1994 09 13 PC' z �
OF
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
September 13, 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 94-019 (022)
Beginning Minute Motion 94-025
CALL TO ORDER - Flag Salute
ROLL CALL
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.
PUBLIC HEARINGS
1. Item ................ PLOT PLAN 94-530
Applicant ......... Roger Snellenberger
Location .......... East of Dune Palms Road and 1,300 feet south of Fred
Waring Drive
Request ........... Approval of 2-car garages in lieu of 3-car garages for future
homes at Cactus Flower (Tract 24208)
Action ............. Minute Motion 94-
vr- /ar_Frmn
BUSINESS SESSION
1. Item ................ PLOT PLAN 94-529
Applicant .......... Century Homes
Location ........... South of Fred Waring Drive and east of Adams Street
Request ............ Approval of circular driveways and other related matters for
Century Homes at the Rancho Ocotillo Subdivision
Action ............. Minute Motion 94-
2. Item ............... PRECISE PLAN 94-848
Applicant ......... Louis and Kathleen Olson
Location .......... 78-765 Lowe Drive
Request ........... Compatibili review of a two story home in the Acacia
subdivision $hase II)
Action ............ Minute Motion 94-
3. Item ...............
TRACT MAP 26188
Applicant .........
Mr. Dennis Cunningham - Century/Crowell
Location ..........
South of Miles Avenue and 700 feet east of Adams Street
Request ...........
Action
Approval of architectural plans for Tract 26188
............
Minute Motion 94-
4. Item ...............
TRACT 23995
Applicant .........
Inco Homes - Mr. Fred Farr
Location ..........
South side of Miles Avenue and west side of Adams Street
Request ...........
Approval of modification to condition regarding garage doors
for single family tract
Action .............
Minute Motion 94-
CONSENT CALENDAR
Approval of the Minutes of the Planning Commission meeting of July 26, 1994.
OTHER
Commissioner report of City Council meeting.
ADJOURNMENT
-------------------------
STUDY SESSION
Tuesday, September 13, 1994
Study Session Room
4:00 P.M.
1. All agenda items
2. Specific Plan 94-024 and Tentative Tract 28019 - Williams Development Corporation
3. Proposed car wash facility for Y.E.S. Industries
nr, /rr_L'rmn
PH #1
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 13, 1994
CASE: PLOT PLAN 94-530 (COMPATIBILITY REVIEW)
APPLICANT: ROGER SNELLENBERGER (ROGER SNELLENBERGER AND
ASSOCIATES)
REQUEST: APPROVAL OF 2-CAR GARAGES IN LIEU OF 3-CAR GARAGES
FOR FUTURE HOMES AT CACTUS FLOWER (TRACT 24208)
LOCATION: EAST OF DUNE PALMS ROAD AND 1,300 FEET SOUTH OF FRED
WARING DRIVE (SEE ATTACHMENT 1)
ZONING: R-1 (ONE FAMILY DWELLING)
SURROUNDING
LAND USE: NORTH:
EXISTING CACTUS FLOWER HOMES (TRACT 22982)
SOUTH:
VACANT
EAST:
VACANT
WEST:
VACANT
BACKGROUND:
Tract History
Tract 24208 was approved by the City in 1989. The land division subdivided 20 acres into 68
single family lots. This tract is south of the initial Cactus Flower project (Tract 22982) at the
southeast corner of Fred Waring Drive and Dune Palms Road (see Attachment 2). The single
family homes in the initial tract were completed prior to 1992 (± 134 homes).
The Williams Company was the original subdivider and builder of each tract, and the following
is a list of approved house sizes for both tracts.
Plan Tunes
Plan 1 Plan 2 Plan 3 Plan 4
Square feet 1,340 1,612 1,628 1,870
# Bedrooms 3 3 4 4
Garages 3 3 3 3
PCST.009
Plan 5 Plan 6 Plan 7 Plan 8
Square feet 2,057 2,328 1,805 1,731
# Bedrooms 4 4 3 4
Garages 3 3 3 3
In 1993, the applicant purchased Tract 24208 with the intention of completing the partially build
project. Mr. Snellenberger's plans were submitted to the Building Department in October, 1993,
and building permits were acquired in January and March, 1994 for nine homes. The
applicant's grand opening was held in May, 1994. The homes ranged in size from ± 1,340 to
2,213 square feet, and were offered during the opening at $126,900 to $159,900. However,
since May, the developer has increased the size of the smallest unit to over 1,400 square feet
based on the newly adopted Compatibility Ordinance requirements.
Compatibility Review
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. At the present time, there are +46 total single family homes built
in Tract 24208 of which the applicant has built 20 homes. Therefore, ±22 lots remain to be
built on.
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:
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 requests that the Planning Commission examine the
applicant's request because the production units were originally aproved with 3-car garages based
on the Planning Commission's actions in 1990 and 1992.
PCST.OW
1`
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 (1,402 square feet) to the largest (2,328 square feet) of the original
units. Therefore, the minimum house size allowed is 1,400 square feet with the largest house
size 2,558 square feet based on Ordinance 242.
Annlication Request
On July 15, 1994, staff received a request by the applicant to "...to offer two -car garages with
a bonus room in lieu of three car garages as an option in the Cactus Flower subdivision." Mr.
Snellenberger believes that only 50 percent of the remaining 37 single family homeowners might
want this option. The application request would modify the building plans as follows:
3-car garage 2-car garage (option)
Plan 1 1,402 square feet* 1,592 square feet
Plan 2 1,684 square feet 1,834 square feet
Plan 3 1,867 square feet 2,119 square feet
Plan 4 2,025 square feet 2,256 square feet
Note: *The Plan 1 home was enlarged from 1,340 square feet to 1,402 square feet per the
recently adopted requirements of the R-1 Zoning Code.
Public Notice
The project was noticed in the Desert Sun newspaper on September 1, 1994, and notices were
mailed to the tract residents as required by the Compatibility Ordinance. No correspondence
was received from the neighbors prior to completing this report.
C C &. R's/Tract Conditions
The C C & R's for Tract 24208 were recorded in 1990 with the County of Riverside. No
restrictions were placed in the C C & R's to require 3-car garages on all existing or future
homes. Staff has reviewed the tract conditions and there is no reference to the number of garage
spaces required per single family home; therefore, the R-1 Zoning Code standards apply (i.e.,
minimum 2-car garage).
Analysis
The existing compatibility requirements preclude staff from approving any new homes with 2-car
garages, but a private owner, once he purchases his residence from the developer, could convert
a 3-car garage to a 2-car garage. There are only two houses in the Cactus Flower subdivision
that do not have 3-car garages. One home was converted by the property owner after it was
finaled and sold (Tract 22982), and the other unit is used as a model home for the applicant on
Star Flower Trail.
PCST.009
1k.,
Staff supports the applicant's request because the conversion will not adversely affect the City's
Municipal Code which does not mandate a 3-car garage nor does the C C & R's or tract
conditions require a 3-car garage. Additionally, nothing in the City's present code requirements
would preclude a future homeowner from converting his or her 3-car garage to a 2-car garage
after the home was built and sold.
RECOMMENDATION:
By Minute Motion 94- , move to approve Plot Plan 94-530 subject to the attached Findings
and Conditions.
Attachments:
1. Location Map
2. Tract Map Exhibit
3. Letter from applicant
4. Draft Conditions
PCST.009
ATTACHMENT 1
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Phase 1 - Cactus Flower (existing homes finished by Williams Dev.)
