1995 04 25 PC�_.
IMF
Qum&
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
April 25, 1995
3:00 P.M.
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED
TO THE NEXT COMMISSION MEETING
Beginning Resolution 95-016
Beginning Minute Motion 95-017
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.
WORKSHOP - Discussion of the Zoning Ordinance Update
RECESS TO 7:00 P.M.
PUBLIC COMMENT
PC/AGENDA
PUBLIC HEARINGS
1. Item ............. TENTATIVE TRACT 28150
Applicant ....... KSL Recreation Corporation
Location ........ West side of Interlachen and north of 58th Avenue in PGA
West
Request ......... Approval to resubdivide 3.6 acres into 14 single family
residential lots and one common lot
Action ........... Resolution 95-
2. Item ........... PLOT PLAN 95-552
Applicant ...... KSL Recreation Corporation
Location ....... New units potentially anywhere in PGA West; with sales
center and model complex on the west side of PGA Boulevard,
south of the Tennis Complex
Request......... Approval of sales center with model complex and eight new
model units
Action ......... Minute Motion 95-
3 Item ............ CONDITIONAL USE PERMIT 95-017
Applicant ...... Jim L. Jarnagin (La Quinta Carwash)
Location ....... North side of Highway 111 approximately 300-feet west of
Adams Street within the One Eleven La Quinta Shopping
Center
Request ........ Approval of a full service tunnel carwash and detail shop
Action ......... Resolution 95- , Minute Motion 95-
BUSINESS ITEMS
1. Item ...........
SPECIAL ADVERTISING DEVICE 95-066
Applicant ....
Investors' Property Services for La Casa La Quitna Apartments
Location .....
51-066 Avenida Martinez
Request ......
Approval of a temporary banner for the La Casa La Quinta
Apartment complex
Action .......
Minute Motion 95-
2. Item ..........
PLOT PLAN 95-551
Applicant .....
Firstbank N.A. (Firstbank of Palm Desert).
Location ......
Northwest of the intersection of Washington Street and Calle
Tampico in the La Quinta Village Shopping Center
Request .......
Approval of a plot plan application to allow construction of a
freestanding bank building
Action .........
Minute Motion 95-
CONSENT CALENDAR
1. Approval of the Minutes of the Planning Commission meeting of April 11, 1995.
COMMISSIONER ITEMS.
Commissioner report of City Council meeting
ADJOURNMENT
STUDY SESSION
Tuesday, April 25, 1995
Study Session Room
NONE
PC/AGENDA
STAFF REPORT
PLANNING COMMSSION MEETING
DATE: APRIL 25,1995
SUBJECT: LA QUINTA ZONING ORDINANCE UPDATE
The last Zoning Ordinance Update review occurred on April 11, 1995. At that time the Commission
reviewed part of Chapter 9.60. This chapter is currently being revised by Lady Lawrence of Lawrence
Associates and Tom Davis of Tierra Planning and Design.
Attached is Chapters 9.60 (Supplemental Residential Regulations) and 9.70 (Non -Residential District
Regulations Chapter 9.80 (Permitted Non -Residential Uses and Chapter 9.90 (Non -Residential
Development Standards).
Also attached for use and information only is Chapter 9.300 which is the Definitions Section. These
definitions will help in reviewing the various sections of the Zoning Ordinance Update.
KIMIM-M-90VAIR
Staff recommends that the Planning Commission review the submitted Zoning Ordinance Update
chapters and note any revisions appropriate at this time.
Attachments:
1. Excerpt from Zoning Ordinance Update (Chapters 9.60, 9.70, 9.80, 9.90, and 9.300)
PCST.212
CHAPTER 9.60: SUPPLEMENTAL RESIDENTIAL REGULATIONS
Sections:
9.60.010
Purpose and Intent .....................
21
9.60.150
Tennis and Other Game Courts .........
36
9.60.020
Signs and Parking .....................
21
9.60.160
Outdoor Lighting ...................
37
9.60.030
Fences and Walls .....................
21
9.60.170
Special Outdoor Events ...............
37
9.60.040
Patio Covers, Decks and Play Equipment ...
25
9.60.180
Manufactured Housing and Mobilehomes
38
9.60.050
Storage and Other Accessory Buildings ....
26
9.60.190
Family Day Care Facilities ............
39
9.60.060
Garages and Carports ..................
27
9.60.200
Senior Citizen Housing ..............
40
9.60.070
Swimming Pools ......................
27
9.60.210
Construction and Guard Offices ........
41
9.60.080
Satellite Dish and Other Antennas ........
28
9.60.220
Trash and Recyclable Materials Storage ..
41
9.60.090
Second Residential Units ...............
29
9.60.230
Noise Control ......................
41
9.60.100
Guest Houses ........................
31
9.60.240
Model Home Complexes .............
42
9.60.110
Home Occupations ....................
32
9.60.250
Condominium Conversions ............
43
9.60.120
Pets and Other Animals .................
33
9.60.260
Density Bonuses for Affordable Housing .
46
9.60.130
Recreational Vehicle Parking ............
33
9.60.270
Timeshare Regulations ...............
49
9.60.140
Screening ...........................35
9.60.010 Purpose and Intent.
This Chapter sets forth requirements for accessory structures, fences and walls, swimming pools,
and other special aspects of land use in residential districts. These requirements are in addition to the
regulations for residential uses set forth in Chapters 9.... through 9.... and elsewhere in this Zoning
Code.
9.60.020 Signs and Parking.
Refer to Section ... for sign regulations and Section ... for parking regulations,
9.60.030 Fences and Walls.
A. Definition. For purposes of this Section, "fence" or "wall' means any type of fence, wall,
retaining wall, sound attenuation wall, screen, windscreen, hedge or thick growth of shrubs or trees. The
terms "fence" and "wall' are used interchangeably in this Section to mean any or all of the preceding
structures or vegetation.
B. Measurement offence Height. Fence heights shall be measured from the base of the fence or
wall to the top on the interior or exterior side, whichever is the higher side except as otherwise specified
in this Section. In addition, the following provisions shall apply to the measurement of fence height:
1. Open railings, up to 48 inches high, placed on top of a retaining or other wall and required for
pedestrian safety shall not be included in the height measurement.
2. Fences less than 30 inches apart (measured between adjoining faces) shall be considered one
structure and fence height shall be measured from the base of the lower fence to the top of the
higher fence. Fences 30 inches or more apart shall be considered separate structures and their
heights shall be measured independently. The Director m6y require that the area between such
fences be provided with permanent landscaping and irrigation.
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SUPPLEMENTAL RESIDENTIAL REGULATIONS ........
[Draft: 317195]
C. Maximum Fence Heights. The construction and installation of fences shall be in compliance
with the following standards:
1. Within Main Building Area. In the area of a lot where amain building maybe constructed, the
maximum freestanding fence height shall be 12 feet.
2. Setback Areas Not Bordering Streets. The maximum fence height shall be six feet within any
required setback area not adjoining a street. Where the elevation of an adjoining building site
is higher than the base of the fence within a side or rear setback area, the height of the fence
may be measured from the elevation of the adjoining building site to the top of the fence.
However, fence height shall not exceed eight feet measured from either side.
3. Setback Areas Bordering Streets, Alleys, and Other Accessways.
a. Within all districts, the maximum fence height shall be five feet within the first ten feet of
the required front setback area (measured from the street) and six feet within any rear or
side setback area adjoining a public street.
b. Where, because of the orientation of the lots, a property line fence separates a front yard on
one lot from a rear yard on an adjacent lot, the maximum fence height shall be six feet.
c. Arches up to eight feet in height and five feet in width may be constructed over one gate on
a lot provided the arch is integrated into the fence/gate design. Alternately, pilasters
adjacent to such a gate may be constructed up to eight feet in height provided the pilasters
are integrated into the fence/gate design. A maximum of one such arch or pair of pilasters
shall be permitted per residential parcel.
d. Any portion of a building site where vehicular access is taken shall conform to the access
intersection requirements of Subsection CA. of this Section.
e. City -required sound attenuation walls bordering fXeeways or arterial highways may exceed
six feet in height if so recommended by a noise attenuation study and approved by the
Director.
4. risibility at Intersections. In regulating fences, it is necessary to preserve motorist sight
distances and to maintain visual openness. Therefore, notwithstanding Subsection C.3. of this
Section, maximum fence height shall be 3% feet within the triangular area formed by drawing
a straight line:
a. Between two points located on and 15 feet distant from the point of intersection of two
ultimate street right-of-way lines.
b. Between two points located on and five feet distant from the point of intersection of an
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SUPPLEMENTAL RESIDENTIAL REGULATIONS.......................................................
[Draft: 317195]
ultimate street or alley right-of-way on one hand and the edge of a driveway or another alley
right-of-way on the other.
c. For purposes of this Code, "point of intersection" shall mean the intersection of the
prolongation of the right-of-way lines, excluding any curved portion joining the two lines.
D. Adjustments for Height Increases. Fences higher than the maximums set forth in this Section
may be permitted only if a minor adjustment is approved by the Director per Section .... Adjustments
for fences over eight feet in height or which the Director determines require Planning Commission
review to best serve the public interest shall be referred to the Planning Commission for action. In
addition to the findings required for approval of all minor adjustments, the following findings shall also
be made in conjunction with approval of a fence height increase:
1. The height and location of the fence as proposed will not result in or create a traffic hazard; and
2. The location, size, design and other characteristics of the fence will not result in a material
adverse effect on adjacent residents or their properties, including but not limited to their use
and enjoyment of outdoor areas within their lots or any views available to such residents prior
to construction of the proposed fence.
E. Fence Construction and Materials. All fencing in residential districts shall conform to the
following construction and material standards:
1. Manual on Architectural Standards. Fences shall generally conform to the design standards
and typical layouts contained in the City's Manual on Architectural Standards unless modified
by the standards of this Subsection E.
2. Wood Fencing.
a. Wood fencing is permitted in rear or interior side yards only and only if not visible from the
street.
b. All wood fencing shall be constructed of #I cedar or redwood, stained or painted to match
or complement the adjacent wall or structure. Alternative, the wood may be water -treated
and left in the natural color.
c. Fence boards may be horizontal or vertical. Support posts shall be a minimum of 4" x 4"
redwood, pressure -treated lumber, tubular steel or block placed five feet on center and
imbedded in concrete or having a concrete footing. The posts shall be installed on the
interior side of the lot with fencing material on the outside edge of the support posts.
3. Ornamental Iron and Tubular Steel Fencing. Ornamental iron or tubular steel fencing may be
used along the front or street side yards only. The iron or steel shall be painted to match or
complement the adjacent wall or structure.
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0v3
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 317195]
4. Masonry Fencing. Solid Masonry fencing (Le. block, rock, brick, with or without stucco
covering) is permitted in any location on the lot. The masonry or stucco color shall match or
complement the adjacent wall or structure. Cinder block shall not be used unless stuccoed.
5. Material Combinations. Combinations of two or more of the above materials may be used
provided that the bottom one-half of the fence is constructed of a masonry material.
Combinations incorporating wood materials shall only be used for the rear and interior side
yards and only when not visible from the street
6. Gates.Gates shall be constructed of ornamental iron/tubular steel and/or #1 cedar or redwood
boards stained or painted to match or complement the adjacent wall or structure. Wooden gates
shall have a metal frame.
F. Fence Landscaping and Maintenance.
1. The area between the street right-of-way and any fencing shall be landscaped, have a suitable
permanent irrigation system, and be continuously maintained by the property owner.
2. All walls and fences shall be continuously maintained in good repair. The property owner shall
be provided thirty days after receiving notice from the City to repair a wall or fence. The
Building Official may grant an extension to such time period not to exceed sixty days.
G. Prohibited Fence Materials. The use of barbed wire, razor wire, or similar materials in or on
fences in residential areas is prohibited in all residential districts. In addition, chain link or wood
fencing is prohibited within required front setbacks or any other required setback adjacent to a street
or alley, except for temporary construction fences authorized by a minor use permit issued in
accordance with Section .... Notwithstanding the preceding, wood gates constructed on a metal frame
may be used in front yards up to a maximum width of four feet.
H. Equestrian Fencing. Notwithstanding any other requirements of this Section, fencing shall be
provided as follows where the keeping of horses is permitted per Chapter 9.40 (Residential Permitted
Uses):
1. Corral fences on or along property lines, private streets, or bridle trails shall be at least four feet
high and of three -rail construction, with support posts not more than ten feet apart. Rails shall
be minimum two -by -six inches and posts shall be minimum four -by -six inches.
2. Pasture areas not along property lines, private streets, or bridle trails shall be provided with
fences at least four feet high and shall be of construction sufficient to confine horses.
I. Nonconforming Fences. Any fence which does not meet the standards of this Section but which
was legally established prior to the adoption of these standards may be maintained provided such fence
is not expanded nor its non-conformance with these standards increased. Any fence which is destroyed
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SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 317195]
or damaged to the extent of more than 50 percent of its total replacement value shall not be repaired,
rebuilt, or reconstructed except in conformance with these standards.
9.60.040 Patio Covers, Decks and Play Equipment.
A. Applicability. For purposes of this Section, The term "patio covers, decks, and play equipment"
includes any type of yard structure other than a building or a carport. Such structures include but are
not limited to open and solid patio covers, gazebos, trellises, arbors, and to play equipment which is
more than eight feet in height. All such structures shall be "open" (no side walls) and are referred to in
this Section as "yard structures". Enclosed structures shall be considered accessory buildings (see
Section ...). Uncovered patios and decks less than 18 inches above finish grade shall not be subject to
the provisions of this Section.
B. Standards. Patio covers, decks, play equipment or other yard structures, attached to or detached
from the main building shall comply with front and side yard setbacks for the main building and the
following requirements:
1. The location of decks and balconies shall be governed by the standards for wall projections in
Section ....
2. No yard structure shall be more than 12 feet in height.
3. Yard structures shall not be constructed or established within those areas where fences and
walls are limited to a maximum height of five feet as specified in Section .... nor shall they be
located in the panhandle portion of a panhandle lot.
4. No yard structure shall be located less than: three feet from any property line not bordering a
street, five feet from any property line bordering a street. Setbacks shall be measured from the
property line or top of slope to the nearest supporting member of the structure. The roof or
cover overhang may encroach into the required setback by up to two feet.
5. Structures shall be constructed in a manner so as to prevent rooftop water from draining onto
any adjacent parcel.
C. Adjustments. Deviations from the height and location standards of this Section may be
permitted only if a minor adjustment is approved in accordance with Section.... In addition to the
findings required for approval of all minor adjustments, the following fording shall also be made in
conjunction with the approval of a yard structure adjustment:
"The location, size, design and other characteristics of the yard structure(s) will not adversely
affect adjacent residents, including but not limited to their use and enjoyment of outdoor areas
within their lots."
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004
SUPPLEMENTAL RESIDENTIAL REGULATIONS [Draft: 317195]
9.60.050 Storage and Other Accessory Buildings.
A. Applicability. Accessory buildings, such as storage or gardening sheds, are permitted as
accessory structures on a residential lot containing a primary residence subject to the requirements of
this Section. (Carports and garages are regulated separately by Section...., patio covers by Section—,
swimming pools and spas by Section—, and recreational vehicle parking by Section ....)
B. Drainage from Roofs. Accessory structures shall be constructed in a manner so as to prevent
rooftop water from draining onto any adjacent parcel.
C. Lot Coverage Maximums. The placement of accessory structures on a lot shall not result in
violation of the lot coverage maximums set forth in Section ....
D. Standards.
1. Maximum Number. No more than one such accessory building may be placed on any
residential lot.
2. Maximum Sue and Height. No accessory building shall exceed 200 square feet in roof area or
ten feet in height.
3. Setbacks.Attached accessory buildings shall comply with setback requirements for the main
building. Detached accessory structures shall conform to the following setback standards:
TABLE 9- ...: SETBACKS FOR DETACHED ACCESSORY BUILDINGS
Minimum Setback
Roof Area of
Structure (sq/ft)
Separation from
Front..
Interior
Exterior
Rear
Main Building
Yard
Side Yard
Side Yard
Yard
0-100 5 20 3 10 2
..................................:.......................................:........................:........................:.................------- .......................
101-200
5
20 5 10
4
E. Adjustments.Accessory buildings which deviate from the standards set forth in this Section may
be permitted only if a minor adjustment is approved per Section .... In addition to the findings required
for approval of all minor adjustments, the following finding shall also be made in conjunction with
approval of a deviation from the foregoing accessory building standards:
"The location, size, design and other characteristics of the accessory building(s) will not
adversely affect adjacent residents, including but not limited to their use and enjoyment of
outdoor areas within their lots."
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SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 3171951
9.60.060 Garages and Carports.
A. Standards.The placement of garages and carports shall comply with the setback requirements
for a main building except as follows:
1. The minimum front building setback for a side -entry garage shall be 75 percent of the front
setback for front -entry garages and main buildings.
2. When alleys, private streets or common driveways at the rear of a lot are provided specifically
as vehicular access to garages and carports and when separate access and circulation systems
are provided for pedestrians, guests and emergency vehicles, garages and carports may be
placed up to a minimum of five feet from such alley, private street or common driveway.
