry block wall will surround the project on its perimeter. MITIGATION: 1. All development will comply with the approved plans subject to the Conditions of Approval relating to height, design, exterior materials and color. Q. RECREATION: Environmental Setting. The City of La Quinta provides recreational services through City parks, programs, and organized activities. The Coachella Valley Parks and Recreation District owns and maintains the Village Park in La Quinta. The proposed project site is located across the street from the City's Senior Center currently under construction. Fritz Burns Park is located approximately one -quarter mile southwest of the project site. The Sports Complex is located approximately one-half mile to the northeast of the project. Several other City parks are located throughout the City. The Village Park, under the jurisdiction of the Coachella Valley Parks and Recreation District, is located approximately one - quarter mile to the southwest. Environmental Assessment. The apartment project will contain on -site recreation amenities that include a swimming pool, open patio area, recreation building, and open grass areas. The recreation building will feature a lounge with fireplace, large multipurpose room, restrooms, laundry room, and management offices. The developer states that there will be recreation programming at the recreation building such as classes, health screenings, and activities. The project is not anticipated to adversely impact the existing recreation facilities. Residents are anticipated to participate in the on -site recreation activities and those at the Senior Center. No mitigation is necessary. ENVASS.013 15 't R. CULTURAL RESOURCES: Environmental Setting. The City of La Quinta has many archaeological and several historical sites. There are several publications describing the prehistory and the history of La Quinta. Environmental Assessment. The project site is located in the central portion of the City. Many archaeological sites are found within a one -mile radius of the project. Nearby archaeological sites have yielded pottery remains, faunal bone material, human creations, lithic artifacts, and bedrock processing stations among other features. Because of the numbers of archaeological sites nearby, the potential for the discovery of additional sites is high. MITIGATION: 1. An archaeological survey and archival search shall be conducted for the project site by a professional archaeologist with knowledge of the local archaeological resources. Two copies of the report shall be submitted to the Planning and Development Department for review and approval. The Coachella Valley Archaeological Society and the Torres Martinez Tribal Councils shall be given the opportunity to review and comment on the report. A copy of the final report shall be deposited with the Eastern Information Center at the University of Riverside. Recommendations contained in the report shall be implemented in compliance with CEQA Appendix K and other applicable local and State laws. IV. MANDATORY FINDINGS OF SIGNIFICANCE A. The apartment project will not degrade the environmental quality in any significant level. Long term benefits in the way of housing will be accommodated by the proposed improvements. There are no cumulatively significant impacts that cannot be satisfactorily mitigated to a level of nonimportance. The project will improve the housing stock for the City when it is constructed. Based on the findings, the Lead Agency has determined that the mitigation measures recommended in this document and required by City regulations, will eliminate or reduce any potential adverse impacts identified. Wherever possible, these impacts should be reduced to a level of insignificance as defined by CEQA. The Initial Study Checklist is found in Section VI of this report. V. LIST OF REFERENCES A. La Quinta General Plan 1992: Master Environmental Assessment. City of La Quinta, California. B. La Quinta General Plan 1992: City of La Quinta, California. C. Initial Study/Environmental Assessment 94-280, May 19, 1994: The Seasons Senior Apartments. City of La Quinta, California. D. U.S.D.A. Soil Conservation Service: Soil Survey of Riverside County, California, Coachella Valley Area. E. Riverside County Comprehensive General Plan 1985: Riverside County. ENVASS.013 16 Attachmer CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 94-014 - THE SEASONS JUNE 14, 1994 PLANNING & DEVELOPMENT DEPARTMENT: 1. The development of this site shall be generally be in conformance with the approved exhibits contained in the file for Conditional Use Permit 94-014, unless otherwise amended by the following conditions. 2. The approved conditional use permit shall be used by June 30, 1996; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading, which is begun within the two year period and thereafter diligently perused to completion. A time extension request can be submitted to extend the project for an additional one year period if the request is made one month prior to expiration of the case. 3. All applicable conditions shall be complied with as necessary. 4. An exterior lighting plan for the parking area, perimeter wall, entrys, and buildings shall be approved by the Planning and Development Department prior to issuance of a building permit. Lightiing fixtures shall be shielded to eliminate glare on the adjacent streets. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control). Applicant shall submit plans for street lighting along roads, for review and approval by the Planning and Development Department. 5. Separate recycling bins shall be provided within a masonry enclosure with location subject to approval of the Planning and Development Department. 6. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of a future building permit. 7. Construction shall comply with all local and State building code requirements in effect at the time of issuance of a building permit. 8. Final landscape and irrigation plans shall be approved by the Agricultural Commissioner and the Coachella Valley Water District, prior to issuance of a building permit. 9. Applicant shall work with the City of La Quinta Planning and Development Department to provide coordination of landscape planting along the south perimeter of the project. CONAPRVL.127 Conditions of Approval CUP 94-014 - The Seasons la. The exterior building colors and materials shall match those submitted in Exhibits "M-C 1", "M-C 211, "M-C 3", and "M-C 4" unless otherwise approved by the Planning Commission. 11. All roof mounted equipment shall be screened from view at all sides by design of the apartments. All ground mounted mechanical equipment shall be screened from view by methods approved by the Planning and Development Department. 12. All dwelling units within the project shall be single story (maximum 17-feet) including the recreation/management building. 13. All roofing material within the project shall be clay or concrete tile barrel. The color of the roof tiles shall be consist of desert hues. 14. All residences/dwellings are required to have illuminated building address number per the La Quinta Municipal Code. 15. Prior to final building inspection approval, the permittee shall construct a minimum six (6) foot high decorative masonry wall along the perimeter property lines as indicated on the site plan. The exterior side of all masonry walls shall be surfaced with a protective coating that will facilitate the removal of graffiti. The required wall shall be subject to the approval of the Director of Building and Safety and the Planning and Development Department, and shall be shown on all grading and landscaping plans. 16. Prior to final building inspection approval, the swimming pool shall be properly enclosed with minimum five (5) foot high fencing and self -latching gates in accordance with the directives of the County Health Department. The swimming pool shall be in compliance with the requirements of the State Architecture for access by physically -handicapped persons. 17. Prior to final building inspection approval, all new electrical telephone and television services, except electrical lines rated 35kV or greater, within the property subject to this permit shall be installed underground as approved by the affected utility. 18. No signs are approved pursuant to this conditional use permit. Prior to the installation of any on -site; advertising or directional signs, a signing plan shall be submitted for approval of the Planning and Development Department pursuant to the requirements of the Zoning Ordinance. 19. Prior to issuance of building permits, four (4) copies of a certified acoustical study performed by a professional acoustician outlining methods by which interior sound levels within the principal buildings of the proposed use will be maintained at no more than 45 CONAPRVL.127 Conditions of Approval CUP 94-014 - The Seasons db(A) and that airborne sound insulation methods will comply with Chapter 35 of the U.B.C. The report shall be submitted to the Planning and Development Department for review and comment prior to approval. Prior to final building inspection, project construction and design shall comply with the recommendations of the approved acoustical study. 20. The project site plan and landscaping plan shall be restudied to incorporate the following features: A. Create walk-through gates accessing the sidewalk along Calle Tampico, one at each of the two southern -most cul-de-sac streets. B. Provide masonry block trash enclosure and recycling enclosure as required by Waste Management of the Desert and the City. 21. The final construction plans shall be provided to the Planning and Development Department for review prior to issuance of a building permit. 22. The trash enclosure gates should be solid metal and hung on four inch freestanding steel posts. The enclosure shall be a minimum height to provide visual screening. CITY FIRE MARSHAL 23. Water mains shall be capable of providing a potential fire flow of 2500 gpm and the actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for two hours duration at 20 psi operating pressure. 24. A combination of on -site and off -site Super fire hydrants, (6" X 4" X 21/2") on a looped system, will be located not less than 25-feet or more than 165-feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 25. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 26. Prior to issuance of building permit the applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet fire flow requirements. Plans shall be signed/approved by a registered civil engineer and 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. " CONAPRVL.127 3 i�Pi Conditions of Approval CUP 94-014 - The Seasons 27. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 28. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for property placement of equipment. 29. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over -ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16-feet with a minimum vertical clearances of 15-feet. 30. Directory display boards will be required adjacent to each roadway access to the development. These shall be an illuminated diagrammatic representation of the actual layout which shows name of complex, all streets, building designators, unit numbers, and fire hydrant locations within the complex. These directories shall be a minimum 4-feet by 4-feet in dimension. Addressing of buildings and units shall conform to the Riverside County Addressing Policy. Additional information and details may be obtained by contacting the Fire Department Planning and Engineering staff. 31. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 32. If the recreation building facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 33. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. ENGINEERING DEPARTMENT: 34. If the applicant desires to phase improvements, phasing plans shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to issuance of any grading permit for the development. The applicant shall develop phases in the order of the approved phasing plan. Improvements, required of each phase shall be complete prior to issuance of Certificates of Occupancy within the phase unless otherwise approved by the City Engineer. CONAPRVL.127 Conditions of Approval CUP 94-014 - The Seasons 35. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Planning and Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) 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 approvals and signatures on the plans. Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. IMPROVEMENT AGREEMENT 36. The applicant shall construct, or enter into a secured agreement to construct, and make any required reimbursements for, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of any grading permit for the development. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 37. If improvements are phased, off -site improvements (ie: streets) and common -area improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed, secured or reimbursed prior to approval of any grading permit unless otherwise approved by the engineer. The City Engineer may consider proposals by the applicant to stage the installation of off -site and common -area improvements with development of two or more phases within the tentative nnap. 38. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this development include: CONAPRVL.127 Conditions of Approval CUP 94-014 - The Seasons A. Half of 36' street improvement to the portion of the north exterior road lying east of the north access road to this development. B. The applicant's proportion of the cost of the traffic signal at Calle Tampico and Desert Club Drive as outlined below. DEDICATIONS 39. The applicant shall dedicate 10-foot-wide public utility easements contiguous with and along both sides of all private streets. 40. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the: following street rights of way: 40. Calle Tampico - 20' Minimum widths may be used as average widths for meandering wall designs. Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. 41. The applicant shall vacate vehicle access rights to the following streets from lots abutting the streets: A. Calle Tampico B. The west and north exterior roads Access to these streets shall be restricted to street intersections and approved emergency access locations. 42. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 43. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. TRACT DESIGN 44. The requirements of the City's off-street parking ordinance shall be met concerning all supplemental accessory facilities. CONAPRVL.127 6 \i 4� Conditions of Approval CUP 94-014 - The Seasons 45. The applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning and Development Department. GRADING 46. Prior to disturbance of ground cover on the project site or any construction access or staging areas, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. The plan shall address dust control during construction and permanent ground surface stabilization following construction. In accordance with Chapter 6.10, 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. 47. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 48. The applicant shall comply with the City's flood protection ordinance. 49. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 50. A grading plan shall be prepared by a registered civil engineer. The plan shall be submitted on 24" x 36" media and must meet the approval of the City Engineer prior to issuance of any grading permit within the development. The grading plan shall conform with the recommendations of the soils report and shall be certified as, adequate by a soils engineer or an engineering geologist. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad, state the pad elevation approved on the grading plan, the as -built elevation, and, shall clearly identify the difference, if any. The data shall be organized by lot number and shall be cumulative if the data are submitted at different times. DRAINAGE 51. The applicant shall participate in the cost of the regional storm retention facility to be constructed to the north of this development including the cost of land and of the evacuation pumping system. The applicant's share of the cost will be determined by the City and will be based on this development's contribution to the total capacity of the facility. CONAPRVL.127 7 � f „k Conditions of Approval CUP 94-014 - The Seasons 52. The development shall be graded to permit storm flow in excess of improved conveyance capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining; property at locations that have historically received flow. 53. Storm water nun -off produced in 24 hours during a 100-year storm shall be conveyed in an approved manner to the regional retention basin to be located north of the development. 54. The design of the development shall not cause any change in flood boundaries, levels or frequencies in any area outside the development. UTILITIES 55. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 56. In areas where: hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 57. Improvement ,plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Plans shall be submitted on 24" x 36" media. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading, including site and building construction traffic. The minimum pavement sections shall be as follows: Residential& Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" If the applicant proposes to construct a partial pavement section for use during development, the partial section shall be designed with a strength equivalent to the 20-year design strength„ CONAPRVL.127 Conditions of Approval CUP 94-014 - The Seasons 58. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 59. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond development boundaries. 60. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. Calle Tampico - Reimburse City for the cost of Calle Tampico improvements (street, drainage, landscaping, and undergrounding of electric facilities) on the applicant's half of the street from the center of the west exterior road to the east end of this development. 2. Traffic signal at Calle Tampico and Desert Club Drive - participate in proportionate share of the cost to design and construct of the signal. The share shall be based on traffic study approved by the City. 3. West exterior road - full street improvements, 32' wide curb face to curb face, from Calle Tampico to the north exterior road. 4. North exterior road - full street improvements, 36' wide curb face to curb face, from the west exterior road to the north access road to the development, including intersections. B. ON -SITE, STREETS 1. Private Residential - 32 feet wide 61. Access points and turning movements of traffic shall be restricted to those shown on the plot plan received by the City on May 25, 1994. LANDSCAPING 62. The applicant shall provide landscape improvements in the setback lots along the following streets: A. Calle Tampico CONAPRVL.127 9 Conditions of Approval CUP 94-014 - The Seasons B. West exterior road C. East exterior road The applicant :is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 63. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 64. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 65. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. The precise location and character of any required turnout and shelter shall be as determined by Sunline Transit and the City Engineer. QUALITY ASSURANCE 66. The City is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 67. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 68. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. t �> CONAPRVL.127 10 _ Conditions of Approval CUP 94-014 - The Seasons MAINTENANCE 69. The applicant shall make provisions for continuous maintenance of landscaping and related improvements in landscaped setbacks, retention basins and other common or public areas until those areas have been accepted for maintenance by the City's Landscape and Lighting District or a homeowner's association (HOA). The applicant shall maintain all other improvements until final acceptance of improvements by the City Council. FEES AND DEPOSITS 70. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS 71. Plans for grading, drainage, streets, pedestrian/bike facilities, gates, common parking areas, parks, lighting, landscaping & irrigation, and perimeter walls are not approved for construction until they have been signed by the City Engineer. 72. Prior to issuance of Certificates of Occupancy for buildings within the development, the applicant shall install traffic control devices and street name signs along access roads to those buildings. SPECIAL: 73. The State Fish and Game fees shall be paid within 24-hours after review of the case by the City Council. 74. This property is located within the Coachella Valley and all landscape planting shall comply with the requirements of the State Agricultural Code and the directives of the Riverside County Agricultural Commissioner. All landscaping plans submitted to the Planning and Development Department shall include the following notation: "WARNING: Plant material listed may or may not have been approved by the Agricultural Commissioner's office. Landscape contractor, please contact the developer for the status of the Agricultural Commissioner's approval or denial. Plant material not conforming with quarantine laws may be destroyed and civil action taken. All plant material is subject to inspection at the discretion of the Agricultural Commissioner's office. All plant material must be free from Red Scale (Aonidiella aurantii)." 