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Roger Snellen$erger
MILES AVENUE
CASE MAP
Cactus Flower
Tract 24208 - Plot Plan 94-530
Tract Map Exhibit
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ROGER SNELLENBERGER & ASSOC., INC. ATTACHMENT 3
LAND DEVELOPMENT
55-695 PEBBLE BEACH
LA QUINTA, CA 92253
(619)777-7767
July 15, 1994
Mr. Gregg Trousdell
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Dear Mr. Trousdell:
I would like to request approval to offer two -car garages with
a bonus rooms in lieu of three car garages as an option in the
Cactus Flower Subdivision. I do not anticipate more then 50% of
the home buyers in the remaining 37 units to select this option.
However, I would like to make it available to my prospective
buyers so may I compete with other developments on a equal basis,
such as Topaz, La Quinta Del Ray and Acacia. The square footage
of the units would be affected as follows.
Current W Bonus
Plan 1 1,402
1,592
Plan 2 1,684
1,834
Plan 3 1,867
2,119
Plan 4 2,025
2,256
The additional square footage will have a positive effect on the
city, with increased building fees and larger tax basis due to
higher sales prices.
I would appreciate you presenting my request to add bonus rooms the
next time planning commission meets, I plan to start 15 additional
units in August and I would like to offer this option.
If you have any questions or comments, please call.
Sincerely,
ROGE NELI4FNBERGER ASSOC. INC.
Ro r Snellenberger
President
ATTACHMENT 4
CONDITIONS OF APPROVAL - RECOMMENDED
ROGER SNELLENBERGER
PLOT PLAN 94-530
CACTUS FLOWER (TRACT 24208)
SEPTEMBER 13, 1994
FINDINGS:
1. The architectural aspects of the development will be compatible with and not detrimental
to other existing units in Cactus Flower based on the following conditions.
2. The proposed homes are comparable in size to the existing homes. No impacts are
anticipated provided the minimum house size in the tract is 1,400 square feet or greater.
3. Allowing no more than 26 percent of the homes in Tract 24208 to have 2-car garages
would not seriously impact the neighborhood because a future homeowner could convert
a 3-car garage to a 2-car garage.
GENERAL:
1. No more than 50 percent of the remaining homes to be constructed in Tract 24208 shall
have two car garages (i.e. 18 houses).
2. The garage conversion or bonus room shall be completely finished on the interior to
match the on -site residence.
3. The applicant shall pay all required school mitigation fees for each building site and/or
garage conversion.
CONAPRVL.051
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
DATE: SEPTEMBER 13, 1994
LOCATION: SOUTH OF FRED WARING DRIVE AND EAST OF ADAMS
STREET
REQUEST: APPROVAL OF CIRCULAR DIRVEWAYS (WITH ON -SITE
LANDSCAPING) AND OTHER RELATED MATTERS FOR
CENTURY HOMES AT THE RANCHO OCOTILLO
SUBDIVISION
APPLICANT: CENTURY HOMES (DENNIS CUNNINGHAM)
CASE NO: PLOT PLAN 94-529
BACKGROUND:
On July 26, 1994, the Planning Commission reviewed and approved the applicant's
request to complete the Rancho Ocotillo subdivision. The Planning Commission
approved new single family homes which range in size from 1,804 sq. ft. to 2,728 sq. ft.
A copy of the final Conditions is attached (See Attachment 1).
At the meeting on July 26th, the Planning Commission had lengthy discussion on various
aspects of the project. A majority of the discussion was directed at the circular
driveways and landscaping, the two story homes (lofts), and the grading problem between
this site and La Quinta Palms. Conditions 18, 28 and 36 were imposed to resolve the
associated problems and/or compatibility issues. Conditions 28 and 36 require
additional Planning Commission approval.
On August 31, 1994, staff received information and plans from the developer concerning
his July 26th approval. The first item is an agreement pursuant to Condition 36
between Century Homes and the La Quinta Palms Homeowners (See Attachment 2) was
signed by both parties on July 28, 1994. The Agreement addresses the party wall
between both properties and affects five lots on Century's side of the project. The
Agreement provides a solution to the grade elevation problem whereby Century Homes
will remove the existing garden wall and replace it with a retaining wall (Exhibit B of the
Agreement). The original slope will be eliminated and filled with earth and a new
wrought iron fence will be installed on top of the new retaining wall for aesthetic
reasons. The improvement costs will be borne by Century Homes.
The second matter is the applicant's request to have circular driveways on some of the
homes. Condition 28 requires Planning Commission review if they wish to utilize them.
The applicant's plan is attached (See Attachment 3).
Staff Comments:
Staff has reviewed the applicant's design solution for the proposed circular driveways.
We believe the proposal is consistent with the adopted Conditions of Approval.
Condition 28 does require that the Planning Commission determine the number of
homes that can have circular driveways (subitem 4 of the Condition). The number of
circular driveways should be determined at the meeting. Lastly, staff will comment on
the signed Agreement at the meeting once we have had additional time to examine its
content. However, in our initial review, the document looks acceptable.
RECOMMENDATION:
By Minute Motion, approve the attached plans and signed Agreement as prepared,
provided the City Attorney has reviewed the attached material prior to the meeting, and
the Planning Commission determines the number of circular driveways within the
Rancho Ocotillo subdivision at the meeting.
Attachments
1. Conditions of Approval
2. Signed Agreement
3. Large Plans (Planning Commission only)
ATTACHMENT 1
CONDITIONS OF APPROVAL - FINAL
CENTURY CROWELL COMMUNITIES
PLOT PLAN 94-529
JULY 26, 1994
* Modified by Planning Commission on July 26, 1994
** Added by Planning Commission on July 26, 1994
F:91 I i ► [cf•`f?
1. The architectural aspects of the development will be compatible with and not
detrimental to other existing units in Rancho Ocotillo based on the following
conditions.
2. The proposed homes are comparable in size to the existing 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
pursuant to the requirements of the Compatibility Ordinance.
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. Final irrigation and landscape plans for the project shall be approved by the
Department of Planning and Development.
6. All trees shall be appropriate for our micro -climate (i.e., Zone 13-Sunset
Book) .
7. The requirements of the R-1 Zone Code shall be met during plan check.
8. The requirements of the Compatibility Ordinance (Ordinance 242) shall be met
during plan check unless otherwise modified herein.
9. 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.
CONURVL.045
10. 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.
11. 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.
12. The landscaping shall be continuously maintained in a healthy and viable
condition by the property owner.
13. All requirements of Tract Maps 24517 and 25290 shall be met during plan
check.
14. 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 slumpstone masonry
block with sack or slurry finish to match the existing Rancho Ocotillo 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.
*15. Sectional metal roll -up garage doors shall be installed on all garages. Lite
panels in the metal door shall not be permitted.
16. All concrete roof tiles shall be similar in color and style to the existing homes.
17. Decorative wrought iron gates shall be used for all street facing pedestrian
gates.
18.1 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,
nor can a two story home be plotted adjacent to the perimeter tract(s)
boundary or along Camino Del Oro.
*19. 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. The
minimum cross -member size shall be 3" x 3" or larger.
20. 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.
21. 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, 906 square
feet exceed 10 percent of the homes built on the remaining lots in Tracts 24517
and 25290.
CONAPRn.065
22. The applicant can, as an option, provide gated entry courtyards. The
private entry courts shall include stucco fencing and decorative wrought iron
gates.
23. 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.
24. The wood fascia eave shall be constructed by using a 2" X 8" piece of lumber
with 1" X 4" trim to match the existing houses.
25. All gable attic vents shall be decorative (i.e., round, half -circle, etc.) .
26. The parkland fees for Tract 25290 shall be paid prior to a building permit
being issued within this portion of the Rancho Ocotillo Development.
27. The largest house permitted in the tract shall not exceed 2,802 square feet per
Ordinance 242.