B. Lot Coverage Maximums. The placement of garages and carports on a lot shall not result in
violation of the lot coverage maximums set forth in Section ....
9.60.070 Swimming Pools.
A. Applicability. The provisions of this Section shall apply to any outdoor swimming pool,
whirlpool, spa (in -ground or above -ground), or open tank or pond containing or normally capable of
containing water to a depth of three feet or more at any point. For purposes of this Section, the term
"pool" means all or any of the foregoing facilities.
B. Standards. Pools are permitted as accessory uses in residential districts subject to the following
requirements:
1. Location. Pools shall be located at least three feet (measured from water's edge) from any
property line and four feet from any structure. No adjustment to these minimums shall be
approved. Additionally, no pool shall encroach into any easement.
2. Filter and Heating Equipment. Mechanical pool equipment, such as a pump, filter or heater,
shall be located no closer than ten feet from the buildable area (main building envelope) of an
adjacent residential lot unless such equipment is placed within a building, underground vault,
or other enclosure which the Director determines provides effective noise and vibration
attenuation. The Director may require testing of the proposed enclosure by a qualified
professional to make the such a determination. In no case shall such equipment or enclosure
be placed closer than three feet from any property line.
3. Fencing Requirements. All pools shall be fenced in accordance with the provisions of the City's
Building Code, state law and other applicable laws and ordinances.
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005
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... (Draft. 3171951
9.60.080 Satellite Dish and Other Antennas.
A. Purpose. Satellite dish and other antennas consistent with the design and location provisions
of this Section shall be permitted as accessory structures within any residential district.
B. Permitted Commercial Antennas. Commercial television, radio, microwave, and other antennas
are permitted as principal uses in all districts subject to approval of a conditional use permit and
conformance with the requirements of Section ... (Communication Towers and Equipment). Satellite
dish and other antennas are permitted as accessory_ structures in nonresidential districts in accordance
with Section ...
C. Permitted Noncommercial Antennas. Noncommercial privately -owned television and/or radio
antennas shall be contained entirely within a building except for: (1) satellite dish antennas and other
antennas which cannot function when completely enclosed by a building, and (2) amateur radio
antennas used by operators licensed by the Federal Communications Commission (FCC, pursuant to
47 CFR § 97). Such permitted outdoor antennas shall comply with the following design standards and
requirements:
1. Number. No more than one satellite dish and/or one amateur radio antenna shall be permitted
per lot.
2. Height and Diameter. Satellite dish antennas shall not exceed eight feet in height measured
from adjacent grade or finish floor and shall be no more than eight feet in diameter. Amateur
radio antennas shall not exceed the maximum building height for the district as specified in
Section ....
3. Ground -Mounted Antennas.
a. Location. All ground -mounted antennas shall be located within the rear yard or may be
located within an interior side yard if not within the required side yard setback. Such
antennas are prohibited from exterior street side yards unless not visible from the street. All
antennas over six feet in height shall be set back a minimum of ten feet from all property
lines.
b. Screening.Ground-mounted satellite dish antennas shall be screened from view, including
views from adjacent yards, by Iandscaping or decorative structures (trellis, arbor, fence,
etc.). The dish antenna shall be a single color that blends with its surroundings (e.g., off-
white, dark green, brown, gray, or black).
c. Disguised Antennas. An antenna which has the appearance of typical backyard furniture or
equipment (e.g., satellite dish antenna manufactured to have the appearance of a patio
umbrella) is not required to comply with the preceding location and screening standards but
shall comply with height and size limits. Such an antenna may be placed on any patio or
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SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 317195]
deck.
4. Building -Mounted Antennas. Roof -top and other building -mounted antennas are prohibited in
all residential districts unless completely screened from horizontal view via a parapet wall or
other feature which is integrated into the architecture of the building.
9.60.090 Second Residential Units.
A. Purpose. This Section provides standards and criteria for the establishment of second
residential units within residential districts consistent with Sections 65852.1, 65852.15, and 65852.2
of the state Government Code.
B. Definitions. For purposes of this Code, the following definitions shall apply:
1. "Second residential unit" shall mean a dwelling unit that is accessory to a pre-existing primary
residence on a single family lot. "Granny housing" is intended for sole occupancy by one or
two persons age 62 years or older or a handicapped person of any age (plus spouse or care-
giver). "Granny housing" is included within the term "second residential unit".
2. "Living area" means the interior habitable area of a dwelling unit, including basements and
attics (if permitted) and shall not include a garage or any accessory structure.
C. Limitations. Only one second residential unit or one guest house may be established on any lot
in addition to the primary residence. Therefore, no more than two residential units on a single lot are
permitted under the provisions of this Section.
D. Standards for Second Residential Units. A second residential unit may be established in the
RVL, RL, RC, RM, or RMH Districts if the following standards are met and a conditional use permit
is approved by the Planning Commission in accordance with Section ...:
1. The second residential unit is not intended for sale but may be rented.
2. A second unit shall only be permitted on a residential lot of 7200 square feet or greater on
which one owner -occupied single-family detached dwelling unit (the primary residence)
already exists.
3. A second unit shall not be permitted on any residential lot already containing two or more
dwelling units.
4. No second unit shall be established on a substandard lot.
5. Any new construction required for establishment of the second unit shall conform to all
Building Code standards and all development standards for the land use district in which it is
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006
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 3171951
located.
6. The second unit conforms to height, setback, lot coverage, fees, and other zoning requirements
generally applicable to residential construction in the district in which the property is located.
7. The second unit shall be architecturally compatible with the main unit.
8. The floor area of an attached second unit shall not exceed 30 percent of the existing living area
of the principal residence.
9. A detached second unit shall not exceed 1200 square feet total floor area.
10. The placement of a second unit on a lot shall not result in violation of the lot coverage
maximums set forth in Table 9-... of this Code.
11. A minimum of three off-street parking spaces shall be provided (two -car garage for the primary
residential unit and one space enclosed or open for the second unit). Tandem parking spaces
shall not be credited toward meeting this requirement and no variance or minor adjustment
shall be granted to allow substandard parking spaces or locations.
12. The second unit may be separately metered for gas, electricity, water, sewer, and other utility
services.
13. Prior to issuance of a certificate of occupancy for a second dwelling unit, a covenant of
restriction to run with the land shall be recorded which specifies that the use of the second unit
as an independent dwelling may continue only as long as one unit on the property is owner -
occupied.
14. The applicant for the conditional use permit shall be the owner currently occupying the subject
property.
15. The provisions of this Section shall not validate any existing illegal second unit. An application
for a permit may be made pursuant to the provisions of this Code to convert an illegal second
unit to a conforming legal second unit. The standards and requirements for said conversion
shall be the same as for a newly proposed second dwelling unit.
16. In addition to the findings required generally for all conditional use permit approvals, the
following fording shall be made in order to approve a conditional use permit for a second unit:
"The second unit is compatible with the design of the main unit and the surrounding
neighborhood in terms of landscaping, scale, height, bulk, lot coverage and exterior
appearance."
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SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 317195]
9.60.100 Guest Houses.
A. Purpose. This Section provides standards and criteria for the establishment of guest houses
where such units are permitted in accordance with Section ....
B. Definitions. For purposes of this Code, the following definitions shall apply:
1. "Guest house" shall mean an attached or detached unit which has sleeping and sanitary
facilities but no cooking facilities and which is used primarily for sleeping purposes by
members of the family occupying the main building and their non-paying guests.
2. "Living area" means the interior habitable area of a dwelling unit, including basements and
attics (if permitted) and shall not include a garage or any accessory structure.
C. Limitations. Only one second residential unit or one guest house may be established on any lot
in addition to the primary residence. Therefore, no more than two residential units on a single lot are
permitted under the provisions of this Section.
D. Standards for Guest Houses. A guest house may be constructed as an accessory use in the RVL
or RL Districts subject to approval of a minor use permit. All guest houses shall conform to the
following standards:
1. Guest houses shall conform to all applicable Building Code standards and all development and
design standards of the zoning district in which they are located. In addition, the height of the
guest house shall not exceed 17 feet within one story.
2. Guest houses shall be architecturally compatible with the main unit.
3. The floor area of the guest house shall not exceed 30 percent of the existing living area of the
principal residence or 1200 square feet, whichever is less.
4. The placement of a guest house on a lot shall not result in violation of the lot coverage
maximums set forth in Table 9-... of this Code.
5. There shall be no kitchen or cooking facilities within a guest house.
6. A guest house shall be used only by the occupants of the main residence, their non-paying
guests, or domestic employees. The guest house shall not be rented or otherwise occupied
separately from the main residence.
7. A minimum of one open or enclosed off-street parking space shall be provided for the guest
house in addition to the parking required for the primary. residential unit.
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SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 317195]
8. A deed restriction shall be required for recordation against the property to prohibit the use or
conversion of the guest house to a rental unit, to a unit for sale, or to add a kitchen or cooking
facility.
9. If a private sewage disposal system is used, approval of the local health officer shall be
required.
9.60.110 Home Occupations.
A. Purpose. The regulations set forth in this Section are provided so that certain incidental and
accessory uses may be established in residential neighborhoods under conditions that will ensure their
compatibility with the neighborhood.
B. Permit Required Establishment and operation of a home occupation shall require approval of
a home occupation permit processed in accordance with Section.... Information shall be provided to
ensure that the proposed home occupation complies with the requirements of this Section. Additional
information necessary to make the findings required for approval may be required by the City.
C. Use and Development Standards. In addition to the requirements for each residential district,
the following use and development standards shall apply to the establishment and operation of home
occupations:
1. The establishment and conduct of a home occupation shall be an incidental and accessory use
and shall not change the principle character or use of the dwelling unit involved.
2. Only residents of the dwelling unit may be engaged in the home occupation.
3. A home occupation shall be conducted only within the enclosed living area of the dwelling unit
or within the garage provided no garage space required for off-street parking is used. The home
occupation shall not occupy more than 25 percent of the combined floor area of the house and
garage.
4. A home occupation shall not be conducted within a detached accessory structure, although
materials may be stored in such a structure.
5. There shall be no signs, outdoor storage, parked vehicles, or other exterior evidence of the
conduct of the home occupation. Neither the dwelling nor the lot shall be altered in appearance
so that it appears other than a residence, either by color, materials, construction, lighting,
sounds, vibrations, or other characteristics.
6. Electrical or mechanical equipment which creates interference in radio, television or telephone
receivers or causes fluctuations in line voltage outside the dwelling unit shall be prohibited.
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7. The home occupation shall not create dust, noise or odors in excess of that normally associated
with residential use.
8. No sales activity shall be conducted from the dwelling except for mail order sales. The
dwelling unit shall not be the point of customer pickup or delivery of products or services, nor
shall a home occupation create greater vehicular or pedestrian traffic than normal for the
district in which it is located.
9. Medical, dental or similar occupations in which patients are seen in the home are prohibited.
10. All conditions attached to the home occupation permit shall be fully complied with at all
times
D. Revocation or Suspension of Permit. The Director may revoke or suspend any permit for a
home occupation if the Director determines that any of the performance and development standards
listed in Subsection C of this Section have been or are being violated, that the occupation authorized
by the permit is or has been conducted in violation of any state statute or City law, or that the home
occupation has changed or is different from that authorized when the permit was issued.
E. Permit Nontransferable. No permit issued for a home occupation shall be transferred or
assigned, nor shall the permit authorize any person other than that named in the permit, to commence
or carry on the home occupation for which the permit was issued.
9.60.120 Pets and Other Animals.
In addition to the required setbacks for structures set forth in this Code for the applicable zoning
district, all pens, cages, corrals, stables and other structures specifically for keeping animals overnight,
other than in the residence, shall be located at least 50 feet from any adjoining existing residential
structure, or, if no residential structure exists, at least 50 feet from such areas where a residential
structure may be legally located. Such areas may be defined by any combination of zoning setback
requirements, easements or recorded CC&R's. Exceptions to this Section may be allowed if a home
occupation permit is approved.
9.60.130 Recreational Vehicle Parking.
A. Purpose. Recreational vehicles may be used for temporary habitation on residentially zoned
property only in accordance with the provisions set out in this Section. Recreation vehicles parked
within a validly established recreation vehicle storage lot or park are exempt from the requirements of
this Section.
B. Definition.For purposes of this Code, a "recreational vehicle" or "RV" shall be defined as any
vehicle designed and used for temporary habitation, including motorhomes, travel trailers and camper
shells. vehicle designed and used for temporary habitation. For purposes of this Section, "parked" and
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"stored" shall mean the same thing and are used interchangeably.
C. Standards.
1. The parking of recreational vehicles is a temporary accessory use and is permitted only on a
residentially zoned lot with an existing occupied dwelling, except that the Director of Planning
and Community Development may issue a minor use permit to use a recreational vehicle at a
construction site for supervisory or guard personnel where it is determined that such use would
not adversely affect surrounding areas and where such use is in accordance with Section ...
(Construction Trailers and Guard Offices).
2. The recreational vehicle shall not be used as either a primary or accessory dwelling by the
resident or owner of the lot on which it is parked. .
3. Recreation vehicles may be parked only on residentially zoned lots with an existing occupied
dwelling.
4. No RV shall be parked on a public or private street, or in any portion of a residential front yard,
including the driveway, for a period which exceeds 72 hours.
5. The vehicle shall be parked out of the public right-of-way on the driveway. RV's may also be
parked in the rear or side yard of the dwelling provided such parking is not within any required
side or rear setbacks.
6. The vehicle shall be self-contained. No water, sewer or electrical connections are permitted.
The operation of electric generators is not permitted.
7. A recreational vehicle shall not be parked on a property for more than a maximum period of
seven consecutive days.
8. Only one recreational vehicle used for temporary habitation is permitted at any one time.
9. The City may impose any additional conditions on the parking and use of the recreational
vehicle deemed necessary by the City to protect the public health, safety and general welfare.
10. The residents and the owner of the main dwelling on the parcel where the recreational vehicle
is parked shall be responsible for ensuring compliance of the vehicle with the requirements of
this Section and shall be subject to any and all enforcement actions by the City for violations
of municipal ordinances and codes relating to such recreational vehicle use.
D. Permit Procedures.
1. Application. Prior to moving a recreational vehicle onto the property, the owner of the property
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or the vehicle shall apply for a minor use permit in accordance with Section .... The application
shall include the following information.
a. Address of dwelling where vehicle will be parked.
b. Name and address of vehicle owner/user.
c. Number of persons to inhabit vehicle.
d. Authorization of resident and/or property owner permitting the temporary use.
e. Description (make, model, year and color) and license number of the vehicle.
L Location on the lot where vehicle will be parked.
g. Approval from the homeowners association, if applicable.
2. Permit. After review of the application by the appropriate City staff in accordance with Section
... , a permit may be granted for a period not to exceed seven consecutive days. False,
fraudulent or misleading information on the application shall be grounds for denial. The permit
shall be displayed in open view on the vehicle.
I Fees.A non-refundable fee shall be required at the time of application in accordance with the
City's current fee schedule.
4. Revocation of Permit. A permit can be revoked if it is determined by the city that the use as
conducted is creating a nuisance or in violation of the municipal codes. The vehicle shall be
removed from the premises within twenty-four hours of issuance of the notice of revocation.
5. Enforcement. Use of a recreational vehicle for temporary habitation shall cease and the vehicle
shall be removed from the property upon expiration or revocation of the applicable minor use
permit or the parking and/or use of the vehicle shall be in violation of this Code. Every day that
a violation continues to exist shall be deemed a separate violation subject to criminal
prosecution or other appropriate legal action.
9.60.140 Screening.
A. Parking Area Screening. Screening of common parking areas shall be provided for all
residential projects in accordance with the requirements for nonresidential uses in Section ....
B. Equipment Screening.
1. Roof -Mounted Equipment. Roof -mounted utility and mechanical equipment, including but
not limited to air conditioning, heating, restaurant exhaust fans, electrical elevator
structures, roof accesses, etc., may be permitted only if screened per the following
requirements:
a. For flat roofs, a screened enclosure behind the parapet wall may be used if it is made to
appear as an integral part of the building. For all roofs, screening shall be an integral part
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of the roof design and not appear as an afterthought.
b. Such screening shall be provided so that the highest point of the equipment is below the
surrounding architectural feature and is screened from view to a minimum horizontal
sight distance of one thousand three hundred twenty feet as viewed from a point five feet
above finish grade, whichever provides the most screening.
c. All roof mounted equipment shall be screened from view of surrounding two-story (or
more) residential development and, where feasible as determined by the city, from
two-story commercial and other types of development.
2. Ground -Mounted Equipment. Ground -mounted utility and mechanical equipment shall be
screened from ground view of surrounding properties. Such screening may consist of
perimeter walls or fencing (if permitted), screen walls, or landscape planting.
3. Solar Equipment. Solar heating equipment, whether roof- or ground -mounted shall be
installed so that the underside of the equipment is not reed► visible from surrounding
properties.
4. Access Ladders. Wall -mounted exterior roof access ladders shall not be permitted where
such ladders face the surrounding area.
C. Facility Screening. Within apartment and condominium projects, storage, trash, and loading
areas shall be screened as follows:
1. Storage Areas. All storage, including cartons, containers, materials, or equipment shall be
screened from public view as required by Section ... (Outdoor Storage and Display).