75. The City shall retain a qualified archaeologist, with the developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. CONAPRVL.127 I 1 Conditions of Approval CUP 94-014 - The Seasons The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for testing; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary results show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/representative(s) shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 76. The applicant shall retain a qualified biologist with expertise in the desert environmental, to conduct a field survey of the project site. A professional report shall be submitted to the Planning and Development Department for review and approval. Recommendations for mitigation shall be implemented where feasible. 77. All apartment units must be handicapped "adaptable" per Section 3103A(n)3 of the State Building Code. 78. Five blueline copies of the carport elevations and one colored elevation shall be submitted to the Planning and Development Department for review and approval. CONAPRVL.127 12 Attachment 7 PLANNING COMMISSION RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF 90 SENIOR CITIZEN APARTMENTS, CARETAKER UNIT, AND RECREATION BUILDING CONDITIONAL USE PERMIT 94-014 E. G. WILLIAMS DEVELOPMENT CORPORATION/ CITY OF LA QUINTA REDEVELOPMENT AGENCY WHEREAS, the Planning Commission of the City of La Quinta did on the 14th day of June, 1994, hold a duly noticed Public Hearing to consider the request for a conditional use permit to allow the construction of a senior citizen apartment project known as the "Seasons". The site is located on Calle Tampico, west of Washington Street, more particularly described as: A PORTION OF THE SOUTH HALF OF THE NORTHWEST 1/4 OF SECTION 6, TOWNSHIP 6 SOUTH, RANGE 7 EAST, S.B.B.M. WHEREAS, said conditional use permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) (Resolution 83-68 adopted by the La Quinta City Council) in that the Planning Director has determined that after an Initial Study, the project will not have a significant adverse effect on the environment and that a Negative Declaration should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of said Conditional Use Permit: 1. The proposed use will not be detrimental to the health, safety, or general welfare of the community. 2. The Conditional Use Permit, as conditioned, is consistent with the approval and conditions of which this site is a part of. 3. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements and intent or the R-2-4000 Zone of the City. 4. That the environmental impacts associated with the development of this project can be mitigated through the approval conditions imposed upon it. RESOPC.135 1 5. That the proposed project will provide 90 apartments for senior citizens who qualify based on income. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission on this case. 2. That it does hereby approve Conditional Use Permit 94-014 for the reasons set forth in this resolution and subject to the attached conditions, labeled Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14th day of June, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.135 z KATIE BARROWS Chairwoman City of La Quinta, California Cc MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, California May 24, 1994 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:00 P.M. by Chairwoman Barrows. Commissioner Adolph led the flag salute. H. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Adolph, Ellson„ Abels, and Chairwoman Barrows. B. Commissioners Abels/Ellson moved and seconded a motion to excuse Commissioner Marrs. Unanimously approved. C. Staff Present: Planning Director Jerry Herman, City Attorney Dawn Honeywell, Senior Engineer Steve Speer, Principal Planner Stan Sawa, Associate Planner Greg Trousdell, and Department Secretary Betty Sawyer. D. Commissioners Ellson/Abels moved to amend the agenda to place Public Hearing #3 (Plot Plan 93-495-Simon Plaza) as Item #1 and reorganize the agenda accordingly. Unanimously approved. III. PUBLIC HEARINGS - A. PLOT PLAN 93-495; a request of Simon Plaza for a one year extension of time for a commercial project at the southeast corner of Washington Street and Highway 111. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Adolph asked staff what the status of the street dedication was. Staff stated the dedication had not taken place as of yet but the street dedication would have to take place prior to any building permits being issued. PC5-24 Planning Commission Minutes May 24, 1994 3. Commissioner Adolph asked if the restaurant planned for the corner was still required to have the two copulas on the top of the building and if the signage would remain the same. Staff stated all the conditions originally approved would remain. 4. Commissioner Ellson asked if the project could be built in phases. Staff stated it could as long as it met all the conditions. 5. Commissioner Ellson asked if the upper level patio would have a trellis cover. Staff stated the original approval did not require a trellis patio cover. 6. There being no further questions of staff, Chairwoman Barrows opened the public hearing. Mr. Mark Moran, representing the applicant, addressed the Commission regarding the project and the concerns they had with the modified conditions. In particular was an objection to Condition #38, in place of Condition 39. 