*28,. The Planning Commission shall review and approve the applicant's use of
circular driveways in the project if they are to be sold as an option to the
future homeowners. This review shall be considered a minor design element
not subject to a public hearing (i.e., Business Item) . The following criteria
shall be used:
1. Lots shall be 70-feet wide or larger;
2. The front yard building setback shall be 25-feet;
3. Only Plans 3 and 4 shall use the circular driveway option;
4. The number of circular driveways shall be determined by the Planning
Commission; and,
5. The landscaping plan for the circular driveway option shall be reviewed
by the Planning Commission. A barrier shrub hedge shall be installed
along the edge of the circular driveway between the property line and
the concrete driveway surface.
29. Access to Fred Waring Drive from Ocotillo Drive shall be eliminated during on -
site construction of any new homes by the applicant. The ultimate
reconstruction of the street improvements shall be done in a timely fashion as
specified by the City Engineer.
Special (Model Complex) :
30. Establishment of the temporary sales office (garage conversion) shall be in
conformance with the exhibits contained in the Planning and Development
Department's file.
31. Plans for any fencing and/or blocking access to the sales area must be
submitted to the Fire Department and Engineering Department for review and
approval.
32. The sales area shall be accessible to the physically challenged (Title 24 and
A.D.A.) .
33. A bond in the amount of $2, 000 is required to guarantee the ultimate reversion
of the temporary sales office to a two car garage. Staff will accept a letter of
credit or bond from a bonding company ensuring removal and restoration of
the garage. The fee is based on each garage conversion.
CONAPRVL.045
34. Temporary signs or banners shall comply with the requirements of the Sign
Regulations as set out in Chapter 9.212 of the Municipal Code for all proposed
signs.
35. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A1OBC in rating. Contact certified extinguisher company for proper
placement of equipment.
**36 . The Planning Commission shall review and determine if additional compatibility
_ conditions are necessary with respect to concerns of the adjacent development
of La Quinta Palms concerning the perimeter wall, drainage culvert, and
maintenance of the landscaping bordering the two developments, prior to any
building permit being issued.
C'ONAPRVL. 045
ATTACHMENT 2
pARTY WALL AQRBEMM
This Party Wall Agreement is made and entered into as of this
28th day of July, 19940 by and between Rancho OCOtillo, LP., a
Delaware limited partnership (hereinafter, the "Developer") and La
Quinta Palms Homeowners Associationthe
(hereinafter,
"Association").
R R C I T A L B
A. Developer is under contract to the Citysse that of La Quintasicounty
n real
property known as Rancho OCotil ,
of Riverside, State of California, which Developer intends to
develop with single family residences.
ts
B. A portion of Bo:dZ52so,aClty of La Quints (hconsists Of ereinafter
lot 11 and 12 in Tract N
referred to as the "Developer Property").
C. The Association is theta�hereinafterer of the ommon referredato asof rthe
No. 19903 in the City of La Quinwhich abuts the Developer Property
"Association Property"),
Immediately to the East.
D. The Developer Property has been graded of mannern a
ghly level with the top the existing
-that its surface is rou
block wall located on the boundary
r ner� With a slope down to theine between the otoe
er
Property and the Association p y,
of said block wall, all as shown on the attached Exhibit "A"•
E. Both parties desire that the existing slope and wall be
removed and replaced in a fashion satisfactory to each party.
the
Now, therefore, in consideration of the above Recitals, and
mutual promises and covenants contained herein, and otherhick is
valuable consideration, the receipt and sufficiency
Of hereby acknowledged, the parties hereto hereby agree as follows'
1. Subsequent to Dev er' the acquisition a appropriate
City
issuanof pp the
_Property, and uponOle expense,
therefor, Developer shall takerhe at its
Exhibitat8"nd exp
improvements described
2. Developer shall have a license to enter
rovsociation
idedsDuct,oneveloper
property for the making of said improvements; p
keeps the area reasonably clean and fr of const to he Association of such
Developer agrees to give advance notice
entry.
3. prior to the sale of any
residences constructed on the
Developer Property, Developer agrees to record either a copy of
UZ I.4V
this Agreement, or notice of this Agreement, and provide same to
all prospective purchasers.
4. Pursuant to this Agreement the owners of the newly
constructed residences shall have the responsibility to maintain
and repair the new retaining wall and wrought -iron fence to be
constructed per this Agre®nto with the f retaining wall�ion of the exterior
which shall be the
surface of the Easterly faceo
sole responsibility of the Association.
5. This Agreement shall be null and void unless Developer
closes escrow on the Developer Property no later than December 31,
1994.
DEVELOPER
RANCHO OCOTILLO, LP., a
Delaware limited partnership
BYz CENTURY HOMES COMMUNITIES,
a California corporation
LA QUINTA PALMS HOMEOWNERS ASSOCIATION
BY1
Fran Mason, rie,�ent
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A
CENTURY HOLES
Century -Crowell Communities
-7%-' 4-0-Ve rt t Z*,l
August 26, 1994
Gregg Trousdale
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Dear Gregg:
ATTACHMENT 3
Enclosed please find the plot and landscape plan for the proposed
circular drives at Rancho Ocotillo, Tract 24517 and 25290.
Per the Planning Commission's request, the circular drives will be
options on lots other than corner lots, cul-de-sac lots and lots
adjacent to or across from existing Ocotillo homes.
Sind
nis Cunn' m
` Project Di ector
kcrosc132.dc
1535 South "D" Street, Suite 200 - San Bernardino, CA 92408
(909) 381-6007 - FAX (909) 381-0041
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: SEPTEMBER 13, 1994
CASE NO.: PRECISE PLAN 94-848
BI #2
APPLICANT/OWNER: LOUIS AND KATHLEEN OLSON
REQUEST: COMPATIBILITY REVIEW OF A TWO STORY HOME AT
78-765 LOWE DRIVE IN THE ACACIA SUBDIVISION
(PHASE II)
LOCATION: 78-765 LOWE DRIVE
ZONING: R-1 (One Family Dwelling)
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (2 TO 4 DU/AC)
BACKGROUND:
Tract History
In 1988, the City approved the subdivision of 48 acres into 201
single family lots (Tract 23268). The project became commonly
known as the Acacia subdivision. The project is located north of
Miles Avenue and 600 feet west of Adams Street (See Attachment 1).
The existing 96 homes in Phase I of the Acacia tract were built a
few years ago. These homes range in size from 1,362 to 2,162
square feet and they are located along Seeley Drive, Forbes Circle,
Carnes Circle, Bradford Circle and Alden Circle.
In October 1993, the Planning Commission approved a request by the
La Quinta Real Estate Development Partners (LQREDP), to commence
construction in Phase II of the Acacia subdivision. The
partnership holds title to 75 of 101 lots and they proposed homes
ranging in size from 1,280 to 2,358 square feet with 2 or 3-car
garages. A summary of this past approval is as follows:
Unit
Area
Bedrooms
Baths
Garage
Stories
A
1280
3
2
450
1
2 car
B
1596
3
2
703
1
2 car
C
1591
3
2
615
1
3 car
D
1835
4
2
634
1
3 car
E
2358
4
3
634
2
3 car
PCSTFGT.100
Site Description
The proposed two story home will be built within Tract 23268 (Phase
II) on Lot 171. The site has been graded and street improvements
are in. Recently, new homes have been built in Phase II by LQREDP
to the north of this site (See Attachment 2).
Initial Application Request
On August 8, 1994, the Olsons submitted construction plans for a
two story home at 78-765 Lowe Drive to the Building Department. On
August 11th, the applicants were informed that the project required
Planning Commission approval prior to the issuance of a Building
permit based on the provision of the R-1 Zoning Code and the
original tract conditions. On August 15, 1994, plans were
submitted to the Community Development Department.
Development Request
The applicant has requested approval of a two story home
(approximately 2416" feet in height) on a 7,661 square foot lot.