2. Trash Areas. All outdoor trash and waste bins shall be enclosed by a solid wall not less than
six feet in height in accordance with Section ... Decorative overhead structures such as
trellises shall be integrated into the enclosure design if it is visible from higher terrain.
3. Loading Areas. Loading platforms and areas shall be screened from view from adjacent
streets and residential, open space and recreation areas.
9.60.150 Tennis and Other Game Courts
A. Permits Required Construction of tennis and other game courts, including fencing, may be
permitted as indicated in Table 9-1. All lighted game courts, where permitted per Section ..., shall
require approval of a conditional use permit by the Planning Commission processed in accordance with
Section.....
B. Development Standards. Game courts shall meet the following minimum development
standards:
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1. Fences.A maximum 12-foot high fence (measured from the finished grade of the court) shall
be allowed. Fences may include a dark, non -reflective screening material. If the fencing is
chain link, it shall be vinyl -coated or painted in a dark color such as dark green or black.
2. Setbacks. Minimum setbacks from property lines for game courts shall be:
Front yard:
20 feet
Side yard:
10 feet
Rear yard:
10 feet
If the setback from the rear property line is less than 30 feet, the finish grade of the court shall
be a minimum of four feet lower than the finish grade at the rear property line.
3. Lighting. Game court lighting shall conform to the requirements of Section .... In addition, a
maximum of eight lights (i.e. eight individual light sources) shall be permitted and mounting
standard height shall not exceed 18 feet or as approved by the Planning Commission. Courts
shall not be lighted after 10:00 p.m.
4. G1are.The surface area of any game court shall be designed, painted, colored, and/or textured
to reduce the reflection from any light source.
5. Landscaping. Landscaping shall be installed and maintained between the court fence and
property line. A landscape plan shall be submitted with the building permit application,
reviewed and approved by the city landscape architect, and implemented at the same time as
court construction.
9.60.160 Outdoor Lighting.
All residential land uses shall conform to the nonresidential outdoor lighting standards of Section
.... In addition, residential lighting shall comply with the following requirements:
Outdoor Game Courts. All lighted outdoor recreation uses shall be subject to the provisions
of Section ... for lighted game courts.
2. Height. Building -mounted lights shall be installed below the eave line or below the top of wall
if there are no eaves. Pole or fence -mounted lights shall be located no more than eight feet above grade.
9.60.170 Special Outdoor Events.
A. Outdoor Events. Within residential districts, special outdoor events shall include, but are not
limited to pageants, fairs, carnivals and large athletic events, religious or entertainment events, block
parties, and large neighborhood or community gatherings in temporary outdoor facilities.
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B. Standards. Special outdoor events are permitted in residential districts as indicated in Table
9-1 provided the following requirements are met:
1. Approval of a minor use permit shall be required for events to be attended by more than 50
people, including participants and spectators.
2. Regardless of the number of attendants, activities conducted on property owned by or leased
to the city or on public rights -of -way may require an encroachment permit issued by the Public
Works Director.
3. The event may be permitted for a period not to exceed ten consecutive days. Events conducted
by a single permittee or group which occur more than twice in a calendar year are not
considered temporary and shall not be eligible for a minor use permit.
4. A cash bond or other guarantee for removal of the temporary use and cleanup and restoration
of the activity site within seven days of the activity conclusion may be required.
5. Applications for permits or certificates required by Subsections A. and B. of this Section shall
be referred by the Community Development Department to other affected departments, cities
or public agencies as may be appropriate for review and comment.
6. Related issues, including but not limited to police and security, food and water supply, use of
tents and canopies, fugitive dust control, sanitation facilities, medical services, noise, signage,
fire protection and traffic control, shall be satisfactorily addressed by the applicant, as required
by the Director, Sheriff, Fire Chief or health officer in their administration of other city codes.
Such other codes may require the applicant to obtain permits such as building, electrical, health
and tent permits.
9.60.180 Manufactured Housing and Mobilehomes
. A. Definition. For the purposes of this Zoning Code, the terms "manufactured home" and
"mobilehome" shall mean the same thing, i.e. a residential building transportable in one or more
sections which has been certified under the National Manufactured Housing Construction and Safety
Standards Act of 1974. For purposes of simplicity, the term mobilehome is used in this Section.
B. Mobilehome Parks. In accordance with Section 65852.7 of the state Government Code,
mobilehome parks are permitted in all residential districts if a conditional use permit is approved.
Development standards for such parks shall be the same as for the PD Planned Development District:
minimum 35 percent common open area and minimum perimeter setbacks of 10 feet at any point and
25 feet average over the entire perimeter.
C. Individual Mobilehomes. In accordance with Section 65952.3 et seq of the state Government
Code, individual mobilehomes may be permitted as permanent or temporary residences on single family
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lots within the RVL, RL, RC, RM, and RMH Districts. Prior to release of plans for installation permit
plan check, a site development permit must be approved by the Director. The permit shall not be
approved unless the Director fords that the following standards are satisfied, in addition to the standard
findings for approval of a site development permit per Section ...:
1. District Standards. The mobilehome shall conform to all setback, height and other standards
of the District in which it is located.
2. Foundation. The mobilehome shall be placed on a foundation system meeting the requirements
of Section 18551 of the state Health and Safety Code.
3. Exterior Siding. The exterior siding shall be stucco or other material customarily used in
conventionally built single family dwellings.
4. Roofs. Roofs shall be constructed of fire -retardant composition shingles or tile. Roof pitch shall
be similar to those of roofs of the same material on conventionally -built single family
dwellings in the neighborhood, but in no case less than. a ratio of 3:12.
5. Roof Overhangs. Roofs shall have eave and gable -end overhangs of not less than 18 inches,
measured perpendicularly from the exterior wall.
6. Garages. Mobilehomes shall have garages with the same minimum dimensions and number
of parking spaces as required for single family homes in Section ...
7. Minimum Floor Area. Mobilehomes shall have a minimum interior floor area equal to the
minimum of the district in which it is located, excluding exterior patios, decks, or other
structures.
D. Site Development Permit Required Approval of a site development permit by the Planning
Commission shall be required prior to the placement of an individual mobilehome on a single family
lot.
9.60.190 Family Day Care Facilities
A. Purpose. The purpose of this Section is to provide standards for the establishment and
operation of child or family day care facilities within residential districts consistent with Chapters 3.4
and 3.6 of the state Health and Safety Code.
B. Small Day Care Facilities. Family day care facilities serving six or fewer children are permitted
in all residential districts except the RH District. Such facilities shall conform to the following
requirements:
1. All facilities shall be equipped with fire extinguishers, smoke detectors, and other fire safety
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equipment as specified by the Fire Marshal and/or state regulations.
2. All facilities shall be operated in accordance with state and local health, safety, and other
regulations.
3. All parking and outdoor lighting shall comply with the applicable regulations set forth in
Sections ..., ... and..., respectively.
4. All facilities shall comply with the development standards of the residential district in which
they are located, as set forth in Section ...
C. Large Day Care Facilities. Family day care facilities serving seven to 12 children are permitted
in all residential districts except the RH District if a minor use permit is approved. Such facilities shall
conform to the preceding requirements for small day care facilities plus the following:
1. A minor use permit approved by the Director of Planning and Community Development shall
be required to establish a large family day care facility in accordance with Section .... In
addition, all facilities shall comply with this Section and with any additional requirements
imposed as part of the use permit or of any other applicable permit.
2. No large family day care facility shall be approved on a parcel which is within 500 feet of
another parcel which either already contains such a facility or which has a valid permit for such
a facility.
3. Outdoor activities shall be limited to between the hours of 9:00 a.m. and 7:00 p.m.
9.60.200 Senior Citizen Housing.
A. Purpose. The purpose of this Section is to provide standards for the establishment and
operation of senior citizen housing facilities consistent with Sections 1568.083 et seq and 1569.85 of
the state Health and Safety Code.
B. Senior Citizen Residences. Senior residences, i.e. those with six or fewer residents, shall
conform to the following requirements:
1. All facilities shall be equipped with fire extinguishers, smoke detectors, and other fire safety
equipment as specified by the Fire Marshal and/or state regulations.
2. All facilities shall be operated in accordance with state and local health, safety, and other
regulations.
3. All signs, parking, and outdoor lighting shall comply with the applicable regulations set forth
in Sections ..., ... and ..., respectively.
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4. All facilities shall comply with the development standards of the residential district in which
they are located as set forth in Section ...
C. Senior Group Housing. Senior group housing facilities, i.e. those with seven or more residents,
may be permitted in all residential districts subject to approval of a conditional use permit by the
Planning Commission. Such facilities shall conform to the preceding requirements for senior citizen
residences plus the following:
1. Residential occupancy shall be limited to single persons 55 years of age or over or married
couples with at least one spouse 55 years of age or over.
2. The project may provide, for the exclusive use of the residents, central cooking facilities,
common dining room(s), central laundry facilities, a beauty shop, a barber shop, and a
pharmacy not exceeding 1000 square feet in floor area
9.60.210 Construction and Guard Offices.
The temporary placement of a trailer, recreational vehicle, or other relocatable building, or the
temporary use of a permanent structure on an active construction or grading site to serve as a
construction and/or guard office, and the establishment of a materials and equipment storage yard, may
be permitted subject to approval of a minor use permit processed in accordance with Section ... and the
following requirements:
1. The office shall not be moved onto the site or otherwise established until issuance of a precise
grading permit or, if there is no grading permit, until issuance of a building permit.
2. Any temporary use and/or structure shall be removed from the site prior to the issuance of
certificates of occupancy for the last new building on the site.
3. Any permanent structure or portion of a permanent structure devoted to a temporary use shall
be converted to a permanent permitted use prior to the issuance of certificates of occupancy
for the last new building on the site.
4. The use of a recreational vehicle as a contruction or guard office shall require approval of a
minor use permit by the Director in accordance with Section ....
9.60.220 Trash and Recyclable Materials Storage.
All condominium and apartment projects shall comply with the nonresidential trash and recyclable
materials storage requirements of Section ....
9.60.230 Noise Control.
Residential land uses shall comply with the nonresidential noise control standards set forth in
Section 9-....
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9.60.240 Model Home Complexes.
A. Model Home Complex and Sales Offices. Temporary model home complexes, real estate sales
offices and related signage may be established if a minor use permit is approved in accordance with
Section ... and the following requirements are satisfied:
1. The complex is used solely for the original sale of new homes or the first rental of apartments
in projects of 20 or more units.
2. The complex is located within the area of the project for which it is established. The temporary
sales office shall not be located within 50 feet of an existing dwelling unit which is not a part
of the new project.
3. Notwithstanding other provisions of this Code, the parcel of land on which a temporary real
estate office is established is not required to be a building site provided the parcel is precisely
described.
4. The following structures and facilities are permitted in conjunction with the establishment of
a temporary real estate office in conformance with an approved minor use permit:
a. Model homes in compliance with the zoning regulations applicable to the properties that
are being sold.
b. Garages, attached and detached, in compliance with the zoning regulations applicable to the
properties that are being sold.
c. Temporary sales office buildings or relocatable buildings.
d. Accessory buildings and structures in compliance with the zoning regulations applicable
to the properties that are being sold.
e. Recreational facilities that will become a permanent portion of the project in compliance
with the zoning regulations applicable to the properties that are being sold.
f. Permanent streets and driveways that will be part of the project after the closure of the real
estate office use.
g. Temporary children's playgrounds.
h. Temporary and permanent fencing, walks, and structural amenities.
I. Temporary vehicle parking and maneuvering areas to provide off-street parking as
necessary for employees and guests.
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j. Temporary vehicular accessways.
B. Signs and Flags. Signs and flags in connection with a temporary real estate office shall be
permitted within a tract on the following conditions: [ed. note: these sign standards are placed here
to facilitate ease of use re model home regs. They will also be repeated in the sign reg. chapter.]
(1) The sign copy shall be limited to matters relating to the project within which the signs are
located.
(2) Such signs shall have a time limit of existence concurrent with the use of the permitted
temporary offices.
(3) Temporary project identification signs up to 50 square feet in area and ten feet in height are
permitted at each street entrance, subject to the provisions of Section ... (Signs).
(4) The following advertising devices or activities are expressly prohibited within or outside the
project: flags, banners, balloons, portable trailer signs, or human indicators, except as
specifically approved in a minor use permit and in compliance with Section ... (Signs).
C. Requirements for Approval. Any approving action shall include those conditions and
requirements deemed by the decision -making authority to be necessary or advisable to protect the public
safety and the general welfare, together with adequate guarantees that the structures and facilities will
be removed or made consistent with applicable zoning regulations within 90 days after the expiration
of the permit. In addition to those findings required for the approval of an application, any approving
action for a temporary real estate office shall also include the following findings:
(1) The access, parking and circulation facilities will not result in excess traffic congestion or
traffic safety hazards.
(2) The operation of the real estate office and associated activities will not conflict with adjacent
and nearby residential uses.
D. Time Limitations. A minor use permit for a real estate office may be approved for a maximum
time period of two years from the date of approval.
9.60.250 Condominium Conversions.
A. Purpose. The purpose of this Section is to:
1. Provide standards and criteria for regulating the conversion of rental housing to residential
condominium, community apartment or stock cooperative types of ownership and for
determining when such conversions are appropriate;
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2. Mitigate any hardship to tenants caused by their displacement; and
3. Provide for the public health, safety and general welfare.
B. Applicability. The provisions of this Section shall apply to all conversions of rental housing
into condominiums, community apartments or stock cooperatives notwithstanding any other provision
of this Zoning Code.
C. Use Permit and Subdivision Required. All conversion projects subject to this Section shall
require approval of a conditional use permit in accordance with Section ... and approval of tentative and
final subdivision maps in accordance with Section ...
D. Zoning and Subdivision Standards. Conversion projects shall conform to: (1) the applicable
standards and requirements of the zoning district in which the project is located at the time of approval,
and (2) the applicable provisions of the Subdivision Code.
E. Tenant Notification. Applicants for conversion projects shall be responsible for notifying
existing and prospective .:ntal tenants as follows:
1. Existing Tenants. At least 60 days prior to the filing of an application for conversion of rental
or lease property, the applicant or the applicant's agent shall give notice of such filing in the
form set forth in Section 66452.9 of the state Subdivision Map Act to each tenant of the subject
property. Further, if the conversion project is approved, the applicant shall give all tenants a
minimum of 180 days advance notice of the termination of their tenancy.
2. Prospective Tenants. At least 60 days prior to the filing of an application for conversion of
rental or lease property, the applicant or the applicant's agent shall give notice of such filing
in the form set forth in Section 66452.8 of the Subdivision Map Act to each person applying
after such date for rental or lease of a unit of the subject property. Pursuant to the Subdivision
Map Act, failure of an applicant to provide such notice shall not be grounds to deny the
conversion but shall make the applicant subject to the penalties specified in Section 66452.8
of the Subdivision Map Act.
3. Evidence of Tenant Notification. Each application for conversion shall include evidence to the
satisfaction of the Director that the notification requirements specified in Subsections E-1. and
E-2. of this Section have been or will be satisfied.
F. Tenant Purchase Option. The property owner shall provide tenants with a 90-day preemptive
right to purchase a unit or a right of exclusive occupancy upon more favorable terms and conditions
than those on which such unit or share will be initially offered to the general public. Such right shall
be irrevocable for a period of 90 days after the commencement of sales and notification of the tenant
of such right.
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G. Application Requirements. Each application for a conversion project shall be accompanied by
the following in addition to the standard filing requirements for conditional use permit and subdivision
applications:
1. Engineering Report. An engineering report on the general condition of all structural, electrical,
plumbing and mechanical elements of the existing development, including noise insulation,
and the estimated cost of repair or improvements, if any. The report shall be completed to the
satisfaction of the Director, signed and dated by the Director, and made available to
prospective buyers if the conversion is completed.
2. List of Tenants. A complete mailing list of all tenants occupying the subject property and two
corresponding sets of stamped addressed envelopes. Within 10 days after the filing of the
application, the Director shall notify each tenant of the application, forward a copy of the
engineering report required by Subsection G-1. of this Section, and list the procedures to be
followed. The Director shall mail a notice of public hearing at least 10 days before the hearing
to each tenant on the mailing list.
3. Housing Program. Each application for a conversion project shall be accompanied by a
Housing Program. The program shall include but not be limited to the following:
a. The means by which the provision of affordable rental housing will be achieved; (e.g. by
maintaining affordable rental condominium units within the converted project or by
providing affordable rental units elsewhere in La Quints.)
b. A housing report addressing the balance of housing in the immediate area, including
vacancy rates and other available housing of similar type and rent, the current rents and
estimated monthly payments and fees of the units to be converted, and all improvements
and renovations contemplated;
c. A survey of existing tenants as to their length of occupancy and the number of those who
express the intention of purchasing one of the units; and
d. A relocation plan which- identifies the steps which will be taken to ensure the successful
relocation of each tenant if the conversion is completed The relocation plan shall also state
what specific relocation assistance existing tenants will be given, such as costs relating to
physically moving tenants and their possessions, first months' rent in the tenant's new unit,
security and cleaning deposits, and phone connection and utility deposits. Particular
consideration shall be given to the needs of elderly and disabled individuals, families with
children, and other tenants who may encounter difficulty in finding a new residence.