7. Mr. Paul Seltzer, co-owner in the project, elaborated on the objections to Conditions #38, #40, #42, #43, and #44. Mr. Seltzer stated the project did not cause the problem for the widening of the street. They had paid to put the street in once and they should not be required to do it again. 8. City Attorney Dawn Honeywell explained the conditions were added to the project as this was a new development that came after a circulation specific plan was adopted by the City. She further stated that only the City Council can waive any costs by entering into a Development Agreement or Owner Participation Agreement with the Redevelopment Agency. 9. Mr. Seltzer reiterated that the Planning Commission and City Council approved Condition #39 last year and he can't understand why it cannot be done again with this request. Discussion followed as to why the street is being widened and who is responsible for that widening. 10. Mr. Fred Simon, co-owner, addressed the condition regarding the funding of the street improvements as required by Condition #38. He stated that if the additional costs of the street improvements are placed on the project he will be unable to fiend the project and it will not be built. 11. Assistant City Engineer Steve Speer stated that since the City had not been able to widen Washington Street for two years and since Simon Plaza had been unable to get their project started, staff went to the City Council to discuss the widening of Washington Street in two phases. The City would fund the first phase and Simon Plaza would incur the cost of the second phase. PC5-24 2 Planning Commission Minutes May 24, 1994 12. Commissioners Ellson and Abels asked staff to clarify what the difference was between Conditions #38 and #39. Staff stated the difference was in regard to how much of the street Simon Plaza would be required to improve. Whether it would be all of the right-of-way east of the centerline for Washington Street or, east of the curb and gutter improvements and contiguous to the project site. Discussion followed relative to those improvements. 13. There being no further public comment, Chairwoman Barrows closed the public hearing and opened the matter for Commission discussion. 14. Following the discussion, it was moved and seconded by Commissioners Ellson/Barrows to adopt Minute Motion 94-015 to recommend a one year extension of time for Plot Plan 93-495 as conditioned. Unanimously approved. Commissioner Abels withdrew from the Chambers due to a possible future conflict of interest on the following item. B. PLOT PLAN 94-522; a request of DoDco Construction Services for approval to develop a two story retail/office building in the C-V-C Zone on a 0.37 acre site. 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Adolph asked what the sign program was for the project. Staff explained the sign was to be painted on the southeast corner of the upper floor of the building. Discussion followed regarding the lettering and size of the sign. 3. There being no further comments of staff, Chairwoman Barrows opened the public hearing. Mr. Dan Featheringill addressed the Commission regarding the project and stated they were able to modify the sign if the Commission so desired. He further stated his concern regarding the condition to require French doors in the rear of the building as this would be a security problem. Mr. Featheringill went on to explain his development request. 4. Mr. Greg Butler, draftsman for the project, stated his objections to requiring decorative ceramic tile around the door frames and display windows on the north elevation. The Pueblo style architecture does not PC5-24 3 Planning Commission Minutes May 24, 1994 use decorative tile around the door openings. As they were an office building and not a retail building, there would be no need for display windows. He further stated his objection to the requirement for a pedestrian access through the building as the building was only 75 feet from Desert Club and the Specific Plan called for a mid -block accessway. At the present time there is one possible tenant for the lower floor but, if the accessway is required they would lose that tenant. 5. Commissioner Adolph questioned why the windows, doors, and columns were not balanced on the second floor. Mr. Butler stated that this was an orthographic view and on each floor the windows and doors were symmetrical. The design was based on the leasable spaces inside the building. 6. Commissioner Adolph questioned the building being offset from Anchovie's Pizza to the west and the building did not tie together and was not compatible with the neighboring buildings. 7. Commissioner Adolph inquired why peeled logs were being used. Mr. Butler stated they were using the logs to keep with the Pueblo look. Discussion followed as the style being a departure from what is there. Commissioners asked for a site plan and street view elevation that showed the neighboring building(s) in relation to the proposed building. 