The four bedroom home will include an oversized 954 square foot
garage. The entry opens onto the living and dining areas. The
kitchen and family room are located behind the stairwell. All
bedrooms are located upstairs. The Mediterranean -style exterior
will be stuccoed and include a concrete tile roof. The material
sample board will be available for viewing at the meeting. A
letter from the applicant is attached (See Attachment 3).
Compatibility Ordinance
In March 1994, the City's Compatibility Ordinance went into effect.
The ordinance pertains to subdivisions which are partially built -
out. A new developer/owner is involved with finishing the tract
improvements and/or phases. In the Acacia tract, many of the lots
were acquired by the Acacia Developers (Phase I) and the La Quinta
Real Estate Development Partners (Phase II). However, several lots
were sold to individuals.
The Planning Director has determined that this project is a minor
design deviation as described in the Compatibility Ordinance and
therefore does not merit a public hearing or adjacent property
owner notification per Section 9.42.110 of the Municipal Zoning
Code.
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
er r-ne minor ae
-hearina comsat
PCSTFGT.100
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.
Staff Comments
Staff has minor comments on the attached plans.
1. Street Elevation - The roof pitch on the home is 4:12 except
for the roofed area over the living and dining rooms. The
roofed section over the living and dining rooms is greater
than 4:12. Staff feels that this element creates a non -
symmetrical design which affects the overall street appeal of
the home. Staff requests that the Planning Commission examine
this design element to determine if this area should be
redesigned.
2. East Elevation (Left Side Elevation) - The left side elevation
is the side of the home facing Lot 172. The applicant is
proposing a gable roof at the front of the garage with a hip
roofing being offered as an alternative. Staff supports the
alternative hip roof design because it will reduce the overall
height of the house along the shared property line boundary.
The hip design is more aesthetically appealing. If the
Planning Commission is supportive of a hip roof design on the
side of the house, Condition 16 should be imposed.
3. Front Elevation Plant-ons - The stucco banding on the front of
the home should be large enough to accentuate the horizontal
design element. Staff recommends a 211x 8" over 2" x 12" wood
member to be consistent with the Acacia homes (Condition 14).
4. Two Story Homes - The adjoining lots are presently vacant;
therefore, the applicant can build a two story home on this
lot pursuant to the City's Zoning Code provisions. If,
however, an existing single story were adjacent to the site,
this two story home would not have been allowed.
Analysis
Nine different home plans have been approved to be constructed in
this subdivision. Four plans in the initial phase and five plans
in Phase II. The existing homes are either single story or two
story. The lots across the street are owned by the La Quinta Real
Estate Development Partners and a two story home is proposed to the
north of this site on Lot 168. In discussions with LQRED
representative in August, they stated they were not opposed to the
Olsons' request.
PCSTFGT.100
CONCLUSION:
Staff has reviewed the proposed two story home and has determined
that it is compatible in design with the existing homes.
Conditions of Approval have been drafted which include those
required of LQREPD and additional conditions necessary to insure
project compatibility with the other homes of the existing
subdivision.
RECOMMENDATION:
By Minute Motion 94- move to approve the architectural design
of Precise Plan 94-•848, subject to the attached Conditions of
Approval.
Attachments:
1. Tract Map
2. Assessor's Map
3. Letter from applicant
4. Recommended Conditions of Approval
5. Architectural Plans (Commissioners only)
PCSTFGT.100
ATTACHMENT 1
Existing Homes Existing Homes
(Las Vistas) ;LQ Highlands)
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Phase 1 - Phase 2 -
Existing Homes Vacant lots w/ some new construction
on W. Harland Drive and Irwin Circle
Site Location: south side of Lowe between Seeley and North Harland Drive
CASE MAP__
NORTH
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CASE No. Precise Plan 94-848
Mr. and Mrs. Olson
SCALE : nts
Location Map
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AL
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CONSTRUCTION COMPANY
F
0.0. B X170 • PINE MOUNTAIN, CA 93222 • (805) 242.2198 • FAX (805) 242-0172
AUG 15 1994
TO THE CITY of La QUINTA PLANNING DEPARTMENT COMMITTEE.
MY NAME IS LOUIS JOHN OLSON, MY FAMILY AND I HAVE
MOVED TO YOUR CITY IN JUNE OF THIS YEAR. SINCE I AM A
CUSTOM HOME BUILDER AND HAVE BEEN SINCE 1979. LISENCED
AS A B-1 #377905, WE WANTED TO BUILD OUR OWN HOME HERE.
AFTER SEARCHING FOR THE PERFECT LOT WE FOUND THE
PROPERTY ON LOWE DR. EVEN THOW IT IS LOCATED ON AN
UNDEVELOPED STREET, WE WANTED TO MAKE SURE THE HOUSE WE
DESIGNED WOULD MATCH THE HOUSES THAT WERE ON THE NEXT
BLOCK OVER AND ALSC RESEARCHED TO FIND OUT WHAT KIND OF
HOUSES WOULD BE BUILT AROUND OUR PROPERTY. WE HAVE GONE
TO GREAT LENGTHS TO HAVE OUR FIT INTO THE AREA EVEN THOW
OUR HOME WILL BE COMPLETED MONTHS BEFORE THE OWNER OF THE
PROPERTIES WILL EVEN START TRIER DEVELOPMENT AROUND OUR
HOME.
WE HOPE TO LIVE IN THIS HOME A LONG TIME AND PLAN
TO START OUR BUSINESS IN THIS AREA AS SOON AS I AM DONE
BUILDING MY HOME,
CONSTRUCTION DISCRIPTION
ALL PHASES OF CONSTRUCTION WILL MEET OR EXCEED CITY CODES.
I, PERSONALLY WILL BE DOING 85% OF ALL WORK ON THIS HOME.
YOU WILL NOT SEE A CLEANER JOB SITE ON A DAY TO DAY BASIS.
WE WILL NOT BE WORKING ODD HOURS, SO AS NOT TO DISTURB OTHERS.
WE COULD GO ON BUT THIS IS STANDARD CONSTRUCTION HABITS.
A SEPARATE SHEET HAS BEEN ATTATCHED TO SHOW FRONT AND BACK
YARD LANDSCAPING. FRONT YARD LANDSCAPING WILL INCLUDE VARIOUS
TREES,SHRUBS,FLOWERS AND DECORATIVE STONE WORK.
WATERING FOR FRONT AND BACK YARD LANDSCAPING WILL BE AUTOMATIC
TIMMER CONTROLED ZONED WATERING SPRINKLER SYSTEM, WITH WATER
SAVER HEADS.
THE BACKYARD FENCING WILL CONSIST OF lx6 DOG EARED CEDAR OR
REDWOOD FENCING. IT WILL RUN FROM THE FRONT OF THE GARAGE
TO THE REAR OF THE LOT, ACROSS THE BACK PROPERTY LINE TO THE
WEST LINE THEN DOWN THAT SIDE YARD AND TERMINATE AT FRONT OF
LIVING ROOM. BOTH SIDES WILL HAVE ACCESS GATES WITH SELF
CLOSING HINGES AND CHILD RESISTANCE LATCHES.
GRASS IN FRONT WILL BE BERMUDA AS SHOWN ON PLANS.
DRAINAGE FOR PROPERTY WILL BE DOWN BOTH PROPERTY LINES TO
STREET .
CONSTRUCTION COMPANY
I� B XY5170 • PINE MOUNTAIN, CA93222 • (805) 242-2198 • FAX (805) 242-0172
TO THE CITY OF La QUINTA PLANNING COMMITTEE,
THIS IS A COLOR BOARD SHOWING THE COLORS OF THE EXTERIOR
STUCCO AND HOUSE TRIM FOR OUR PROPOSED RESIDENCE AT 78-765
LOWE DR. IN La QUINTA.