H. Affordable Units in Condominium Conversions. The provision of affordable dwelling units in
connection with the conversion of apartments to condominiums shall be governed by the provisions of
this Section and of Section ....
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9.60.260 Density Bonuses for Affordable Housing.
A. Purpose.This Section is intended to implement the provisions of: (1) state Government Code
Sections 65915 and 65915.5, which require a local jurisdiction to provide incentives for the production
of affordable housing units; and (2) the City's General Plan Housing Element policies relating to the
provision of affordable housing.
B. Eligibility. A density bonus may be granted to an eligible housing development in any
residential district through approval of a conditional use permit by the City Council (after
recommendation from the Planning Commission). In order to qualify for a density bonus or other
financial incentives of equivalent value as specified in Government Code Section 65915 the developer
of a housing project shall agree to construct one of the following:
1. At least 20 percent of the total units of a housing development for persons and families of
lower income, as defined in state Health and Safety Code Section 50079.5.
2. At least ten percent of the total units of a housing development for very low income
households, as defined in state Health and Safety Code Section 50105.
3. At least 50 percent of the total units of a housing development for "qualifying residents", as
defined in state Civil Code Section 51.2.
Only one density bonus/incentive shall be granted to each project regardless of the number of
preceding qualifying commitments made by the developer.
C. Density Bonus/Incentives. Density bonuses and regulatory concessions and/or incentives shall
require approval of a conditional use permit and shall be subject to the following provisions:
1. Density Bonus. For purposes of this Section and in accordance with Government Code Section
65915, "density bonus" shall mean a density increase of 25% over the otherwise maximum
allowable residential density under the General Plan.
2. General Plan Amendment Required Density increases above the maximum allowed in the
General Plan shall require approval of a General Plan amendment in addition to the required
conditional use permit.
3. Determination of Unit Count. When computing the number of housing units which are to be
affordable, the density bonus shall not be included.
4. Minimum Project Size. A projects must contain at least five dwelling units in order to be
considered for a density bonus.
5. Previous Density Bonuses. The density bonus provision shall not apply to any parcel or project
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SUPPLE14ENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 317195]
area which has previously been granted increased density through a General Plan amendment,
zone change or other permit to facilitate affordable housing.
6. Dispersal of Affordable Units. "Affordable" or "density bonus" units shall be generally
dispersed throughout a development project and shall not differ in appearance from other units
in the development. _
7. Regulatory Incentives. In accordance with Government Code Section 65915, in addition to a
density bonus the City shall grant at least one of the following regulatory concessions and/or
incentives to insure that the residential project will be developed at a reduced cost:
a. A reduction or modification of City code requirements which exceed the minimum building
standards approved by the State Building Standards Commission as provided in Part 25
(commencing with Section 18901) of Division 13 of the Health and Safety Code, including,
but not limited to, a reduction in setback and square footage requirements and in the ratio
of vehicular parking spaces that would otherwise be required.
b. Approval of mixed -use development in conjunction with a multi -family residential project
if commercial, office, industrial or other land uses will reduce the cost of the housing
development and if the project will be compatible internally as well as with the existing or
planned development in the area where the proposed project will be located.
c. Other regulatory incentives or concessions proposed by the developer or the City which
result in identifiable cost reductions.
D. Procedures. The procedures for implementing this Section shall be as follows:
1. Notification to Developer. The City shall, within 90 days of receipt of a written proposal to
utilize a density bonus for affordable housing, notify the developer in writing of the procedures
governing these provisions.
2. CUP Required Affordable housing projects processed under this Section shall require approval
of a conditional use permit by the City Council.
3. Required Findings. In addition to the findings required for conditional use permits generally,
all of the following findings shall be made by the City Council in approving any such permit
granting a density bonus:
a. The number of units permitted by the conditional use permit is compatible with the existing
and planned infrastructure and service facilities serving the site;
b. The developer has demonstrated that the density bonus and adjustment of standards is
necessary to make the project economically feasible; and,
LgsC.............................................................................................................................................................................................. 47
. a15
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 3171951
c. The proposed project is compatible with the goals and policies of the General Plan and
purpose and intent of this Code.
4. Development Standards. When a conditional use permit for affordable housing is approved,
the site development standards specified in the permit shall supersede the otherwise applicable
development and other standards set forth for residential projects in this Chapter.
5. Agreement to Ensure Affordability. Prior to the issuance of a building permit for any dwelling
unit in a development for which "density bonus units" have been awarded or incentives been
given, the developer shall submit documentation which identifies the affordable units and shall
enter into a written agreement with the City to guarantee their continued use by and availability
for low and moderate -income households for 30 years. The agreement shall extend for more
than 30 years if required by the construction or mortgage financing assistance program,
mortgage insurance program, or rental subsidy program. The terms and conditions of the
agreement shall run with the land, shall be binding upon all successors in interest of the
developer, and shall be recorded in the Office of the Riverside County Recorder. The
agreement and other project documents shall also include the following provisions:
a. The developer shall grant the City the continuing right of first refusal to purchase or lease
any or all of the designated units at fair market value;
b. The deeds to the designated units shall contain a covenant stating that the developer or the
developer's successors in interest shall not sell, rent, lease, sublet, assign or otherwise
transfer any interests in such unit without the written approval of the City, confirming that
the sales price of the units is consistent with the limits established for low- and moderate -
income households as adjusted by the Consumer Price Index; and,
c. The City shall also have the authority to enter into other agreements with the developer or
purchasers of the dwelling units as may be necessary to assure that the designated dwelling
units are continuously occupied by eligible households.
E. Condominium Conversions. The creation or continuation of affordable dwelling units in
connection with the conversion of apartments to condominiums shall be governed by the following
provisions:
1. Eligibility.When an applicant for approval to convert apartments to condominiums agrees to
provide at least 33 percent of the total units to persons and families of low or moderate income
as defined in Section 50093 of the Health and Safety Code or 15 percent to lower income
households as defined in Section 50079.5 of the Health and Safety Code and agrees to pay the
reasonably necessary administrative costs incurred by the City in the processing of the
conversion, the City may, through approval of a conditional use permit, either: (a) grant a
density bonus, or (b) provide other incentives of equivalent financial value. However, nothing
in this Section shall be construed to require the City to approve a proposal to convert
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SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... jDraft. 317195]
apartments to condominiums.
2. Equivalent Financial Value. For purposes of this Section "other incentives of equivalent
financial value" shall not be construed to require the City to provide cash transfer payments
or other monetary compensation but may include the reduction or waiver of requirements
which the City might otherwise apply as conditions of conversion approval under the
procedures of Section ... of this Code.
3. Conditions of Approval. The City may place such reasonable conditions on the granting of a
density bonus or other incentives of equivalent financial value as it fords appropriate
4. Ineligiblity.An applicant shall be ineligible for a density bonus or other incentives under this
Section if the apartments proposed for conversion constitute a housing development for which
a density bonus or other incentives were provided under Subsections B and C of this Section.
5. Procedures. Procedures for review of condominium conversions with affordable units shall be
as set forth in Section ... as well as Subsection D of this Section.
9.60.270 Timeshare Regulations.
A. Purpose. The City Council finds that timeshare facilities constitute a commercial hotel use.
Due to the mixed method of operation, hybrid ownership, the potential generation of large numbers of
people and vehicles, and the potential impact on the tourism -related facilities in the City, special
development criteria are warranted. Also, this Section is intended to establish criteria by which
timeshare facilities will function as hoteWmotels. Any conversion of an existing facility to timeshare
use will be required to meet the same standards as new facilities.
B. Definitions. For purposes of this Section, the following definitions shall apply:
1. "Timeshare facility" means a facility in which a person receives the right in perpetuity, for life
or for a specific period of time, to the recurrent, exclusive use or occupancy of a lot, parcel,
unit, or portion of real property for a period of time which has been or will be allocated from
twelve or more occupancy periods into which the facility has been divided. A timeshare use
may be coupled with an estate in the real property or it may entail a license, contract,
membership, or other right of occupancy not coupled with an estate in the real property.
2. "Person" means an individual, firm, partnership, joint venture, association, social club,
fraternal organization, joint stock company, corporation, estate, trust, business trust, receiver,
trustee, syndicate, or any other group or combination acting as a unit.
C. Limits on Occupancy.
1. In no instance shall a person occupy one or more timeshare units in a timeshare facility for
LQZC.............................................................................................................................................................................................. 49
016
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... !Draft: 317195]
more than thirty days. Units which do not meet such criteria shall be considered to be
residential units and shall be subject to all applicable zoning restrictions.
2. Units in a timeshare facility shall not be used as a residence unless:
a. The residential use is allowed by the underlying zone designation; and
b. The residential use was specifically allowed by the conditional use permit or other City
discretionary permit.
D. Where Permitted.
1. Timeshare facilities and conversions to timeshare use are permitted subject to approval of a
conditional use permit only in residential zoning districts and in the CC (Community
Commercial) and CT (Tourist Commercial) districts Such facilities and conversions are
expressly prohibited in all other districts. Further, the conversion of timeshare units to
residential condominium uses is prohibited unless one hundred percent of the units in the
development are converted simultaneously.
2. Timeshare facilities may include other uses, either as minor ancillary uses to the timeshare
facility or independent facilities so long as the specific use is allowed by the underlying zone
designation. Such uses shall meet all City laws and requirements.
E. Development Standards. The following shall constitute the minimum development standards
for timeshare facilities and the conversion of existing facilities to timeshare use. Additional
requirements may be attached to a conditional use permit or other discretionary permit if found to be
necessary to assure that the development is consistent with the purpose of this Section:
1. Setback, Height, and Lot Coverage. The minimum required setbacks and minimum height and
lot coverage shall be those as established in the underlying zone designation. Additional
setbacks and height and lot coverage restrictions may be required to ensure that the facility is
adequately buffered from surrounding uses.
2. Parking. The minimum parking requirements for timeshare facilities shall be those required
by law for hotel/motel uses, plus requirements for ancillary uses (for example, restaurants and
shops). Other uses which are included in the facility, but which are not ancillary uses, shall
meet all requirements of this Code. Additional parking may be required if the design of the
facility and units indicates that additional parking is necessary.
3. Signs. The sign requirements shall be those as established by Section ... of this Code.
4. Management. The management of a timeshare facility shall be in accordance with the
requirements established by the California Department of Real Estate for timeshare uses. An
on -site manager is required.
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SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... I Draft: 317195]
5. Required Facilities. The provision of facilities, amenities, or design features usually associated
with hotels/motels (e.g. lobbies, check -in area, registration desks, service closets, laundry
facilities) shall be required to ensure that the timeshare facility will adequately function as a
hotel/motel.
F. Conversions to Timeshare Uses. The following standards shall apply to conversions of existing
facilities to timeshare uses:
1. The conversion of any type of existing unit or facility to timeshare use shall be subject to the
approval of a conditional use permit. Conversions shall be evaluated in terms of the physical
suitability of the units or facilities for timeshare use. Items to be considered shall include,
without limitation, the general maintenance and upkeep of the structures; general physical
condition of the facility; age of the structures; suitability of the units for the type of occupancy
proposed; availability of kitchen facilities; the age, condition, and general repair of any
recreational facility; the potential impact on nonconverting units within the facility; and
conformance with appropriate building, safety, or fire standards. The upgrading of the facility
may be required to mitigate any identified deficiencies.
2. All facilities converted to timeshare use shall meet all applicable City requirements, including
building, safety, and fire standards.
3. The conversion of apartments to timeshare use shall be subject to the same relocation benefits
as are or may be established for the conversion of apartments to condominiums.
4. Conversion to timeshare use must be explicitly permitted by any covenants, conditions and
restrictions which are recorded against the property proposed to be converted.
G. Application Requirements.
1. In addition to any application requirements established by Section ... [CUP section] and any
other applicable requirements of this Code, the following information shall also be submitted
as part of any application to develop or establish a timeshare facility:
a. Typical floor plans for each timeshare unit;
b. The phasing of the construction of the timeshare use;
c. The type of timeshare method to be used (e.g., fee simple, leasehold, tenancy -in -common,
license, membership) and how such use may be created;
d. The identification of timeshare intervals and the number of intervals per unit;
e. Identification of which units are in the timeshare program, the use of the units not included
LQZC.............................................................................................................................................................................................. 51
01
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 317195]
in the program, and the method whereby other units may be added, deleted, or substituted;
f A description of any ancillary uses which are proposed in conjunction with the timeshare
facility;
g. A description of the availability of the timeshare project and ancillary facilities to the
general public;
h. A description of the method of management of the project and indication of a contact person
or party responsible for the day -today operation of the project;
i. A description of the type and operation of any other uses (residential, commercial, or
recreational) which are included in the facility;
j. The formula, fraction or percentage, of the common expenses and any voting rights
assigned to each timeshare unit and, where applicable, to each unit within the project which
is not subject to the timeshare program;
k. A description of the methods to be used to guarantee the future adequacy, stability, and
continuity of a satisfactory level of management and maintenance;
1. Any restrictions on the use, occupancy, alteration, or alienation of timeshare units;
m. Copies of all enabling documentation, including, but not limited to, articles of
incorporation, bylaws, declarations of covenants, conditions, and restrictions, and
membership or license agreements;
n. Copies of all California Department of Real Estate applications and permits, including any
public report issued;
o. A description of the method to be used in collecting and transmitting the transient
occupancy tax to the City;
p. Any other information or documentation the applicant, the Planning and Development
Director, or the Planning Commission deems reasonably necessary to the consideration of
the project, including any required environmental documents; and
q. Applications for the conversion of any portion of an existing facility to a timeshare facility
shall include the following information in addition to the other information required by this
Subsection:
1. A properly report describing in detail the condition and useful life of the roof,
foundations, and mechanical, electrical, plumbing, and structural elements of all existing
LQZC.............................................................................................................................................................................................. 52
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft. 3171951
buildings and structures. Such report shall be prepared by a registered civil or structural
engineer, a licensed architect, or a licensed general contractor;
2. A descriptive report containing acoustical test data which indicate the noise attenuation
characteristics of the existing party walls and ceilings. The data for such report shall
include a sampling of at least ten percent of the dwelling units involved, but in no case
fewer than two dwelling units, and shall be compiled by a person experienced in the field
of acoustical testing and engineering;
3. If the conversion is of an apartment or condominium facility or any portion thereof, a
certified list of the names and addresses of all tenants residing in the project proposed
to be converted at the time the application is filed, whether or not the unit in which the
tenant resides will be converted;
4. A comprehensive list of all improvements, upgrading, and additional facilities proposed;
and
A report describing all repairs and replacements needed, if any, to bring all structures
into substantial compliance with the Uniform Building Code, Uniform Housing Code,
National Electrical Code, Uniform Plumbing Code, Uniform Fire Code, Uniform
Mechanical Code, and any other building related codes as modified and adopted by the
City.
2. The information required by this section shall be reviewed by the Planning and Development
Director, who will require its revision and resubmittal if found to be inadequate or incomplete.
Any information or documentation not available at the time an application for timeshare
facilities is first submitted, by agreement between the applicant and the City, may be submitted
at a later date. Approval shall be subject to the required documentation being received, and the
failure of an applicant to submit such documentation shall be grounds for disapproval.
H. Required Notice. Public notice shall be given for all conditional use permits associated with
timeshare facilities as required by this Code. In addition, in the event an apartment or condominium
facility or any portion thereof is proposed to be converted to a timeshare facility, written notice shall
be mailed to all persons residing in the facility, whether or not the unit in which the person resides will
be converted, not less than ten days prior to the Planning Commission hearing. Such notice shall be
mailed by the Planning Department at the expense of the applicant, and shall state the following:
1. The date, time, place, and purpose of the hearing;
2. Notification that if the permit is approved, tenants may be required to vacate the premises;
3. Notification that if the permit is approved, the property owner will be required to give all
tenants a minimum of one hundred twenty days' notice to vacate. However, such notice shall
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OI3
SUPPLEMENTAL RESIDENTIAL REGULATIONS...................................................................................... [Draft: 3171951
not restrict the exercise of lawful remedies pertaining to, but not limited to, tenants' defaults
in the payment of rent or defacing or destruction of all or a part of the rented premises; and
4. A description of any available relocation benefits to be provided by the project applicant.
I. Required Findings. In addition to the requirements for findings of fact as established by
California law or other provisions of this Code, the approval of a conditional use permit for a timeshare
facility shall require the following additional findings:
1. The proposal is in conformance with the City's General Plan, this Section, and other applicable
requirements of this Zoning Code;
2. The property is physically suitable for use as a timeshare facility; and
3. The use of the property as a timeshare facility will not cause an undue burden on adjacent and
nearby property owners.
J. Transient Occupancy Tax. Timeshare facilities shall be subject to all applicable provisions of
Chapter 3.24 of the Municipal Code.
i sxcs
. r.rT.