8. Commissioner Ellson stated this design was a complete departure from the Village theme. The building was too much of a deviation from what is there. The windows needed to be in balance along with the columns. She further stated the vehicle access needed to be from the alley rather than from Desert Club as there was no way to turn around without backing out of the deadend parking lot. Commissioner Ellson further stated the windows were all on the south side and provided no sun protection. In addition, there were no windows on the north side. She questioned the stairway as to the materials to be used and asked that more detail be given. The columns on the north should be over each other and not in front of the doorways. The plans call for Palo Verde trees as the shade trees for the project but there doesn't appear to be enough space for the tree at the southeast corner of the site. She stated her concern that the two story overhang may not be earthquake proof. Mr. Butler explained the landscaping plan and stated they had no objection to the staff recommendation for a raised planter on Calle Estado. He went on to address some of the issues raised. PC5-24 4 Planning Commission Minutes May 24, 1994 9. Chairwoman Barrows stated her concern for window treatment on the south elevation and encouraged windows on the north side as well. She would like the windows recessed 12-inches into the Calle Estado facade. ]Mr. Butler stated they had planned on recessing the windows 3-inches. 10. :Mr. Dan Featheringill asked the Commission to give him an indication of whether they would approve the variance before he went to the cost of drawing new plans. Commissioners stated they had no objection to the 'variance request but the building needed to be redrawn. 11. Commissioner Ellson again asked if the parking entrance could be from the alley. Mr. Featheringill stated if he were to do this he would lose the required number of parking spaces needed. Discussion followed regarding the circulation pattern of the parking lot and whether the variance could include the reduction in parking spaces. 12. Commissioner Adolph asked if the parking could be tied in with Anchovies. Mr. Featheringill stated Anchovie's parking was angled and would not be conducive to his needs. 13. Chairwoman Barrows asked that the applicant make the Pueblo design match more with the existing buildings and align the windows, doors, and columns on the buildings two floors. 14. Commissioner Adolph asked if staff had any objections to not requiring the pedestrian access. Staff stated they had no objection. Discussion followed regarding how to open the parking lot access to the alley. 15. Commissioner Adolph asked if the landscaping plan would come back before the Commission. Staff stated it would. 16. There being no further discussion, it was moved and seconded by Commissioners Ellson/Adolph to continue Plot Plan 94-522 and Variance 94-025 to the next meeting of June 14, 1994. Unanimously approved with Commissioner Abels abstaining. Commissioner Abels rejoined the Commission. C. PRECISE PLAN 94-846 (THE CLASSICS AT TOPAZ); a request of Century/Crowell Communities for compatibility review of new model homes for the Topaz project (Tract 23935). PCS-24 Planning Commission Minutes May 24, 1994 1. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Planning and Development Department and showed a video of the area. 2. Commissioner Adolph asked who put the landscaping in on the existing units. Staff stated the developer did. 3. Commissioner Ellson asked who installed the original building trellises on the existing homes. Staff stated it was an option offered by the developer but required by the City in 1991 and 1992. 4. There being no further questions of staff, Chairwoman Barrows opened the public hearing. Mr. Dennis Cunningham, representing Century/Crowell, gave a history of the project and noted they had been working with the staff and homeowners in the area to come to a workable solution for the development needs. 5. Mr. Ed Munson, Topaz resident, stated his objections to the new units. He stressed the need to have the same architectural features as the existing units. He further stated the smallest unit (Plan 2X) should be eliminated, the gabeling was essential for the houses, the back elevation was flat with no detailing, 3-car garages were needed and, the guest houses should be continued as well as additional window detailing. 6. Mr. Lance Eldred, Topaz resident, stated he was in favor of growth for the tract but wanted responsible compatible units. His concern was for the product mix and allow the guest house as an option and consider a sign to distinguish between the two homes such as "The Estates" (existing) and "The Classics" (new). 7. Commissioner Adolph asked Mr. Eldred is there was a Homeowners' Association. Mr. Eldred stated there was only an architectural committee controlled by the developer until such time as they turn it over to the homeowners. They do have CC & R's. Discussion followed regarding Ordinance 242 and whether or not the original Plan 4 included or excluded the guest cottage in the square footage sizing issue. 8. Mr. Robert Tyler, Topaz resident, stated his objection to the proposed units that they were not compatible with the existing units. He did not understand why Acacia could build comparable units and make a profit and Century could not. He stated that as the houses are laid out on the lots in the La Quinta Vistas area, the headlights from passing cars created a glare for the units in the cul-de-sac. PC5-24 6 Planning Commission Minutes May 24, 1994 9. Mr. Thomas Mulcahey, Topaz resident, stated he did not feel the homes looked like the existing units. He asked if two story units would be built behind or next to single story homes. 