STUCCO COLOR
t
FASCIA AND EVE COLOR
CONCRETE DRIVEWAY AND WALKS TO BE NATURAL CONCRETE COLOR
COLOR OF WINDOW FRAMES TO BE WHITE ENAMEL
RESPECTFULLY SUBMITTED
AUG 15
1994
A77ACHMENT 4
CONDITIONS OF APPROVAL - RECOMMENDED
PRECISE PLAN 94-848 (OLSON)
SEPTEMBER 13, 1994
1. All residences/dwellings are required to have illuminated building address numbers per
the La Quinta Municipal Code.
2. The front yard of all lots, and in addition the street side of corner lots, shall be
landscaped to property line, edge of curb, or edge of street pavement, whichever is
furthest from the residence.
3. The landscaping shall include trees (minimum two 15-gallon trees on interior lots and
five 15-gallon trees on corner lots), 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.
4. Landscaping shall be continuously maintained in a healthy and viable condition by the
property owner.
5. All landscape planting shall comply with the requirements of the State Agriculture Code
and the directives of the Riverside County Agricultural Commissioner.
6. The permittee shall provide masonry block wall rear and side yard fencing and metal
gates to match that used at the existing Acacia homes.
7. The roof overhangs shall be a minimum of eighteen (18) inches.
8. The garage doors shall match those on existing Acacia homes.
9. All flashings, gutters, downspouts, vents, meter boxes, etc. shall be painted to match the
adjacent stucco surface.
10. The roof eave fascia shall be constructed of a 2" x 8" wood member with 1" x 4" cant
strip.
11. Desert colors shall be used to stucco and paint the exterior of the single family home.
12. The roof tile design and color shall be compatible with the existing Acacia homes.
MEMOOT.056
13. All ground -mounted mechanical equipment shall be screened from view by either fencing
or walls and/or landscaping and not placed in required setback areas.
14. The horizontal pop -out along the front elevation shall be constructed with a 2" x 8" over
2" x 12" wood members.
15. All windows on the front elevation shall include 2" x 4" or larger trim and stucco
detailing.
16. The hip roof detail on the east side of the garage structure shall be installed during the
construction of the home.
MEMOOT.056
BI #3
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 13, 1994
CASE NO.: TRACT MAP 26188
DEL REY AT LA QUINTA NORTE
REQUEST: APPROVAL OF ARCHITECTURAL PLANS FOR TRACT 26188
- CENTURY HOMES
APPLICANT: MR. DENNIS CUNNINGHAM, PROJECT MANAGER
LOCATION: SOUTH OF MILES AVENUE AND 700 FEET EAST OF
ADAMS STREET
ARCHITECT: BENJAMIN AGUILAR AND ASSOC.
ZONING: R-1 (ONE FAMILY DWELLING)
LAND USE INFORMATION:
Site: Vacant
North: Single Family Homes (Quinterra - Tract 23913)
South: Vacant (future single family homes - Tract 25363)
East: Vacant (future phase of Topaz - Tract 23935)
West: Vacant (future single family homes - Tract 23519); across Adams Street (Inco
Homes, Tract 23995)
BACKGROUND:
Developer History
In 1991, Century Homes purchased lots in the La Quinta Highlands subdivision (Tract
23269) on Fred Waring Drive. Initially, the developer built 76 homes in the
southeasterly side of the tract with units which range in size from 1,006 square feet to
1,678 square feet. In 1993, the developer purchased the remaining undeveloped lots in
the tract, and since their December 1993 Planning Commission approval, they have built
an additional 55 single family homes. The last 55 homes were 1,600 square feet or larger
based on the house sizes for each phase of the tract.
In 1994, Century Homes has become involved in other unfinished subdivisions of the
City. Those tracts are Rancho Ocotillo and Topaz.
Tract History
Tract 26188 was originally subdivided in 1991 by Santa Rosa Developers. The tentative
map approval allowed 39 single family lots on a 10 acre site. The tract is located to the
west of the Topaz project (i.e., future phases). Century Homes has joint ventured with
the original Santa Rosa partners in this development request and they are also involved
with the expansion of the Topaz project.
The original tract approval did not include review of the proposed single family homes
during the Planning Commission and City Council review. Therefore, the developer is
obligated to meet the current R-1 Zoning provisions.
Compatibility Ordinance
The adoption of the Compatibility Ordinance in March established a minimum house
size of 1,400 sq. ft. for this site. The developer is aware of this new requirement, and his
plans are consistent with the City's R-1 standards. Any units which are approved by the
Planning Commission for this tract will become the measuring gauge for any future
builder who wishes to build within the boundaries of the tract if it is not completely built
out. Century Homes is aware of this requirement.
Development Request
On August 23, 1994, staff received a request by Century Homes to develop their "Del
Rey" production homes in Tract 26188. The Del Rey Series was built in the La Quinta
Highlands tract. The applicant had numerous house plans approved for the La Quinta
Highlands tract over the last three years. The homes range in size from 1,006 sq. ft. to
2,457 sq. ft. The applicant's development plans are attached. Three different house
plans are proposed:
Plan 2X - 3 bedroom plus bonus room, 2 bath with 2 car garage totaling 1,469 sq. ft.
Plan 3 - 3 bedroom, 2 bath with 2 or 3 car garage totaling 1,400 sq. ft.
Plan 3X - 3 bedroom plus bonus room, 2 bath with 2 car garage totaling 1,606 sq. ft.
Plan 4 - 3 bedroom, 3 bath with 2 or 3 car garage totaling 1,567 sq. ft.
Plan 4X - 3 bedroom plus bonus room, 3 bath with 2 car garage totaling 1,732 sq. ft.
Note: Plans 2X, 3X and 4X have converted 3-car garages (bonus room) to 2-car garages.
The converted garage area will be fully finished and air conditioned.
Plans 2 and 3 are single story homes. Plan 4 is a two story home. The homes will be
plotted on lots 7,200 sq. ft. (or larger). All future owners will have fee simple title to
their property. Prices range from $110,000 to +$150,000.
The architectural style of the homes is California Mediterrean. The exteriors will be
stucco with concrete tile roofing. No exterior veneer is proposed (i.e., wood siding,
rock, masonry, etc.). The roof eaves will be wood with varying depths around the
exterior of each unit type. Desert colors will be used for the exterior stucco and roof
tile. A sample board will be available at the meeting.
Front yard landscaping with automatic irrigation will be provided for all homes. The
developer has had previous approval of his landscape plans for other areas of the City.
Mr. Cunningham understands his requirements based on the R-1 Zoning Code
provisions. Draft conditions have been proposed.
Perimeter tract fencing will be masonry, and if lot fencing is proposed, all fencing facing
a public street shall be decorative masonry; however, interior (non -visible) fencing can
be wood frame and stucco, masonry, or wood based on the City's R-1 Zoning Code
provisions. Draft Conditions 17, 20 and 23 address this feature of the applicant request.
Staff Comments
The homes are typical in design to some of the other existing developments of this area
even though the developer is focusing the sales program on smaller, starter homes. The
house sizes are smaller on the high end than the recently approved Inco Homes (1,400
sq. ft. to 1,988 sq. ft. ) which are proposed to be built to the west of this site (i.e., west of
future Adams Street). The only difference between this project and the Inco Homes
application is Inco will have slightly larger homes and exterior veneer options for the
future buyers.
CONCLUSION:
Staff supports the applicant's request to build single family homes in Tract 26188
provided the recommended Conditions of Approval are met (Attachment 4). The draft
Conditions are consistent with those imposed by the Planning Commission for the Inco
project to the west of this site.
RECOMMENDATION:
By Minute Motion 94- , approve the architectural plans for Century Homes subject
to the attached Conditions.