LQZC............................................................................................................................................................................................. 54
CHAPTER 9.70: NONRESIDENTIAL DISTRICTS
Sections:
9.70.010
Summary of District Regulations ..................... 1
9.70.020
CR Regional Commercial District ..................... 2
9.70.030
CP Commercial Park District ........................ 2
9.70.040
CC Community Commercial District .................. 2
9.70.050
CN Neighborhood Commercial District ................ 2
9.70.060
CT Tourist Commercial District ...................... 3
9.70.070
CO Office Commercial District ....................... 3
9.70.080
CV Village Commercial District ...................... 3
9.70.090
UM Urban Mix District ............................. 3
9.70.0100
MC Major Community Facilities District ............... 4
9.70.0110 Summary of District Regulations.
A. Purpose. This Chapter contains the purpose and intent of each nonresidential district.
B. Permitted Uses. Section ... specifies the land uses allowed in each nonresidential district.
C. Development Standards. Development standards (such as minimum setbacks and maximum
building heights) for each nonresidential district are contained in Chapter ....
D. Supplemental Regulations. Sections and page numbers containing supplemental regulations
applicable to nonresidential uses are as follows:
9.100.010
Purpose and Intent ...................
19
9.100.020
Parking and Signs ...................
19
9.100.030
Fences and Walls ....................
19
9.100.040
Landscaping ........................
21
9.100.050
Screening ..........................
21
9.100.060
Detached Accessory Structures .........
24
9.100.070
Satellite Dish and Other Antennas .......
25
9.100.080
Christmas Tree Sales .................
25
9.100.090
Halloween Pumpkin Sales .............
26
9.100.100
Produce Stands .....................
27
9.100.110
Outdoor Vendors ....................
27
9.100.120
Outdoor Storage and Display ..........
28
9.100.130
Sidewalk Sales and Commercial Events ..
29
9.100.140
Special Outdoor Events ...............
30
9.70.020 CR Regional Commercial District.
9.100.150 Outdoor Lighting ...................
31
9.100.160 Caretaker Residences ................
38
9.100.170 Construction Trailers and Guard Offices .
38
9.100.180 Relocatable Buildings ................
39
9.100.190 Recycling Collection Facilities .........
39
9.100.200 Trash and Recyclable Materials Storage ..
41
9.100.210 Noise Control ......................
43
9.100.220 Operational Standards ................
44
9.100.230 Hazardous Waste and Materials ........
45
9.100.240 Service Station Standards .............
47
9.100.250 Child Day Care Centers ..............
48
9.100.260 Senior Group Housing ...............
50
9.100.270 Single Room Occupancy (SRO) Hotels ..
50
9.100.280 Bus Stop Benches and Shelters .........
51
A. Purpose and Intent. To provide for the development and regulation of regionally -oriented
commercial areas located along the Highway 111 corridor as shown on the General Plan. The CR
district is intended to provide a broad range of goods and services serving the entire region.
Representative land uses include corporate headquarters, regional service centers, research and
development facilities, major community facilities, major medical facilities, overnight commercial
lodging, entertainment, and automobile -oriented sales and services.
NONRESIDENTIAL DISTRICTS
B. Permitted Uses. Section ... lists permitted land uses.
: 416195
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
9.70.030 CP Commercial Park District.
A. Purpose and Intent. To provide for the development and regulation of heavy commercial and
light industrial uses located within the Highway 111 corridor as shown on the General Plan.
Representative uses include automobile repair, warehousing and storage, office/showroom,
office/warehouse, high-tech light manufacturing, and similar uses which serve the needs of the local
and regional trade area
B. Permitted Uses. Section ... lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
9.70.040 CC Community Commercial District.
A. Purpose and Intent. To provide for the development and regulation of medium- to large-scale
commercial areas located at the intersections of arterial highways as shown on the General Plan. The
CC district is intended to provide for the sale of general merchandise, hardware and building materials,
food, drugs, sundries, personal services, and similar goods and services to meet the needs of a multi -
neighborhood area.
B. Permitted Uses. Section ... lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
9.70.050 CN Neighborhood Commercial District.
A. Purpose and Intent. To provide for the development and regulation of small-scale commercial
areas located at the intersections of arterial highways as shown on the General Plan. The CN district is
intended to provide for the sale of food, drugs, sundries, and personal services to meet the daily needs
of a neighborhood area.
B. Permitted Uses. Section ...:lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
2
NONRESIDENTIAL DISTRICTS [Draft: 4161951
9.70.060 CT Tourist Commercial District.
A. Purpose and Intent. To provide for the development and regulation of a narrow range of
specialized commercial uses oriented to tourist and resort activity, located in areas designated on the
General Plan. Representative land uses include destination resort hotels, conference -oriented hotels and
motels, eating and drinking establishments, accessory retail and personal service shops, and recreational
uses.
B. Permitted Uses. Section ... lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
9.70.070 CO Office Commercial District.
A. Purpose and Intent. To provide for the development and regulation of office -oriented uses
serving the local and regional trade area, located as shown on the General Plan. Representative land
uses include financial, medical, legal, professional service uses, and limited accessory retail uses.
B. Permitted Uses. Section ... lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
9.70.080 CV Village Commercial. District.
A. Purpose and Intent. To enhance the Village area as the center of a year-round commercial,
residential, recreational, and community government center in accordance with the General Plan and
the Village at La Quinta Specific Plan. The CV district includes the areas designated Village
Commercial and Urban Mix on the General Plan. Representative land uses include specialty
commercial, eating and drinking establishments, professional offices, neighborhood commercial uses,
and, within the Urban Mix area, high density residential uses sited above or adjacent to commercial
uses.
B. Permitted Uses. Section ... lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
9.70.090 UM Urban Mix District.
A. Purpose and Intent. To provide for expansion of the Village commercial area into the area
bordering on Tampico north of the village park, and to foster a distinctly "urban mix" configuration of
3
NONRESIDENTIAL DISTRICTS
[Draft. 4161951
commercial uses in that area with high density residential uses sited above or adjacent to the
commercial uses.
B. Permitted Uses. Section ... lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
9.70.0100 MC Major Community Facilities District.
A. Purpose and Intent. To provide for major community facilities such as government offices, fire
and police stations, post offices, public schools, libraries, community centers, and corporate yards at
locations identified on the General Plan.
B. Permitted Uses. Section ... lists permitted land uses.
C. Development Standards. Section ... and Table 9- ... contain development standards and
illustrations.
4
CHAPTER 9.90: NONRESIDENTIAL DEVELOPMENT STANDARDS
Sections:
9.90.010 Maximum Building Height ..................... 14
9.90.020 Roof Projections .............................. 14
9.90.030 Wall Projections .............................. 15
9.90.040 Table of Development Standards ................ 15
9.90.050 Irregular Lots ................................ 19
9.90.060 Setbacks from Surface Easements ............... 19
9.90.010 Maximum Building Height.
For purposes of this Code, the maximum height of buildings and other structures shall be
defined as the vertical distance from finish grade to an imaginary plane above the building site. The
imaginary plane shall be established above and parallel to the finish grade adjacent to the exterior
walls at a vertical distance equal to the specified maximum height. This definition is illustrated in
Figure 9-... following:
FIGURE 9-...:
MAXIMUM BUILDING HEIGHT
STRUCTURE MAY NOT PENETRATE IMAGINARY PLANE
II '
Height
I
II
II i
Max. I I _ } _
Height
Grade proun
d E erior Wal s
Fintsh
L-
9.90.020 Roof Projections.
A. Encroachments Permitted. Notwithstanding Figure 9-... preceding, architectural features
not containing usable floor space, such as chimneys, towers, gables, and spires, are permitted to
extend 15 feet above the maximum structure height set forth in Table 9-... following if approved
as part of a site development or other permit. The aggregate floor or "footprint" area of such
architectural features shall encompass no more than ten percent of the ground floor area of the
structure
B. Antennas. Satellite dish or other antennas shall not extend above the maximum structure
height specified in Table 9-... (see Section ... for other antenna regulations).
14
NONRESIDENTIAL DEVELOPMENT STANDARDS [Draft: 4110195]
9.90.030 Wall Projections.
A. Permitted Encroachments. Roof overhangs, chimneys, awnings and canopies may encroach
a maximum of three feet into any of the required setbacks specified in Table 9-... following
provided such projections do not extend over the property line.
B. Prohibited Encroachments. Seating windows, balconies, exterior stairways, and similar
features shall not encroach into required setbacks.
9.90.040 Table of Development Standards.
Table 9-... following and Figures 9-..., 9-..., and 9-... of this Chapter set forth standards for the
development of property within nonresidential districts. Notwithstanding Table 9-..., different
standards shall apply if special zoning symbols, described in Section ..., are designated on the
Official Zoning Map.
15"
NONRESIDENTIAL DEVELOPMENT STANDARDS [Draft: 4110195]
TABLE 9-...: NONRESIDENTIAL DEVELOPMENT STANDARDS
DISTRICT
DEVELOPMENT STANDARD
CR*
CP
CC
CN
CT
CO
CV
UM
MC
Min.- Max. Building Site (acres)
n/a
n/a
10 or
1-20
n/a
n/a
n/a
n/a
n/a
more
Max. Structure Height (ft.)'
50
35
40
35
40
40
**
**
40
Max. Number of Stories
4
2
3
2
3
3
**
**
3
Max. Floor Area Ratio (FAR)2
.35
.25
.30
.25
.25
.30
**
**
n/a
From Highway I I I Right-
50/
50/
50/
n/a
n/a
n/a
n/a
n/a
n/a
of -Way (R/W)'
50
50
50
From all other Primary Image
Corridor' Rights -of -Way `
30/
20
30/
20
30/
20
30/
20
30/
20
30/
20
**
**
30/
20
Min.
Perimeter
From all other Perimeter
Street Rights-of-Way
20/
15
20/
15
20/
15
20/
15
20/
15
20/
15
**
**
20/
15
Building/
Landscape
Setbacks
(in ft.)4
From residential districts and
50/
501
50/
30/
30/
30/
**
**
30/
PR, OS, & GC districts'
10
10
10
15'
15'
15 5
15'
From abutting cmrcl, office,
10/5
1015
1015
10/5
1015
10/5
**
**
10/5
It. industrial, & MC projects
Min. setback from interior property lines
0
0
0
0
0
0
**
**
0
within the same project
Signs and Parking
See Sections ... and ...
Fences and Walls
See Section ...
Landscaping and Screening
See Sections ... and ...
* Specific plan approval required for development or land division in the CR district.
* * [Development standards in CV and UMDistricts to be consistent with The Village at La Quinta
Specific Plan -- to be determined after further discussion with the Planning Commission and staff.]
' All min. perimeter setbacks shall be increased one foot for every foot in height that bldg. is above 35'.
z FAR means the gross floor area of all buildings divided by the building site area.
' The following are applicable Primary Image Corridors as identified in the General Plan: Washington
Street, Jefferson Street, Fred Waring Drive, Calle Tampico, Eisenhower Drive (from Tampico to
Washington St.)
4 Landscape setback shall consist of landscaped area within the building setback. Number given is
minimum average landscaped setback over the applicable street frontage. The remaining building
setback may contain parking, driveways, and similar facilities. In addition to above landscape
setbacks, interior landscaping shall be required as a percentage of the net project area as follows:
parking areas: min. five percent; nonparking areas: min. five percent (also see Section ....).
s For buildings over one story in CN, CT and CO Districts, setbacks shall be increased to 40/20.
16 ( 2 `�
NONRESIDENTIAL DEVELOPMENT STANDARDS [Draft: 4110195]
FIGURE 9-...
DEVELOPMENT STANDARDS:
NONRESIDENTIAL DISTRICTS (EXCEPT CV AND UM)
CR, CP AND CC DISTRICTS:
Min.20' 3uildin
Setback from a
Perimeter Strer
R.O.W.'s (other tl
Primary Image Corr
Min. 50' Building Setback
-from Highway III--Right-of Way
Min. beiandscape Setback
I
t
Min. 50' Building
Setback from Residential,
PR, OS, and GC Districts
E
w
Min. 1 O' Building Setback from
Abutting Commercial, Office,
Industrial, and MC Projects
INTERIOR LANDSCAPING REQUIRED IN ALL DISTRICTS (in addition
to landscape setbacks)) AS A PERCENT OF NET PROJECT AREA:
WITHIN PARKING AREAS: 5%
WITHIN NON -PARKING AREAS: 5%
Max. FAR's:
CR=.35
CP=.25
CC=.30
Mi 1. 30' Building
Setb ck'from Primary
Imag Corridors (other
tha Highway 111)
Max. FAR's:
CN, CT, CO, AND MC DISTRICTS: CN = .25
CT = .25
CO = .30
(MC: nla)
Project Boundary
I
Min. 20' 'iuildin
I
Setback from a
Perimeter Streit
R.O.W.'s (other t
an
Mir.
3"' Buildin g
Primary Image Corr
dons)
gg
Setb
k from Primary
IL
Im
g3 Corridors
WL Is, Setback
(SQ' (Or over one moryry Mkt. 5' tce�Setdack
Min. 30' Building Min. 10' Building Setback from
Setback from Residential, Abutting Commercial, Office,
PR, OS, and GC Districts Industrial, and MC Projects
(40' for bldgs. over one story)
17
NONRESIDENTIAL DEVELOPMENT STANDARDS [Draft: 4110195]
FIGURE 9—...
DEVELOPMENT STANDARDS:
CV AND UM DISTRICTS
TO BE ADDED AFTER DEVELOPMENT
STANDARDS ARE DETERMINED
18
NONRESIDENTIAL DEVELOPMENT STANDARDS [Draft: 41101951
9.90.050 Irregular Lots.
A. Purpose.The purpose of this Section is to provide standards for the establishment and measurement
of setbacks on irregular lots.
B. Perimeter Setbacks. Perimeter setbacks shall be measured from theproperty line or the ultimate street
right-of-way line, whichever results in the larger setback.
C. Pie -Shaped Lots. Setbacks on pie -shaped lots shall be measured at the closest point between the
building and the angled lot line.
D. Flag or Panhandle Lots.
Definition. For purposes of this Section, "panhandle lot", "flag lot", "panhandle building site", and
"flag building site" all mean the following: a lot or building site having its only vehicular access
by way of a narrow accessway which serves no other property and which is less than 40 feet wide
and more than 20 feet long.
2. Setbacks.All perimeter setbacks shall be measured from property lines, except that the property line
adjacent and most perpendicular to the "panhandle" portion of the lot shall be extended across that
portion and serve as the basis for measuring setbacks in that area.
3. No Structures in Panhandle. No structures shall be permitted in the panhandle portion of the lot nor
shall that portion be credited to minimum lot area requirements.
E. Determination by Director. Where a building site is situated such that any of the property lines are
not readily determinable, required setbacks shall be as determined by the Director in compliance with the
following criterion: required setbacks shall not permit the placement of buildings on the site in a manner that
will constitute a grant of special privileges inconsistent with the limitations placed on other properties in
the vicinity and incompatible with surrounding uses.
9.90.060 Setbacks from Surface Easements.
Where a surface easement for street, vehicular access, bikeway, or recreation trail purposes has been
granted across any portion of a lot, the building setback shall be measured from the property line or to the
edge of easement, whichever is closer to the building.
19
CHAPTER 9.80: PERMITTED NONRESIDENTIAL USES
Sections:
9.80.010 Development Permits Required ................... 5
9.80.020 NR Overlay Uses .............................. 5
9.80.030 Table of Permitted Uses ........................ 5
9.80.010 Development Permits Required.
Table 9-... of this Chapter specifies whether a land use or structure is permitted within a zoning
district. However, in most cases development to establish a use also requires approval of a site
development permit and/or other pennits as set forth in Section ....
9.80.020 NR Overlay Uses.
In accordance with the General Plan, no residential uses shall be established within the NR
Nonresidential Overlay district except for incidental residential uses which:
1. Are a part of a larger mixed use project with predominantly nonresidential uses;
2. Are no more than 20 percent of the total project square footage;.
3. Are well integrated into the larger development, i.e. not a separate use;
4. Serve a legitimate necessary purpose for the development such as employee housing;
5. Have a high ratio of affordability; and
6. Are approved by the City as an integral part of the overall mixed use project.
9.80.030 Table of Permitted Uses.
A. Uses and Structures Permitted. Table 9-...: "Permitted Nonresidential Uses", following, spec-
ifies those uses and structures which are permitted within each nonresidential district. The letters in the
columns beneath the district designations mean the following:
1. "P": Permitted as a principal use within the district.
2. "A": Permitted only if accessory to the principal use on the site.
3. "C": Permitted as a principal or accessory use if a conditional use permit is approved.
4. "M": Permitted as an accessory use or temporary use if a minor use permit is approved.
5. "T": Permitted as a tempor= use only.
6. " V : The use is prohibited in the district.
B. Uses Not Listed in Table. Land uses which are not listed in Table 9... are not permitted unless
the Community Development Director or the Planning Commission determines that such use is within
one of the permitted use categories listed preceding (principal, accessory, conditional, or temporary use)
in accordance with Section ....
5
PERMITTED NONRESIDENTIAL USES
[Draft. 416195
TABLE 9- ...: PERMITTED NONRESIDENTIAL USES
DISTRICT
P = Principal Use M W Minor Use Permit
A =Accessory Use T = Temporary Use Permit.
a'�
H
o e
0 E
C= Conditional Use Permit X= Prohibited Use
��
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E.