10. Mrs. Flannery, Topaz resident, stated her concern that a two story unit would be allowed behind her one story home. Staff explained that as they are conditioned they would not be able to build a two story behind her house. 11. Mrs. Jeannie Plantz, Topaz resident, stated her concern that the proposed units do not reflect the existing units. She also would like the signage to show the existing homes are "The Estates" to help increase their property values. 12. Ms. Christine Kutt, Topaz resident, stated that the existing two story units are very imposing from the street and the proposed two story homes are not comparable in size. She felt the name distinction would help. She felt the developer should build what is existing. 13. Ms. Mary Black, Topaz resident, stated she felt the new units would reduce her property values as her house will be next door to one of the new units. 14. Mr. Dennis Cunningham, applicant representing Century/Crowell addressed the Commission regarding the concerns raised by the homeowners. He strongly objected to the Commission regulating the mix as it needed to be dictated by buyer demand. He further stated his objections to Conditions #24, #25, and #28 however, he would be willing to utilize popout windows for the two story units on the rear elevation for detail but, didn't feel it necessary on the one story design as they are not seen from the street. 15. Mr. Ernest Vincent, legal representative for Century/Crowell, stated the market has changed and they needed flexibility with the mix to handle the market changes. He then stated the Compatibility Ordinance does give the Planning Commission the right to set mix but it doesn't have to be the same as the existing. He then asked the City Attorney to explain the Ordinance. City Attorney Dawn Honeywell explained the purpose of the Ordinance and stated the Ordinance is flexible as "compatible" is in the eye of the beholder (i.e., Planning Commission). Discussion followed. PC5-24 7 Planning Commission Minutes May 24, 1994 16. Commissioner Ellson suggested sites to place the "The Estates" tract signs. Mr. Cunningham stated it was difficult to come up with an appropriate location based on the placement of the existing homes and future homes. 17. Commissioner Ellson asked why the developer could not build the same units as is existing. Mr. Cunningham stated he could build the same unit but he would sell it for less than what the existing homeowners paid for theirs and it would hurt their property values. 18. Commissioner Ellson questioned whether pivot garage doors versus sectional doors would be used. Mr. Cunningham stated that studies showed that there was no difference because the length of cars purchased today are shorter. 19. Chairwoman Barrows asked that the developer use 24-inch box specimen trees. Mr. Cunningham stated he should not be required to use the 24- inch box trees for the homes north of the existing homes. Discussion followed regarding trees sizes. 20. There being no further public comment, Chairwoman Barrows closed the public hearing. 21. Chairwoman Barrows asked if Plans 5 and 5L meet the requirements of Condition #24. Staff noted Plan 5 would not since it is a one story home. Discussion followed. 22. Commissioner Adolph expressed concern that the dramatic features on the existing units are not present in the proposed units nor was the balance in the mix what it should be. Mr. Cunningham stated he would built what the market demanded. Commissioner Adolph stated the developer needed to develop a unit mixture similar to the existing Topaz homes. 23. Commissioner Abels stated he sympathized with both sides but due to the lateness of the meeting, the discussion should be continued. He further stated the proposed units needed to be designed closer to the look of the existing units. Discussion followed regarding market demand and unit mix. 24. Commissioner Ellson stated her major concern was for the six lots closest to the existing units. There needed to be more similarity between the houses. PC5-24 8 Planning Commission Minutes May 24, 1994 25. There being no further discussion, it was moved and seconded by Commissioners Abels/Adolph to continue Precise Plan 94-846 to June 14, 1994. Unanimously approved. It was further suggested that the developer meet with staff and existing homeowners and try to come back with plans that resembling the existing units. Mr. Cunningham asked for clarification on the rear elevation. Commissioner Adolph suggested that the developer add trellis work to give some additional depth. Staff pointed out that the existing units have architectural detail on all four sides. IV. PUBLIC COMMENT: None V. BUSINESS SESSION: None VI. CONSENT CALENDAR A. There being no corrections to the Minutes of May 10, 1994, it was moved and seconded by Commissioners Abels/Ellson to adopt the minutes as submitted. Unanimously approved. VII. OTHER - None VIII. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Adolph/Abels to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on June 14, 1994, at 7:00 P.M. at the La Quinta City Hall Council Chamber. This meeting of the La Quinta Planning Commission was adjourned at 11:08 P.M., May 24, 1994. PCS-24 9 0. ??VA -0-apyb; a I �-Cr art demos-s 0- : 140- n V i 0 1 Ann 1 T'.' a t v ... 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