Attachments
1. Location Map
2. Tract Map Exhibit
3. Letter from applicant
4. Draft Condition
5. Large Plans (Planning Commission only)
ATTACHMENT 1
CASE
CASE N0. Tract 26188
Century Homes
Del Rey at La
Architectural
Quinta Norte
Review
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ATTACHMENT 2
DtA"C- D0V E
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PROPOSED rUrURE ClrY PARK WE
613 431 006
VACANT
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CENTURY HOMES
Century -Crowell Communities
AU6-'f_3'.'�4
August 23, 1994
Gregg Trousdale
City of La Quinta
,8-495 Calle Tampico
La Quinta, CA 92253
Dear Gregg:
Enclosed please find the following submittals for Planning
Commission Review regarding Tract 26188:
1. 15 Sets Floor Plan and Elevations.
2. 15 Sets Site Plan with plotting and addresses.
3. 15 Sets Typical Landscaping �T
The color boards and renderings will be submitted on Friday, August
26, 1994.
The Del Rey Series was first constructed on Tract 23269 in La
Quinta. Tract 26188 will be a continuing phase of the origional.
We will be utilizing the existing models located on lots 245, 246,
277 in Tract 23269 to sell the homes on Tract 26188.
Should your office require any additional information, please
contact me at your convenience.
Looking forward to a favorable review.
S' er y,
ennis C gham
Projec Director
kcrosc126.dc
1535 South "D" Street, Suite 200 • San Bernardino, CA 92408
(909) 381-6007 • FAX (909) 381-0041
CONDITIONS OF APPROVAL - RECOMMENDED
CENTURY HOMES (TRACT 26188)
SEPTEMBER 13, 1994
GENERAL:
1. The lawn for each front yard shall be either hybrid Bermuda and/or premium Perennial
Rye depending upon when it is installed. Fescue grass shall not be used.
2. All plants except lawn shall be drought tolerant and either watered with emitters or
bubblers.
3. All trees shall be double staked to prevent damage from the wind.
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 Community
Development Department.
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.
9. 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.
10. The landscaping for each lot shall include two 15-gallon trees on interior lots and five
(15 gallon) trees on corner lots (three on side yard), 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.
11. 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
shall be reviewed and approved by the City, the Coachella Valley Water District, and the
Riverside County Agricultural Commission.
CONAPRVL.104
12. The landscaping shall be continuously maintained in a healthy and viable condition by
the property owner.
13. All requirements of Tract Map 26188 shall be met during plan check.
14. The front yard or street side yard and perimeter tract walls shall be decorative and
subject to final reviewed by the Director of Planning and Development. The design
height of the perimeter tract wall shall be governed by the future requirements of the on -
site noise study.
15. Sectional metal roll -up garage doors shall be installed on all garages.
16. All homes shall have concrete roof tiles per the attached material board on file with staff.
17. Decorative wrought iron gates shall be used for all street facing pedestrian gates.
18. A trellis or patio cover is to be attached to each single family home where the rear of the
unit faces west or south. The trellis or patio cover shall be a minimum depth of eight
feet and be constructed over all sliding glass or french door openings and/or any glass
area greater than 4-feet by 4-feet. A concrete porch shall be provided under the trellised
or patio covered door.
19. All units shall have architectural detailing on each side of the proposed house to the
satisfaction of the Director of Planning and Development, but in no case shall the plant -
on feature project less than 2-inches from the building facade. The plant-ons shall be
used on all sides of each building elevation to improve the architectural characteristics
of each plan. All gable vents shall include this architectural feature.
20. The applicant can, as an option, provide gated entry courtyards. The private entry courts
shall include stucco fencing and decorative wrought iron gates.
21. The eave fascia for each plan type shall consist of a 2" X 8" rough sawn lumber with 1"
X 4" trim on top to complement the overall design program.
22. The roof overhangs shall be a minimum width of 18-inches to provide sun protection or
shade to those areas of the house which do not have a trellis shade cover.
23. Rear and interior side lot fencing shall be optional; but if installed, the interior side yard
fencing of each home can be either wood, or another material as approved by the
Director of Planning and Development. All wood posts which are set in concrete
footings shall be designed to prevent water penetration into the wood member (i.e.,
gravel at base of post).
CONAPRVL.104
24. Final plot plan for residences showing setbacks shall be reviewed and approved by the
Community Development Department prior to issuance of a building permit for affected
units.
Special (Model Complex):
25. Establishment of the temporary sales office (garage conversion) shall be in conformance
with the exhibits contained in the Planning and Development Department's file.
26. Plans for any fencing and/or blocking access to the sales area must be submitted to the
Fire Department and Engineering Department for review and approval.
27. The sales area shall be accessible to the physically challenged (Title 24 and A.D.A.).
28. A bond in the amount of $2,000 is required to guarantee the ultimate reversion of the
temporary sales office to a two car garage. Staff will accept a letter of credit or bond
from a bonding company ensuring removal and restoration of the garage. The fee is
based on each garage conversion.
29. Temporary signs or banners shall comply with the requirements of the Sign Regulations
as set out in Chapter 9.212 of the Municipal Code for all proposed signs.
30. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC
in rating. Contact certified extinguisher company for proper placement of equipment.
CONAPRVL.104
DATE:
CASE NO.
APPLICANT:
REQUEST:
LOCATION:
BACKGROUND:
PLANNING COMMISSION
STAFF REPORT
SEPTEMBER 13, 1994
TRACT 23995
INCO HOMES - MR. FRED FARR
APPROVAL OF A MODIFICATION TO CONDITION #15
REGARDING GARAGE DOORS FOR SINGLE FAMILY TRACTS.
SOUTH SIDE OF MILES AVENUE AND WEST OF ADAMS
STREET
The subject project is the northern one half of Tract 23995 which allows for a total of 300
single family lots. The applicants have purchased 150 lots of the tract. This project was
approved in September, 1989. The applicants have recorded the first phase of their 150 lots
and on July 26, 1994, received approval of their architectural units to be built on this tract.
Condition #15 of the approval requires that "sectional metal roll -up garage doors shall be
installed on all garages".
REQUESTED MODIFICATION:
The applicant has submitted an amendment request for Condition #15 asking that he be
allowed to use a one-piece metal overhead door in place of the metal sectional roll -up doors.
The applicant feels that the street appearance and materials of the metal one-piece door is
virtually identical to sectional doors when closed. The applicant has submitted sample
photographs of both sectional roll -up doors and one-piece metal overhead doors to prove his
point. The applicant has indicated that the one-piece overhead doors can have windows
added to them if required.
ANALYSIS:
Staff feels that while the one-piece overhead door appears the same when closed, we would
prefer use of the roll -up doors since it permits full use of the driveway area and is more
attractive when left open.
PCST.186
RECOMMENDATION:
By Minute Motion 94-_, staff recommends denial of the modification to Conditions #15.
Attachments:
1. Letter from applicant dated September 7, 1994, requesting modification.
2. Photographs of sample garage doors.
PCST.186
September 7, 1994
Mr. Stan Sawa
Principal Planner
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
RE: Tract 23995-Design Review Condition #15
Dear Stan:
El
HOMEI
Condition #15 of the Design Review Conditions for Tract 23995 states that Sectional Metal
Roll -up garage doors shall be installed on all garages. We typically install 1 piece metal
overhead doors on all garages. These doors are recessed panel and have the same street
appearance as sectional roll -up doors. Windows can be installed in the tops of these doors. We
would like to use the one piece metal overhead doors on Tract 23995 instead of the metal
sectional doors that condition # 15 requires.
I have enclosed for your use photographs of both the 1 piece metal overhead doors as well as the
metal sectional doors so that you can see that the appearance is virtually identical.
Please place this item before the Planning Commission as soon as possible.