OE
U
UCJ
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U
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LAND USE
CR
CP
CC
CN
CT
CO
CV
UM
MC
Retail Uses
Retail stores under 10,000 sq/ft floor area per business
P
A
P
P
A
A
*
P
X
Retail stores', 10,000-50,000 sq/ft floor area
P
X
P
P
X
X
*
X
X
Retail stores', over 50,000 sq/ft floor area
C
X
C I
X
X
X
*
X
X
Food, liquor, and convenience stores under 10,000 sq/ft
P
A
P
P
A
A
*
P
X
floor area, open less than 18 hours/day'
Food, liquor, and convenience stores under 10,000 sq/ft
C
X
C
C
C
X
*
C
X
floor area, open 18 or more hours/day'
Plant nurseries and garden supply stores, with no
C
X
C
X
X
X
*
C
X
propagation of plants on the premises, subject to §...
(Outdoor Storage and Display)
Showroom/catalog stores, without substantial onsite
P
P
P
X
X
X
*
X
X
inventory
General Services
Barber shops, beauty, nail and tanning salons and
P
A
P
P
P
A
*
P
X
similar uses
Miscellaneous services such as travel services, photo
P
A
P
P
P
A
*
P
X
developing, videotape rentals, shoe repair, appliance
repair, and similar uses
Laundromats and dry cleaners -- except central cleaning
P
X
P
P
P
X
*
P
X
plants
Printing, blueprinting and copy services
P
P
P
P
P
P
*
P
X
Pet grooming -- without overnight boarding
P
I X
I P
I P
P
X
*
P
X
' Such as supermarkets, furniture stores, appliance stores, building material stores (except lumber yards),
and similar.
'With no consumption of alcohol on the premises.
* [Uses consistent with The Village at La Quanta Specific Plan -- uses to be determined after discussion with
Planning Commission and staff. (May require separate table.)]
6
0 .
PERMITTED NONRESIDENTIAL USES
[Draft: 416195]
TABLE 9-...: PERMITTED NONRESIDENTIAL USES (coast.)
P = Principal Use M = Minor Use Permit
A =Accessory Use T = Temporary Use Permit
C = Conditional Use Permit X = Prohibited Use
DISTRICT
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9
g a
LAND USE
CR.
CP
CC
CN
CT
CO
CV
UM
MC
Office Uses and Health Services
Banks
P
X
P
P
P
P
*
P
X
General and professional offices
P
X
P
P
P
P
*
P
C
Medical offices -- physicians, dentists, optometrists,
chiropractors, and similar practitioners
P
X
P
P
P
P
*
P
X
Medical centers/clinics -- four or more offices in one
building
P
X
P
C
X
P
*
C
X
Surgicenters
P
X
P
X
X
P
*
X
X
Hospitals
C
X
X
X
X
X
*
X
C
Convalescent hospitals
C
X
C
X
X
X
*
X
C
Veterinary clinics/animal hospitals, and pet boarding
(indoor only)
C
C
C
X
X
X
*
X
X
Dining, Drinking, and Entertainment Uses
Restaurants, other than drive-in or fast food
P
A
P
P
P
A
*
X
A
Restaurants, drive-in or fast food
P
A
P
C
P
A
*
X
X
Restaurants, counter take-out with ancillary seating,
such as yogurt, ice cream, pastry shops, and similar
P
P
P
P
P
P
*
P
A
Bars, taverns, and cocktail lounges
C
C
C
X
C
C
*
X
X
Dancing or live entertainment as a principal use
C
X
C
X
C
X
*
X
X
Dancing or live entertainment as an accessory use
A
I X
I C
C
I C
I C
*
X
X
Theaters, live or motion picture
C
I XA
C
I X
I C
I X
*
X
X
[Uses consistent with The Village at La Quinta Specific Plan -- uses to be determined after discussion with
Planning Commission and staff. (May require separate table.)]
PERMITTED NONRESIDENTIAL USES
[Draft. 416195)
TABLE 9-...: PERMITTED NONRESIDENTIAL USES (cont.)
P = Principal Use M = Minor Use Permit
A =Accessory Use T = Temporary Use Permit
C = Conditional Use Permit X = Prohibited Use
DISTRICT
G "
Ua
o
f°
oU
E
LAND USE
CR.
CP
CC
CN
CT
CO
CV
UM
MC
Recreation Uses
Bowling, pool or billiard centers as a principal use
C
X
C
X
C
X
*
X
X
Pool or billiard tables as accessory use Q tables or less)
A
A
A
A
A
A
*
X
X
Game machines, 11 or more (as either a principal or
accessory use)
C
X
C
C
C
X
*
X
X
Game machines as an accessory use, ten or fewer
machines
A
A
A
A
A
A
*
X
X
Golf courses and country clubs (see GC District
permitted uses, § ...)
X
X
X
X
C
X
*
X
X
Tennis clubs or complexes
C
X
C
X
X
X
*
X
C
Health clubs, martial arts studios, and dance studios,
5000 sq/ft floor area or less
M
M
M
M
M
M
*
X
A
Health clubs, martial arts studios, and dance studios,
over 5000 sq/ft floor area
C
C
C
C
C
C
*
X
X
Libraries and museums
P
X
P
C
P
P
*
X
P
Parks, unlighted playfields, and open space
P
P
P
P
P
P
*
X
P
Lighted playfields
X
X
X
X
X
X
*
X
C
Bicycle, equestrian and hiking trails
P
P
P
P
P
P
*
P
P
Indoor pistol or rifle ranges
X
C
X
X
X
X
*
X
X
Miniature golf/recreation centers
C
I X
X
X
C
X
*
X
X
Assembly Uses
Lodges, union halls, social clubs and senior citizen
centers
C
C
C
C
X
X
*
X
C
[Uses consistent with The Village at La Quinta Specific Plan -- uses to be determined after discussion with
Planning Commission and staff. (May require separate table.)]
8 I
PERMITTED NONRESIDENTIAL USES
[Draft: 41619J
TABLE 9-...: PERMITTED NONRESIDENTIAL USES (cont.)
P = Principal Use M = Minor Use Permit
A = Accessory Use T = Temporary Use Permit
C=Conditional Use Permit X=Prohibited Use
DISTRICT
-a
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E
"a
a
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-a
O o
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LAND USE
CR
CP
CC
CN
CT
CO
CV
UM
MC
Churches, temples and other places of worship
C
C
C
C
X
C
*
X
X
Mortuaries and funeral homes
C
C
C
X
X
X
*
X
X
Public and Semi -Public Uses
Fire stations
P
P
P
P
X
P
*
P
P
Government offices and police stations
P
P
P
P
P
P
*
P
P
Communication towers and equipment, subject to
Chapter ...
C
C
C
C
C
C
C
C
C
Electrical substations
C
C
C
X
X
X
*
X
C
Water wells and pumping stations
C
C
C
X
X
X
*
X
C
Reservoirs and water tanks
X
X
X
X
X
X
*
X
C
Public flood control facilities and devices
P
P
P
P
P
P
*
P
P
Colleges and universities
C
X
X
X
X
X
*
X
C
Vocational schools, e.g. barber, beauty and similar
C
C
C
X
X
C
*
C
C
Private elementary, intermediate and high schools
C
C
C
C
C
C
*
C
C
Private swim schools
C
X
C
X
X
X
*
X
C
Train, bus and taxi stations
C
X
C
X
C
X
*
X
C
Helicopter pads
X
X
X
X
C
X
*
X
C
Public or private kennels and animal shelters (with
indoor or outdoor pet boarding)
X
C
X
X
X
X
*
X
C
[Uses consistent with The Village at La Quinta Specific Plan — uses to be determined after discussion with
Planning Commission and staff. (May require separate table.)]
PERMITTED NONRESIDENTIAL USES
[Draft. 4/6/7
TABLE 9-...: PERMITTED NONRESIDENTIAL USES (cont.)
P = Principal Use M = Minor Use Permit
A = Accessory Use T = Temporary Use Permit
C= Conditional Use Permit X= Prohibited Use
DISTRICT
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A
LAND USE
CR
CP
CC
CN
CT
CO
CV
UM
MC
Residential, Lodging, and Child Care Uses
Multi -family dwellings as a primary use § ...
X
X
X
X
X
X
*
P
X
Residential as an accessory use, subject to § ...
X
X
X
X
X
X
*
M
X
Child day care facilities, centers and preschools as a
principal use, subject to § ... (also, see Accessory Uses)
C
C
C
C
X
C
*
X
C
Senior group housing, subject to § ...
C
X
X
X
X
X
*
X
X
Rooming and boarding houses
C
X
X
X
X
X
*
C
X
Single room occupancy (SRO) hotels, subject to § ...
C
X
X
X
X
X
*
X
X
Emergency shelters
P
P
P
P
P
P
*
P
P
Transitional shelters
C
X
X
X
X
X
*
X
C
Mixed -use projects: residential and office/commercial
C
X
X
X
X
X
*
C
X
Hotels and motels
C
X
C
X
C
X
*
X
X
Caretaker residences
M
M
M
M
M
M
*
M
M
Automotive Uses
(subject to §...: Outdoor Storage and Display)
Gas and service stations
C
C
C
C
X
X
*
X
X
Car washes
C
C
C
X
X
X
*
X
X
Auto body repair and painting; transmission repair
X
C
X
X
X
X
*
X
X
Auto repair specialty shops, providing minor auto
maintenance: tire sales/service, muffler, brake, lube and
tune-up svcs -- not including major engine or drivetrain
repair
C
C
C
X
X
X
*
X
X
Auto and motorcycle sales and rentals
C
I C
I X
t X
X
X
*
X
X
Truck, recreation vehicle, and boat sales
C
I C
I X
I X
X
X
*
X
X
[Uses consistent with The Village at La Quinta Specific Plan — uses to be determined after discussion with
Planning Commission and staff. (May require separate table.)]
10
PERMITTED NONRESIDENTIAL USES
[Draft: 4161951
TABLE 9-...: PERMITTED NONRESIDENTIAL USES (coat.)
P = Principal Use M = Minor Use Permit
A =Accessory Use T =Temporary Use Permit
C = Conditional Use Permit X = Prohibited Use
DISTRICT
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LAND USE
CR
CP
CC
CN
CT
CO
CV
UM
MC
Truck and/or equipment rentals
C
C
X
X
X
X
*
X
X
Auto parts stores, with no repair or parts installation on
the premises
P
P
P
C
X
X
*
X
X
Auto or truck storage yards, not including dismantling
X
C
X
X
X
X
*
X
X
Private parking lots/garages as a principal use subject to
§..., Parking
C
X
C
X
X
X
*
X
X
Warehousing and Heavy Commercial Uses
(subject to §... : Outdoor Storage and Display)
Wholesaling/distribution centers, with no sales to
consumers
C
P
X
X
X
X
*
X
X
General warehouses, with no sales to consumers
C
P
X
X
X
X
*
X
X
Mini -storage warehouses
X
P
X
X
X
X
*
X
X
Lumber yards, outdoor (see retail stores for indoor
lumber sales)
X
C
X
X
X
X
*
X
X
Pest control services
C
C
X
X
X
X
*
X
X
Plumbing repair shops
C
P
X
X
X
X
*
X
X
Contractor, public utility and similar equipment/storage
yards
C
C
X
X
X
X
*
X
C
Central cleaning or laundry plants
C
C
C
X
X
X
*
X
X
Communication or relay facilities/antennas as a primary
use
C
C
C
C
C
C
*
C
C
[Uses consistent with The Village at La Quinta Specific Plan -- uses to be determined after discussion with
Planning Commission and staff. (May require separate table.))
PERMITTED NONRESIDENTIAL USES
[Draft. 416195)
TABLE 9-...: PERMITTED NONRESIDENTIAL USES (cont.)
IP = Principal Use M = Minor Use Permit
A = Accessory Use T =Temporary Use Permit
C=Conditional Use Permit X=Prohibited Use
DISTRICT
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LAND USE
CR
CP
CC
CN
CT
CO
CV
UM
MC
Industrial and Research Uses
Indoor manufacture and assembly of components or
finished products from materials such as cloth, fiber,
fur, glass, leather, stone, paper (except milling),
plastics, metal, and wood
X
P
X
X
X
X
*
X
X
Research and development
P
P
X
X
X
X
*
X
X
Recording studios
P
P
X
X
X
X
*
P
X
Bottling plants
X
P
X
X
X
X
*
X
X
Sign making, except sandblasting
P
P
X
X
X
X
*
X
X
Sign making, including sandblasting
X
P
X
X
X
X
*
X
X
Recycling centers as a primary use, collection and
sorting only, subject to § ...
X
C
X
X
X
X
*
X
C
Offsite hazardous waste facilities, subject to § ...
X
C
X
X
X
X
*
X
X
Accessory Uses and Structures
Portable outdoor vending uses (such as flower stands,
hotdog stands, etc.), subject to §...
M
M
M
M
M
M
*
M
M
Swimming pools as an accessory use
M
M
M
X
A
M
*
A
A
Signs, subject to § ...
A
A
A
A
A
A
*
A
A
Fences and walls, subject to § ...
A
A
A
A
A
A
*
A
A
Antennas and satellite dishes, subject to § ...
A
A
A
I A
A
I A
*
A
A
Reverse vending machines subject to § ...
A
A
A
A
X
X
*
X
A
Recycling,dro off bins, subject to § ...
M
A
M
M
X
X
*
X
A
[Uses consistent with The Village at La Quinta Specific Plan — uses ,to be determined after discussion with
Planning Commission and staff. (May require separate table.))
12
PERMITTED NONRESIDENTIAL USES
[Draft. 4161951
TABLE 9-...: PERMITTED NONRESIDENTIAL USES (cont.)
P = Principal Use M = Minor Use Permit
A =Accessory Use T =Temporary Use Permit
C r Conditional Use Permit X = Prohibited Use
DISTRICT
-4
y
iG o
U
-a
a.
o
U
H
dd
o
o.W
S. e
. o
^�U
o �
'`
U
� �
� o
U
v
�
o
U.
-:ep
79
LAND USE
CR
CP
CC
CN
CT
CO
CV
UM
MC
Incidental products or services for employees or
businesses, such as child day care, cafeterias, and
business support uses
A
A
A
A
A
A
*
A
A
Other accessory uses and structures which are customarily
associated with and subordinate to the principal use on the
premises and are consistent with the purpose and intent of
the zoning district, as determined by the Director.
A
A
A
A
A
A
*
A
A
Temporary Uses
Christmas tree sales, subject to § ...
T
T
T
T
X
X
*
X
T
Halloween pumpkin sales, subject to § ...
T
T
T
T
X
X
*
X
T
Stands selling fresh produce in season, subject to § ...
T
T
T
T
X
X
*
X
T
Use of relocatable building, subject to §...
T
T
T
T
T
T
*
T
T
Construction trailers and guard offices, subject to § ...
T
T
T
T
T
T
*
T
T
Special outdoor events, subject to § ...
T
T
T
T
T
T
*
T
T
Sidewalk sales, subject to § ...
T
T
T
T
T
T
*
T
X
Other Uses
Fortune telling and palmistry
C
X
C
X
X
X
*
X
X
Adult entertainment businesses, subject to § ...'
C
X
X
X
X
X
*
X
X
Other principal, accessory or temporary uses not listed
in this Table.
Per § ..., Director or Planning Commission to determine
whether use is permitted.
3 Property must also be located within the AE (Adult Entertainment) overlay district in accordance with §
[Uses consistent with The Village at La Quinta Specific Plan -- uses to be determined after discussion with
Planning Commission and staff. (May require separate table.)]
13
CHAPTER 9.300: DEFINITIONS
9.300.010 Purpose and Applicability.
This Chapter shall be known as the Zoning Code definitions. The purpose of these provisions is
to promote consistency and precision in the interpretation of this Code. The meaning and construction
of words and phrases as set forth shall apply throughout this Code except where the context of such
words or phrases clearly indicates a different meaning or construction.
9.300.020 Use of Terms.
A. Rules for Construction of Language. The following general rules of construction shall apply
to the textual provisions of this Code:
1. The specific shall supersede the general.
2. The word "shall' is mandatory. The word "may" is discretionary. The word "should" identifies
a regulation or design guideline which must be followed in the absence of compelling opposing
considerations identified by the City decision -making authority.
3. In the case of any difference of meanings or implication between the text regarding a provision
of the Code and any title, heading, caption, or illustration, the text shall control.
4. Unless the context clearly indicates otherwise, words used in the present tense include the
future, words used in the singular include the plural, and words used in the plural include the
singular.
5. Unless the context clearly indicates otherwise, certain conjunctions shall be interpreted as
follows:
a. "And" indicates that all connected items or provisions shall apply.
b. "Or" indicates that the connected items or provisions may apply singly or in any
combination.
c. "Either ... or" indicates that the connected items or provisions shall apply, but not in
combination.
6. Unless otherwise indicated, all public officials, bodies and agencies to which reference is made
are those of the City of La Quinta.
B. Time Periods. The use of the term "days" to describe a specific time period does not include the
day the action was taken but does include all subsequent days unless the last day falls upon a Saturday,
Sunday, or a legal City holiday, in which case the next business day shall be the last day of the time
period.
1
DEFINNTIONS [Draft. 31271951
9.300.030 Definition of Terms.
Abandoned means a structure or use, the development or operation of which has been ceased or
suspended.
Abutting or adjacent means two or more parcels sharing a common boundary at one or more points.
Accessory building or structure means a building or structure, the use of which is subordinate and
incidental to the main building or use on the same parcel.
Accessory use means a land use subordinate and incidental to the principal use on the same parcel.
Actual construction means the actual placing of construction materials in their permanent position
fastened in a permanent manner except that where a basement is being excavated, such excavation shall
be deemed to be actual construction, or where demolishing or removal of an existing building or
structure has begun, such demolition or removal shall be deemed to be actual construction, providing
in all cases that actual construction work be diligently carried on until the completion of the entire
building or structure involved.
Administrative office means a place of business for the rendering of service or general
administration, but not including retail sales.
Adult business or adult entertainment business. See section ....
Advertising device or display. See sign definitions, section
Alley means a public or private way not more titan 29 `-et permanently reserved as a
secondary means of access to abutting property.
Alteration means any physical change in the internal or external composition of a building or other
structure.
Animal hospital or animal clinic. See veterinary clinic.
Antenna means a device for transmitting or receiving radio, television, satellite, microwave, or any
other transmitted signal.
Apartmentmeans a dwelling unit within an apartment building designed and used for occupancy
by one family on a rental basis.
Apartment building or Apartment project means a building or group of buildings in a single
ownership with three or more dwelling units per building and with most or all units occupied on a rental
%1
DEFINITIONS !Draft: 3127195
basis.
Area, project net. See Project net area.
Attached structures means two or more structures which are physically connected with a wall, roof,
deck, floor, bearing or support structures, trellises, architectural features or any other structure, fixture
or device that exceeds 30 inches in height above the finished grade.
Attached dwelling or attached residential. See Dwelling, attached.
Automobile repair specialty shop means a retail and service place of business engaged primarily
in light repair and sale of goods and services for motor vehicles, including brake, muffler and tire shops
and their accessory uses. Heavier automobile repair such as major body and paint work, transmission
repair, or engine repair are not included in this definition.
Automobile service station. See gas station. means a retail place of business engaged primarily in
the sale of motor fuels and supplying those incidental goods and services which are required in the day-
to-day operation of motor vehicles. A convenience store or minimart accessory to the automotive use
may be included.
Automobile wrecking or Automobile dismantling means the storage or taking apart of damaged or
wrecked vehicles or the sale of such vehicles or their parts.
Awningmeans a roof -like cover that is attached to and projects from the wall of a building for the
purpose of decoration and/or providing shielding from the elements.
Basementmeans a habitable building level which is partly or completely underground. A basement
shall be counted as a building story if more than five feet of the height of any portion is above adjoining
finish grade.
Bed and breakfast or 'B & B" means an establishment primarily engaged in providing temporary
lodging (i.e. less than 30 days) for the general public with access provided through a common entrance
to guest rooms having no cooking facilities. Meals may or may not be provided.
Bedroom means any habitable room other than a kitchen, bathroom, hallway, dining room, or living
room.
Berm means a mound or embankment of earth.
Billboard See sign definitions in section ....
Boarding house means any building or portion thereof with access provided through a common
3
r� ,I ()
DEFINITIONS [Draft: 3127195]
entrance to guest rooms having no cooking facilities. Guest rooms are rented on a monthly basis or
longer and meals are provided.
Buildable area means the portion of a parcel remaining after deducting all required setbacks and
meeting any requirements regarding maximum lot coverage or minimum open area.
Building means an enclosed structure having a roof supported by columns or walls.
Building height means the height of a building relative to the surrounding ground area.
Measurement of maximum building height is defined in Sections ... and ....
Building, main means the building containing the main or principal use of the premises.
Building, reocatable means a building which is not placed on a permanent foundation and is
designed to be movable from one location to another without the need for a special permit such as that
required to move a conventional house. Relocatable buildings include but are not limited to
mobilehomes, construction trailers, and modular buildings.
Building site means a parcel or contiguous parcels of land established in compliance with the
development standards for the applicable zoning district and the City's Subdivision Code.
Building site area means the horizontal area within a building site expressed in square feet, acres,
or other area measurement.
Building site coverage. See Lot coverage.
Building site, panhandle or flag. See Lot definitions
Building site, through means a building site having frontage on two parallel or approximately
parallel streets. [see "lot, through"]
Business park. See Industrial park.
Caretaker means a person who lives on the premises for the purposes of managing, operating,
maintaining or guarding the principal use or uses permitted on the premises.
Carport means a roofed structure or a portion of a building which is open on two or more sides for
the parking of automobiles belonging to the occupants of the property.
Cellarmeans a non -habitable building level which: (1) has more than one-half of its height below
the adjoining finish grade at all points; and (2) has a floor area no more than one-half that of the floor
immediately above. A cellar is not counted as a building story.
4
DEFINITIONS [Draft. 3127195]
Certificate of occupancy or certificate of use and occupancy means a permit issued by the City
prior to occupancy of a structure or the establishment of a land use to assure that the structure or parcel
is ready for occupancy or use and that all ordinance requirements and project conditions of approval
are fulfilled.
Child day care center or preschool means a child day care facility operated by a person,
corporation or association used primarily for the provision of daytime care, training or education of
children at any location other than their normal place of residence. The maximum number of children
accommodated is determined by state licensing provisions and city use permit conditions.
Child day care facility means, consistent with section 1596.750 of the state Health and Safety
Code, a facility which provides nonmedical care to children under 18 years of age in need of personal
services, supervision, or assistance essential for sustaining the activities of daily living or for the
protection of the individual on less than a 24-hour basis. Child day care facility includes both child day
care centers and child day care homes.
Child day care home or family day care home means, consistent with section 1596.78 of the state
Health and Safety Code, a child day care facility which regularly provides care, protection and
supervision of 12 or fewer children in the provider's own home, including children under the age of ten
years who reside at the home.
City means the city of La Quinta.
City council means the city council of the city of La Quinta.
Cleaning plant or laundry plant means a central processing facility for dry cleaning or laundering
of clothing and fabrics collected from and returned to patrons and dry cleaning and laundry agencies.
.Clinic, medical means an organization of medical doctors providing physical or mental health
service and medical or surgical care of the sick or injured, but not including inpatient or overnight care.
Clubmeans an association of persons for some common purpose, but not including organizations
which provide goods or services and which are customarily carried on as businesses.
Code means this Zoning Code unless another code, ordinance or law is specified.
Commercial means operated or conducted on a frequent basis for the purpose of financial gain.
Commercial center. See Shopping center.
Commercial recreation means any use or activity where the primary intent is to provide
amusement, pleasure or sport but which is operated for financial gain. It includes establishments where
4
DEFINITIONS %Draft: 3127195
food and beverages are sold as a secondary or ancillary use, but does not include restaurants, nightclubs
and cocktail lounges.
Commercial vehicle means a vehicle customarily used as part of a business for the transportation
of goods or people.
Commissionmeans the planning commission of the city of La Quinta unless another commission
is indicated.
Community care facility. See Residential care facility.
Community apartment project means a project in which an undivided interest in the land is coupled
with the right of exclusive occupancy of any apartment located thereon.
Condominiummeans, consistent with section 1351 of the state Civil Code, an undivided interest
in common in a portion of real property coupled with a separate interest in space in a residential,
industrial or commercial building on such real property, such as an office or store or multifamily
dwelling. A condominium may include, in addition, a separate interest in other portions of such real
property.
Congregate care facility means a facility providing care on a monthly basis or longer and which
is the primary residence of the people it serves. It provides services to the residents such as the
following: dining, housekeeping, security, medical, transportation and recreation. Any commercial
services provided are for the exclusive use of the occupants of the facility. Such a facility may be
located in more than one building and on contiguous parcels within the building site.
Congregate living facility means a single family residential facility which is licensed by the state
to provide living and treatment facilities on a monthly or longer basis for six or fewer developmentally
disabled persons or six or fewer persons undergoing treatment for alcohol or drug abuse and which is
permitted in single family residences by operation of state law. (see also "residential care facility")
Convalescent home or Convalescent hospital means a facility licensed by the state department of
health services which provides bed and ambulatory care for more than six patients with postoperative
convalescent, chronic illness or dietary problems and persons unable to care for themselves, including
persons undergoing psychiatric care and treatment both as inpatients and outpatients, but not including
persons with contagious diseases or afflictions. A convalescent home may also be known as a nursing
home, convalescent hospital, rest home, or home for the aged.
Conversion project means an apartment house or multiple or group dwelling which is existing,
under construction or for which building permits have been issued, and which is proposed for
conversion to a residential condominium, community apartment, residential stock cooperative or
planned development.
1
DEFINITIONS [Draft: 31271951
Corner lot. See definitions under Lot.
County means the county of Riverside unless another county is indicated.
Day care center. See Child day care center.
Decision -making authority or decision -making body means a person or group of persons charged
with making decisions on proposals, applications, or other items brought before the city.
Density means the number of dwelling units per gross acre, unless another area measurement is
specified.
Detached building or structure means a building or other structure that does not have a wall or roof
in common with any other building cr structure.
Developmentmeans, on land or in or under water: the placement or erection of any solid material
or structure; discharge or disposal of any dredged material or of any gaseous, liquid, solid or thermal
waste; grading, removing, dredging, mining or extraction of any materials; change in the density or
intensity of use of land, including but not limited to subdivision pursuant to the Subdivision Map Act,
and any other division of land, including lot splits, except where the land division is brought about in
connection with the purchase of such land by a public agency for public recreational use; change in the
intensity of use of water, or of access thereto; construction, reconstruction, demolition or alteration of
the size of any structure, including any facility of any private, public or municipal utility; and the
removal or harvesting of major vegetation other than for agricultural purposes.
Director or Planning and Development Director means the Planning and Development Director
of the city or the Director's authorized agent or representative.
District. See Zoning district.
District, Nonresidential. See Nonresidential District.
District, Residential. See Residential District.
District, Special Purpose. See Special Purpose District.
Drive-inor drive-thru means designed or operated so as to enable persons to receive a service or
purchase or consume goods while remaining within a motor vehicle.
Driveway means a vehicular passageway providing access from a public or private street to a
structure or parking area or, in the case of residences, to a garage, carport, or legal parking space. A
driveway is not a street.
7
DEFINITIONS [Draft: 3127195]
Driveway approach means a designated area between the curb or traveled way of a street and the
street right-of-way line that provides vehicular access to abutting properties. When vehicular access to
a building site is provided by way of a common driveway, the driveway approach is the line of
intersection where the individual driveway abuts the common driveway.
Duplex means a permanent building containing two dwelling units on a single lot.
Dwellingmeans a building or portion thereof designed and used for residential occupancy, but not
including hotels or motels.
Dwelling, attached means a main dwelling unit attached to one or more other main dwelling units
by means of a roof or interior wall.
Dwelling, main or primary residence means the dwelling unit permitted as the principal use of a
parcel, either by itself or with other dwelling units (as in multifamily buildings).
Dwelling, multifamily means a building containing three or more dwelling units on a single lot or
building site.
Dwelling, single-family means one main dwelling unit on a single parcel or building site.
Dwelling, single-family detached means a single family dwelling not attached to any other main
dwelling.
Dwelling, patio home means a single family detached dwelling shifted to one side of the lot; i.e.
placed on the lot so that one side setback is zero or nearly zero and the other side setback is larger than
if both side setbacks were approximately equal.
Dwelling, two -unit attached means a main dwelling unit attached to one other main dwelling unit
by means of a roof and/or interior wall, with each dwelling unit occupying its own lot.
Dwelling, townhome means a main dwelling unit attached typically to two or more other main
dwelling units by means of a roof and/or interior wall, with each dwelling unit occupying its own lot.
Dwelling unit means one or more rooms, including a bathroom and kitchen, designed and used for
occupancy by one family for living and sleeping purposes.
Dwelling unit, second. See Second residential unit.
Easement means a recorded right or interest in the land of another which entitles the holder thereof
to some use, privilege or benefit in, on, over or under such land.
8
DEFINITIONS [Draft: 31271951
Educational institution means a private or public elementary or secondary school, college or
university qualified to give general academic instruction equivalent to the standards prescribed by the
state board of education.
Elevation means the vertical distance above sea level.
Employee's quarters means quarters, with or without cooking facilities, for the housing of domestic
employees and located upon the same building site occupied by their employer.
Enclosed means roofed and contained on all sides by walls which are pierced only by windows,
vents or customary entrances and exits.
Exceptionmeans a city -approved deviation from a development standard based on the following
types of findings by the decision -making authority:
(1) A general finding such as that notwithstanding the exception, the resulting project will still
be consistent with the goals and/or policies underlying the development standard; and
(2) One or more specific findings justifying the particular exception requested.
Familymeans one or more persons occupying one dwelling unit. The word "family" includes the
occupants of congregate living and residential care facilities, as defined herein, serving six or fewer
persons which are permitted or licensed by the state. The word "family" does not include occupants of
a fraternity, sorority, boardinghouse, lodging house, club or motel.
Family day care home. See Child day care home.
Flag. See sign definitions, section
Flag lot or panhandle lot. See definitions under Lot.
Flood means a general and temporary condition of partial or complete inundation of land areas
from the overflow of inland and tidal waters, the rapid accumulation of runoff of surface waters from
any source, or mudslides (i.e., mudflows) which are proximately caused or precipitated by
accumulations of water on or under the ground.
Flood insurance rate map (FIRS or Flood boundary and floodway map mean the official maps
provided by the Federal Emergency Management Agency (FEMA) which delineate the areas of special
flood hazard, the risk premium zones and the floodways applicable to the city.
Floodplainmeans the land area adjacent to a watercourse and other land areas susceptible to being
inundated by water.
W
DEFINITIONS [Draft: 3127195J
Floodproofing means any combination of structural and nonstructural additions, changes or
adjustments to structures which reduce or eliminate flood damage to real estate or improved real
property, water and sanitary facilities, structures and their contents.
Floodway means the channel of a river or other watercourse and that part of the floodplain
reasonably required to discharge the base flood without cumulatively increasing the water surface
elevation more than one foot.
Floor area, gross. See Gross floor area.
Floor area, livable. See Livable floor area.
Floor area ratio means the numerical value obtained by dividing the gross floor area of all
buildings, except parking structures, located on a building site by the building site area.
Fraternity house or Sorority house means a building or portion of a building occupied by a chapter
of a regularly organized college fraternity or sorority officially recognized by an educational institution.
Freestanding sign. See sign definitions, section ....
Front lot line. See definitions under Lot line.
Gas station or service station.
Garage means a building or portion of a building used primarily for the parking of motor vehicles.
General plan means the General Plan of the city of La Quinta.
Government Code means the California Government Code.
Grade, average means the elevation determined by averaging the highest and lowest elevations of
a parcel, building site, or other defined area of land.
Grade, average finish means the elevation determined by averaging the highest and lowest
elevations of a parcel, building site, or other defined area of land after final grading.
Grade, finish means the ground elevation at any point after final grading.
Grading means the filling, excavation or other movement of earth for any purpose.
Granny flat or Granny housing means a secondary dwelling unit which is: (1) intended for the sole
occupancy of one or two adult persons 62 years of age or over, and (2) located on a parcel containing
10
DEFINITIONS [Draft: 3127195]
an existing single family detached dwelling. The floor area of an attached granny flat does not exceed
30 percent of the existing floor area of the primary single family residence and the floor area of a
detached granny flat does not exceed 1200 square feet. (See also Second residential unit).
Grazing means the act of pasturing livestock on growing grass or other growing herbage or on dead
grass or other dead herbage existing in the place where grown as the principal sustenance of the
livestock so grazed.
Gross acreage means the land area, expressed in acres, within a parcel or group of contiguous
parcels minus any right-of-way for arterial highways not including collector streets. Each acre so
determined is a gross acre.
Gross density. See Density.
Gross floor are. means the total square footage of all floors of a building, including the exterior
walls but excluding courtyards and other outdoor areas.
Gross lot or parcel area. See Lot area, gross.
Ground floor area means all enclosed area within the ground floor of a structure, including exterior
walls and mechanical spaces. Carports, garages, accessory buildings, and parking structures are
included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and
walkways are not included.
Ground sign. See freestanding sign in sign definitions, section ....
Guest house means an attached or detached dwelling unit which has sanitary facilities and which
is used primarily for sleeping purposes by members of the family occupying the main residence and
their non-paying guests.
Habitable area see Livable floor area.
Habitable room means any room usable for living purposes, which includes working, sleeping,
eating, cooking or recreation, or a combination thereof. A room designed and used only for storage
purposes is not a habitable room.
Hazardous waste means a waste or combination of wastes which, because of its quantity,
concentration, toxicity, corrosiveness, mutagenicity, or flammability, or its physical, chemical, or
infectious characteristics, may: 1) cause or significantly contribute to an increase in mortality or an
increase in serious irreversible or incapacitating reversible illness; or 2) pose a substantial present or
potential hazard to human health or the environment when improperly treated, stored, transported,
disposed of, or otherwise managed.