Sincerely,
INCO HOMES CORPORATION
Frederick W. Farr
Land Development Manager
250 E. Rincon Avenue, Suite
Corona, CA 91719.1
(909) 736-C
FAX (909) 736-C
1282 W. Arrow Hig
P.O. Box
Upland, CA 91
(909) 981,8
FAX (909) 982-9
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
July 26, 1994 7:00 P.M.
I. CALL TO ORDER
A. The meeting was called to order at 7:00 P.M. by Vice Chairman Abels.
Commissioner Barrows led the flag salute.
II. ROLL CALL
A. Vice Chairman Abels requested the roll call. Present: Commissioners Anderson,
Butler, Gardner, Barrows, and Vice Chairman Abels.
B. Commissioners Barrows/Anderson moved and seconded a motion to excuse
Commissioners Adolph and Newkirk. Unanimously approved.
C. Staff Present: Principal Planner Stan Sawa, City Attorney Dawn Honeywell,
Associate Planner Greg Trousdell, Senior Engineer Steve Speer, and Department
Secretary Betty Sawyer.
III. PUBLIC COMMENT - None
IV. PUBLIC ]HEARING
A. PLOT PLAN 89-413 (EXTENSION OF TIME); a request of KSL Recreation
Corporation for a one year extension of time for a previously approved 1000-
room hotel on +65 acres in an R-3 Zoned area.
1. Staff stated this item was on the agenda as it had been advertised and
noticed, but after researching the project it was determined that no further
extensions were available. No action is required by the Commission.
Commissioner Butler withdrew from the meeting due to a possible conflict of interest in the next
public hearing.
B. PLOT PLAN 94-529; a request of Century -Crowell Communities for a
compatibility review of new model homes for the Rancho Ocotillo project.
PC7-26
Planning Commission Minutes
July 26, 1994
7. Mr. Dennis Bresnahan, Rancho Ocotillo property owner, stated his
objection to the two story homes, that the square footage of the houses
was not being increased, they were only adding the extra room as an
option, and the mix of the elevations was not consistent with the existing
homes.
8. There being no further public comment, Vice Chairman Abels closed the
public hearing.
9. Commissioner Anderson asked for clarification as to whether the "teen
room" was attached or detached. Staff stated that it appeared to be
attached. Commissioner Anderson stated the Plan 4 was plain compared
to the other plans which offered more treatment. The added room on
Plan 3 and the windows on the garage doors helped to add some variety.
10. Commissioner Barrows asked if the circular driveways (recreational
vehicles and recreational vehicle parking) were referenced in the CC &
R's. Staff stated they did not know, Mr. Dennis Cunningham, applicant
stated they were addressed in the CC & R's.
11. Commissioner Barrows stated the existing home have wood sectional
garage doors and the proposed conditions require metal. Mr. Cunningham
stated they would not use wood doors as they do not hold up to the
weathering. Commissioner Anderson asked if the existing doors were a
true wood or stamped. Mr Cunningham stated they were a true wood.
12. Vice Chairman Abets stated he did not approve of the windows in the
garage doors. He also felt he circular driveways should be limited to the
Plan 4L with a 70-foot frontage and front setback of 25-feet. Mr.
Cunningham stated he had a problem with the restriction to Plan 4L only,
but preferred the limitation be to Plan 3 and up. Vice Chairman Abels
stated his concern that this would allow too much concrete along the street
scene. Mr. Cunningham again asked that the limitation be Plan 3 and
above and allow a percentage of the sites to have circular driveways.
13. Commissioner Gardner asked about increasing the amount of landscaping
to play down the amount of concrete. Mr. Cunningham stated he would
submit a landscape plan to staff, but he did plan on using a planter
barrier.
14. Vice Chairman Abels asked if the applicant had any objections to the
conditions as submitted. Mr. Cunningham stated he had no objections.
PC7-26 3
Planning Commission Minutes
July 26, 1994
15. Commissioner Anderson stated that he would prefer the landscaping plans
be reviewed by the Planning Commission.
16. Commissioner Barrows asked if Condition #28 should be modified to
address the landscaping. Discussion followed regarding the landscaping.
17. Vice Chairman Abels stated that Lot 12 (behind the original Rancho
Ocotillo model homes) was listed as a two story and this was not
acceptable. Mr. Cunningham stated he would change the house to a
single story unit.
18. Commissioner Barrows asked what the difference was in height between
the two story and one story unit. Mr. Cunningham stated it would add
five feet. Commissioner Anderson asked what the floor to floor height
was. Mr. Cunningham stated he was uncertain as to the footprint but it
was approximately the same as the existing homes. Commissioner
Anderson stated that the two story plan scaled approximately 23'6 "
above the finish grade. Discussion followed.
19. Commissioner Anderson asked staff if there were any documents in place
regarding the east property line wall with La Quinta Palms. City Attorney
Dawn Honeywell stated she would need to review the files. The
developer has to comply with all the conditions of the tract, but it was
unknown whether there were any conditions imposed on the tract or
whether it was a private agreement between the previous developer and
the adjacent property owners. Staff would need to review this to
determine whether there were any binding conditions and to determine
what the City's responsibility is regarding the matter. She stated the
matter should be continued in order to allow time for further research.
Commissioner Anderson asked if it was possible for the Commission to
act on the project and add a condition to address the issue. Ms.
Honeywell stated a condition could be added if the applicant did not object
to the vagueness of the condition.
20. Commissioner Barrows asked that if the elevations are plain, could the
Commission make a recommendation on how to change them.
Commissioner Anderson made suggestions. Mr. Cunningham stated there
architects had designed the units to resemble the strong points of the
existing units. He further stated the guest house was at the discretion of
the buyer. Discussion followed regarding the market demand.
PC7-26 4
Planning Commission Minutes
July 26, 1994
21. Commissioner Anderson stated he did not object to the garage windows
as they did help to add detail to the front elevations.
22. Mr. Cunningham stated his objection to the Commission consideration of
continuing the matter to September. He felt strongly that since neither
staff nor the applicants were able to find any proof of the agreement with
La Quinta Palms prior to the meeting, this request was unjustified and
would cause a great hardship on the applicant. He further stated that the
issue before them was regarding compatibility and this problem did not
relate to project compatibility. However, he would continue to pursue the
issue and would come to a solution with the La Quinta Palms
Homeowners' Association.
23. City Attorney Dawn Honeywell stated a condition could be written to keep
from delaying the project, but because staff has no knowledge of the
issue, it was difficult to word a condition. She felt the problem was a
compatibility problem because the wall is part of the tract design.
Discussion followed regarding the issue.
24. Mr. Ernest Vincent, counsel for the applicant, asked staff to clarify the
condition.
25. Mr. Robert Metkus, stated the Planning Commission should look at this
issue in earnest and intelligence and review the prior approval prior to
approving this new request. He further stated that if Lot 17 was planned
to be a two story unit, he objected to any two story units on the east
boundary.
26. Staff reviewed the changes to the Conditions of Approval with the
Commission as follows:
a. Condition #15: no windows in the garage doors.
b. Condition #18: a requirement would be added to restrict the
developer from placing tyro story homes along the tract(s)
boundary and along Camino Del Oro.
C. Condition #19: Minimum 3" X 3" cross members were to be used
in the construction of the trellis.
d. Condition #28: The landscaping design, setbacks, and the number
(percentage) of circular driveway to be allowed and their design
were to be reviewed by the Planning Commission for approval.
e. Condition #36: The Planning Commission shall review and
determine if additional compatibility conditions are necessary with
PC7-26
Planning Commission Minutes
July 26, 1994
respect to concerns of the adjacent development of La Quinta
Palms concerning the perimeter wall, drainage culvert, and
maintenance of the landscaping bordering the two developments,
prior to any building permits being issued.
27. There being no further discussion, it was moved and seconded by
Commissioners Barrows/Anderson to adopt Minute Motion 94-023
approving Plot Plan 94-529, subject to the modified conditions. Approved
unanimously with Commissioner Butler abstaining.
Commissioner Butler rejoined the Commission.
The Commission took a five minute break.
V. BUSINESS SESSION
A. ARCHITECTURAL PLANS FOR TENTATIVE TRACT 23995; a request of
Inco Homes for approval of architectural plans for use in the tract.
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 Butler asked staff to clarify the colorboard. Staff stated the
colorboard was a sample of all the colors that could be used in different
combinations in the tract. The choices were at the discretion of the home
buyer.
3. Commissioner Gardner asked staff to clarify the noise study in regards to
materials allowed. Staff stated the materials that could be used to buffer
the future traffic noise (i.e., masonry, etc.). Discussion followed.
4. Mr. Fred Farr, representing Inco Homes, explained the color scheme of
the tract and how the houses were color plotted. He further stated they
planned to file a final map by August and hopefully have the models built
by early winter. In regard to the fencing, he stated the rear and sideyards
would be fenced with wood.
5. Commissioner Anderson asked that if wood posts were to be used that
they be placed in foundation bases to preserve the wood. Mr. Farr stated
they would be utilizing the standard construction method of fencing.
Commissioner Gardner informed the applicant that in order to gain the
longest life of the wood, it would be necessary to place the wood in some
PC7-26 6
Planning Commission Minutes
July 26, 1994
type of design solution that would allow drainage. He suggested that the
post be placed on gravel first and then cemented. This would allow
drainage and wood preservation. Condition #23 was modified to add,
"wood posts shall have drainage provided".
6. Mr. Farr stated his objection to Condition #19, regarding popouts, as he
felt the rear of the property would not be visible from the street.
Therefore, the additional expense was not warranted. He had no objection
to the gable end vents have the two inch architectural popouts.
Commissioner Barrows stated the popouts were required not for
architectural detail but for shading of the south and west elevations.
Discussion followed regarding the treatment.
7. Mr. Farr asked that on Condition #21 that it be written to permit a 2" X
6" facia and 1" X 3" trim for the eave trim only. Again this was to
reduce costs to the buyer. In addition, he requested that Condition #22
be changed to require a 12" overhang as the proposed patio covers would
add the necessary rear yard shading.
8. Mr. Farr went on to discuss Condition #18 and asked that the condition
be rewritten to state either a trellis or patio cover be required. Discussion
followed as to why the trellis was being required and whether it was
required for sliding doors only or for windows also. The Commission
stated they felt that if the patio cover did not cover all the large exposed
glass area on the south and west elevation of the house, then a trellis
should be used.
9. City Attorney Dawn Honeywell proposed a revision to Condition 18:
a. "A trellis or other shading features are to be attached to windows
and glass doorways larger than 4' X 4' on the rear of the units of
each single family home where the rear of the unit faces west or
south. "
Discussion followed as to the which elevations should be addressed.
10. Commissioner Anderson asked if the dormer vent was real or dead (Plan
4). Mr. Farr stated it was a window recessed into the house and light
would enter the living room. Commissioner Anderson questioned the use
of color to create differences on the elevation. He felt it should be
dimensioned to create depth.
PC7-26 7
Planning Commission Minutes
July 26, 1994
11. Vice Chairman Abels stated he felt the entry door should be hung so the
hinges faced the windows for security. Discussion followed.
12. Vice Chairman Abels asked the applicant why the homeowner would be
entering his house into the dining area (Plan 1). Mr. Farr stated their
houses had all been drawn this way and they had not had any complaints
from past buyers.
13. There being no further discussion, it was moved and seconded by
Commissioners Barrows/Anderson to adopt Minute Motion 94-024
approving architectural plans for Tract 23995, subject to the amended
conditions (i.e., Conditions 18 and 23). Unanimously approved.
VI. CONSENT CALENDAR:
A. There being no corrections to the Minutes of July 12, 1994, it was moved and
seconded by Commissioners Gardner/Barrows to adopt the minutes as submitted.
Unanimously approved.
VII. OTHER -
A. City Attorney Dawn Honeywell explained that due to the Municipal Code
requirements, the Chairman would serve for a one year period.
B. Vice Chairman Abels stated that he and Chairman Adolph had attended the last
City Council meeting and the only item they noted was the continuance of the
Recreational Vehicle Park and Driving Range conditional use permits to
September 20, 1994.
VIII. ADJOURNMENT
There being no further business, a motion was made and seconded by Commissioners
Anderson/Barrows to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission on September 13, 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
10:05 P.M., July 26, 1994.
PC7-26 8
SS#1
STAFF SUMMARY
PLANNING COMMISSION STUDY SESSION
DATE: SEPTEMBER 13, 1994
CASE NO.: SPECIFIC PLAN 94-024 AND TENTATIVE TRACT 28019
REQUEST: APPROVAL OF A SPECIAL PLAN (TO INCLUDE
PREVIOUSLY APPROVED CONDITIONAL USE PERMIT 94-
014 - "THE SEASONS" SENIOR CITIZEN APARTMENTS)
AND PROPOSED TENTATIVE TRACT 28019
APPLICANT: E. G. WILLIAMS DEVLOPMENT CORP.
LOCATION: NORTH SIDE OF CALLE TAMPICO, WEST OF
WASHINGTON STREET
ZONING: R-2-4,000 AND R-3
GENERAL PLAN
DESIGNATION: MEDIUM DENSITY RESIDENTIAL (MDR - 4 TO 8 DU/AC)
SUMMARY:
Specific Plan 94-024 will envelope the 9.22 acre senior citizen apartment project (CUP 94-014)
that was approved by the Planning Commission on June 14, 1994, and by the City Council on
June 21, 1994, and an 11+ acre proposed to be Tentative Tract 28019. The total specific plan area
is 25.22 acres. The apartment complex will provide 46 very low income units and 45 low income
units in a garden apartment setting. The tentative tract proposes 60 single family lots with a
public street system, located adjacent to the north of the apartment project. A portion of the
single family homes will be reserved for low income and moderate income buyers. Densities for
the projects are as follows:
Residential 5.2/Ac
Garden Apt. 10.2/Ac
A five acre retention basin/park will be located to the north of the proposed tract. A future
elementary school, not a part of this project, will be located to the west of the tract. To the east of
the tract, Jascorp has a previously approved entitlement to develop a multifamily project, and to
the east of the senior apartment is the La Quinta Village Shopping Center currently under
construction at the corner of Washington Street and Calle Tampico.
The purpose for the specific plan is to permit the development of single family lots that are a
minimum of 5,000 square feet in size, a lesser road width than required by the General Plan, and
smaller square footage in two of the proposed single family unit plans. Currently, the
Subdivision Ordinance requires single family lots to be a minimum of 7,200 square feet in size.
Architectural plans have been submitted for the single family subdivision which consist of three
floor plans featuring 1,285, 1371, and 1532 square feet. The elevations are contemporary
mediterranean style one story homes with attached two -car garages. Exterior colors will be
limited to desert colors with roofs to be concrete Spanish tile.
Landscaping will include a variety of plant materials and a 6 foot block perimeter wall around
the tract and around each single family home.
The applicant has had a biological study done on the project area, and is awaiting results of an
archaeological study, traffic study, and noise study. A mitigated Negative Declaration of
environmental impact will probably be recommended for certification. Conditions of Approval
will include any recommended mitigation measures deemed necessary and reasonable.
Attachments:
1. Specific Plan site plan
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MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
DATE: SEPTEMBER 13, 1994
SUBJECT: PROPOSED CAR WASH
Attached is a preliminary site plan and drawings for a proposed car wash southeast of the
intersection of Washington and Highway 111. This project will take up part of the Simon
Plaza project but is not associated with it. For your information, the applicant and staff will
present more information during the study session.