11
DEFINITIONS [Draft: 3127195J
Home for the aged. See Convalescent home.
Home occupation means an occupation or activity conducted as an accessory use within a dwelling
unit incidental to the residential use of the property. See section ....
Hospital means a facility licensed by the state department of health services providing clinical,
temporary or emergency service of a medical, obstetrical, surgical or mental health nature to human
patients.
Hotel means any building or portion thereof with access provided through a common entrance,
lobby or hallway to guest rooms which are rented on a weekly basis and which has cooking facilities
in less than 25 percent of the guest rooms.
Identification sign. See sign definitions, section ....
Industrial park, Business parr or Office park means a nonresidential development wherein the
permitted uses are planned, developed, managed and maintained as a unit, with landscaping, amenities,
and common offstreet parking provided to serve all uses on the property.
Intensity means the level of development or activity associated with a land use, as measured by one
or more of the following:
1. The amount of parking required for the use per Section ....
2. The operational characteristics of the use such as hours of operation, the inclusion of dancing
or live entertainment as part of the use, or similar characteristics.
3. The floor area occupied by the use.
4. The percentage of the building site occupied by the use or by the structure containing the use.
Interior lot line. See definitions under Lot line.
Kennel or animal shelter means any property where four or more dogs, four or more cats, or other
small animals over the age of four months, are kept or maintained for any purpose except veterinary
clinics and hospitals,
Kitchen means any room all or part of which is designed and/or used for the cooking or other
preparation of food.
Land use. See Use.
Land use intensity. See Intensity.
Landfill, sanitary means an area designed and used for the disposal of solid waste on land by
12
DEFINITIONS fDraft: 3127195
spreading it in layers, compacting it and covering it daily with soil or other approved cover material.
Laundry plant. See Cleaning and laundry plant.
Livable floor area means the interior area of a dwelling unit which may be occupied for living
purposes by humans, including basements and attics (if permitted). Livable floor area does not include
a garage or any accessory structure.
Live entertainment means any act, play, revue, pantomime, scene, dance, or song, or any
combination of the foregoing performed in person by one or more persons whether or not they are
compensated for their performance.
Living Area. See Livable floor area.
Lodging house. See Boarding house.
Lotmeans an area of land under one ownership which is identified as a lot or parcel on a recorded
final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate
of compliance, or lot line adjustment. The terms lot and parcel are interchangeable for purposes of this
Code. Types of lots and their definitions are as follows:
■ Corner lot means a lot abutting two streets
intersecting at an angle of not more than
135 degrees. If the angle of intersection is
more than 135 degrees, the lot is an
"interior lot".
■ Flag or panhandle lot means a lot
connected to the street with a narrow
access portion less than 40 feet wide and
more than 20 feet long and situated so that
another lot is located between the main
portion of the flag lot and the street.
■ Interior lot means a lot abutting only one
street or abutting two streets which
intersect at an angle greater than 135
degrees.
ACCESS PORTION
STREET
FROWr
LarLNE
�REVERSED
CORNER
L4T
FLAGLOTOR
REAR VMD
SIDE
NYARD
KEY LOT
r� �y
y INTERIOR LOT
•• ASMNG WT LINE
FRONT r/uo THROUGH LOT
FRONT 1 1 REAR C,QRNER LOT
E%TDgOR mJO� rawer ..
STREET
Lot Types and Lot Lines
■ Key lot means a lot with a side lot line that abuts the rear lot line of one or more adjoining lots.
■ Reverse corner lot means a corner lot, the rear of which abuts the side of another lot.
13
DEFINITIONS [Draft: 31271951
■ Through lot means a lot with frontage on two parallel or approximately parallel streets.
Lot area means the horizontal land area within a lot expressed in square feet, acres, or other area
measurement.
Lot coverage or Building site coverage means the cumulative ground floor area of the structures
on a lot expressed as a percentage of the net lot area. For purposes of this definition, "ground floor area"
shall mean all enclosed area within the ground floor of a structure, including exterior walls and
mechanical spaces. Carports, garages, accessory buildings, and parking structures are included in
ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways
are not included.
Lot frontage means the length of the front lot line.
Lot line or Property Line means any boundary of a lot. The classifications of lot lines and their
definitions are as follows:
■ Front lot line means the following:
• on an interior lot, the line separating the lot from the street;
• on a corner lot, the shorter line abutting a street. (If the lot lines are equal or approximately
equal, the Director shall determine the front lot line.)
• on a through lot, the lot line abutting the street providing primary access to the lot.
■ Interior lot line means any lot line not abutting a street.
■ Rear lot line means a lot line which does not intersect the front lot line and which is most
distant from and most parallel to the front lot line. In the case of an irregularly -shaped lot or a
lot bounded by only three lot lines, the rear lot line is a ten -foot long line parallel to and most
distant from the front lot line for the purposes of determining setbacks and other provisions of
this Code.
■ Side lot line means any lot line which is not a front or rear lot line.
Lowest floor means, with regard to flood protection, the lowest floor of the lowest enclosed area,
including a basement or cellar. An unfinished or flood -resistant enclosure, usable solely for parking of
vehicles, building access or storage in an area other than a basement area, is not considered a building's
lowest floor provided that such enclosure is not built so as to render the structure in violation of the
applicable design requirements of the FP overlay district, section ....
Manufactured home. see Mobilehome.
Master plan of arterial highways means a component of the circulation element of the city's general
14
DEFINITIONS [Draft: 31271951
plan designating adopted and proposed routes for all commuter, secondary, primary and major
highways within the city.
Master plan of drainage means an engineering report outlining the drainage facilities needed for
the proper development of the city.
Median means a paved or planted area separating a street or highway into opposite -direction travel
lanes.
Medical clinic. See Clinic, medical.
Ministorage facility means a building containing various size storage compartments not exceeding
500 square feet each, wherein each compartment is offered for rent or lease to the general public for the
private storage of materials excluding materials sold at the facility or delivered directly to customers.
Minor use permit. See section
Mobilehome or manufactured home means a residential building transportable in one or more
Sections which has been certified under the National Manufactured Housing Construction and Safety
Standards Act of 1974.
Mobilehome park or Mobilehome development means
accommodate mobilehomes for human habitation, including
recreation facilities, and other ancillary structures and facilities.
and mobilehome subdivisions. See section
Monument sign. See sign definitions, section ....
any area or tract of land used to
pads for mobilehomes, clubhouses,
The term includes mobilehome parks
Motelmeans a building or group of buildings containing guest rooms rented on a weekly basis or
less, with cooking facilities in less than 25 percent of the guest rooms and with most or all guest rooms
gaining access from an exterior walkway.
Multifamily dwelling or residence. See Dwelling, multifamily.
Net site area or Net lot area means the total land area within the boundaries of a parcel after
ultimate street rights -of -way and easements that prohibit the surface use of the site are deducted.
Net project area means all of the land area included within a development project excepting slopes
with a ratio of 2:1 or steeper and those areas designated for public and private road rights -of -way,
schools, public parks, and other uses or easements which preclude the use of the land therein as part of
the development project.
15
DEF17VMONS [Draft: 31271951
Noncommercial coach means a vehicle, with or without motive power, designed and equipped for
human occupancy for classrooms and other nonresidential and noncommercial uses.
Nonconformity means a land use, lot or structure which was lawful when established or constructed
but, due to subsequent ordinance changes, is not in conformance with this Zoning Code. The term
nonconformity does not include illegal uses, lots, or structures, i.e. which were not lawful when
established or constructed. See section ....
Nonconforming use means a land use which was lawful and in conformance with the applicable
zoning ordinances when established but which, due to subsequent ordinance changes, is not currently
permitted in the zoning district in which it is located or is permitted only upon the approval of a use
permit and no use permit has been approved. See section ....
Nonconforming lot means a lot or parcel which was lawful and in conformance with the applicable
zoning ordinances when established but which, due to subsequent ordinance changes, does not conform
to the current development standards applicable to the zoning district in which it is located. See section
Nonconforming structure means a structure which was lawful and in conformance with the
applicable zoning ordinances when constructed but which, due to subsequent ordinance changes, does
not conform to the current development standards applicable to the zoning district in which it is located.
See section ....
Nursery, day care. See Child day care facility.
Nursing home. See Convalescent home.
Office park. See Industrial park.
Official zoning map. See Zoning map.
Offsite hazardous waste facility means any structures, other appurtenances or improvements on
land and all contiguous land serving more than one producer of hazardous waste, used for the treatment,
transfer, storage, resource recovery, disposal, or recycling of hazardous waste, including but not limited
to:
(1) Incineration facilities (Le,. rotary kiln, fluid bed, etc.);
(2) Residual repository (i.e. receiving only residuals from hazardous waste treatment facilities);
(3) Stabilization/solidification facilities;
(4) Chemical oxidation facilities;
(5) Neutralization/precipitation facilities; or
(6) Transfer/storage facilities.
16
DEF17VMONS [Draft: 3127195]
Open space means any parcel or area of land or water, public or private, which is reserved for the
purpose of preserving natural resources, for the protection of valuable environmental features, or for
providing outdoor recreation or education. Open space does not include roads, driveways or parking
areas not related to recreational uses, any buildings, building setback areas or the required space
between buildings, or surface utility facilities.
Open space, usable means open space which is predominately level (i.e. slopes less than five
percent) but which may contain some steeper land (i.e. with slopes up to 20 percent) which has utility
for picnicking or passive recreation activities and which complements surrounding usable open space.
Usable open space is a minimum of 15 feet in width and 300 square feet in area and may include
structures and impervious surfaces such as tot lots, swimming pools, basketball courts, tennis courts,
picnic facilities, walkways, or bicycle trails.
Outdoor advertising sign. See Billboard in sign definitions, section ....
Paragraphmeans a portion of this zoning code beginning immediately after an upper case letter
e.g. A, and extending to the next such upper case letter, e.g. B. (Usage example: "...as stated in
paragraph A of this section...") (see also Section and Subsection.)
Parcel means an area of land under one ownership which is identified as a lot or parcel on a
recorded final map, parcel map, record of survey recorded pursuant to an approved division of land,
certificate of compliance or lot line adjustment. The terms lot and parcel are interchangeable for
purposes of this Code.
Panhandle lot or flag lot. See definitions under Lot.
Parking accessway means a vehicular passageway that provides access and circulation from a street
access point into and through a parking lot to parking aisles and between parking areas.
0
Parking structure means a structure which is open or enclosed and is used for the parking of motor
vehicles.
Parkwaymeans the area of a public street that lies between the curb and the adjacent property line
or physical boundary, such as a fence or wall, which is used for landscaping and/or passive open space.
Patio home. See Dwelling, patio home
Permitted use means a land use allowed within a zoning district under this zoning code and subject
to the applicable provisions of this code.
Personmeans any individual, firm, copartnership, joint venture, association, social club, fraternal
organization, company, joint stock association, corporation, estate, trust, organization, business,
17
DEFINITIONS [Draft: 3127195]
receiver, syndicate, public agency, the state of California or its political subdivisions or
instrumentalities, or any other group or combination acting as a unit.
Planned unit development means a residential, commercial, office, industrial or other type of
development characterized by comprehensive planning for the entire project, the clustering of buildings
to preserve open space and natural features, and provision for the maintenance and use of open space
and other facilities held in common by the property owners within the project.
Pole sign. See sign definitions, section ....
Portable sign. See sign definitions, section ....
Precise plan or Precise plan of development means the plan or plans for a project, development,
or other entitlement approved by the decision -making authority. A precise plan may include site,
grading, architecture, landscaping plans and may also include a plan text describing the project design,
development phasing, and other characteristics.
Precise plan of highway alignment means a plan, supplementary to the master plan of arterial
highways, which establishes the highway centerline and the ultimate right-of-way lines and may
establish building setback lines.
Primary residence. See Main dwelling.
Principal use means the primary or predominant use of any parcel or structure.
Project area means all of the land area included within a development project excepting those areas
designated for public and private road rights -of -way, schools, public parks, and other uses or easements
which preclude the use of the land therein as part of the development project. See also Net project area.
Projecting sign. See sign definitions, section
Property line means a lot line or parcel boundary.
Public agency means the United States, the state, the county or any city within the county, or any
political subdivision or agency thereof.
Rear lot line. See definitions under Lot line.
Recreational vehicle or RV means any vehicle designed and used for temporary habitation,
including motorhomes, travel trailers and camper shells.
18
DEFIMMONS [Draft: 31271951
Recycling means the process by which waste products are reduced to raw materials and transformed
into new products.
Relocatable building. See Building, relocatable.
Residential care facility or Community care facility means a residential facility which is licensed
by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer of
the following: wards of the juvenile court, elderly persons, mentally disordered persons, handicapped
persons, or dependent and neglected children. Such a facility is permitted in all types of residences by
operation of state law. (see also "congregate living facility")
Residential, multifamily. See Dwelling, multifamily.
Residential, single-family. See Dwelling, single-family.
Restaurant means any use providing for the preparation, retail sale, and consumption on site of
food and beverages. Restaurants include, but are not limited to, cafes, coffee shops, sandwich shops,
ice cream parlors, fast food take-out and drive -through stores, bars, cocktail lounges, and places of
business with similar uses. If any seating is provided in conjunction with a store where there is the
preparation and retail sale of food and beverages, that use shall be classified as a restaurant. The term
restaurant may include the licensed sale of alcoholic beverages for consumption on the premises.
Restaurant, drive-thru means a restaurant with one or more automobile lanes which allow for the
ordering and dispensing of food and beverages to patrons who remain in their vehicles.
Rest home. See Convalescent home.
Retail means the selling of goods or merchandise directly to the ultimate consumer.
Reverse vending machine means a machine which accepts recyclable materials, such as aluminum
cans, newspapers, or other materials, from the public and dispenses money in return.
Riding and hiking trail means a trail or way designed for and used by equestrians, pedestrians and
cyclists using nonmotorized bicycles.
Right-of-waymeans an area or strip of land, either public or private, on which an irrevocable right
of passage has been recorded for the use of vehicles or pedestrians or both.
Roof sign. See sign definitions, section ....
Roominghouse. See Boardinghouse.
19
DEFINITIONS [Draft: 31271951
Satellite dish antenna means an apparatus capable of receiving communications from a manmade
satellite.
Scenic highway means any highway designated a scenic highway by an agency of the city, state
or federal government.
Second residential unit, Second dwelling unit, or Second unit means a secondary dwelling unit
which is not intended for sale but may be rented and which is located on a parcel containing a pre-
existing single family detached dwelling. The floor area of an attached second unit does not exceed 30
percent of the existing floor area of the primary single family residence and the floor area of a detached
second unit does not exceed 1200 square feet. (See also "Granny flat).
Section means a portion of this Zoning Code beginning immediately after a six- or seven -digit
number beginning with 9., e.g. 9.10.010 or 9.280.030, and extending to the next such six- or seven -digit
number. (See also Subsection and Paragraph.)
Senior citizen means a person 55 years of age or older.
Senior citizen residence means a residential care facility which is licensed by the state to provide
living and treatment facilities on a monthly or longer basis for six or fewer senior citizens.
Senior group housing means a residential development which is developed or substantially
renovated for and occupied by seven or more senior citizens. (Includes senior citizen hotels, retirement
hotels, and senior citizen apartments.)
Service means an act or any result of useful labor which does not in itself produce a tangible
commodity.
Service station. See gas station.
Setbackmeans the distance that a building or other structure or a parking lot or other facility must
be located from a lot line, property line, or other specified boundary.
Shopping center or Commercial center means a commercial area or group of commercial
establishments, planned, developed, managed and maintained as a unit, with common landscaping,
amenities, and offstreet parking provided to serve all uses on the property.
Side lot line. See definitions under Lot line.
Sidewalk sale or Parking lot sale means the temporary outdoor display and sale of merchandise
which is normally displayed indoors at the location of an individual retail business not located within
a shopping center. (See also Special commercial event).
20
DEFINITIONS [Draft: 31271951
Signmeans any visual communication used to advertise, promote, command or inform, including
but not limited to words, symbols and illustrations, together with all parts, materials, frame and
background. See sign definitions, section ....
Single-family dwelling or residence. See Dwelling, single-family.
Single room occupancy (SRO) facility or SRO hotel means a residential facility which is rented on
a weekly or longer basis and which provides living and sleeping facilities for one or two persons per
unit. Each unit contains a toilet and sink. Shower, kitchen, and laundry facilities may be shared
Site. See Building site.
Site area, net. See Net projector site area.
Site coverage. See Building site coverage.
Site development permit or development permit. See section
Slopeor slope gradient means the vertical distance between two points on a slope divided by the
horizontal distance between the same two points, with the result expressed as a percentage; e.g., "the
slope has a 20 percent gradient" (usually used to describe natural as opposed to manufactured, slopes).
Slope ratio means the steepness of a slope expressed as a ratio of horizontal distance to the vertical
rise over that horizontal distance; e.g., 2:1 (usually used to describe manufactured as opposed to natural,
slopes).
Special commercial event means the temporary outdoor display and sale of merchandise by two
or more tenants within a commercial center, or arts and crafts shows, fairs, or entertainment events
within a commercial center. (See also Sidewalk sale).
Specific plan means a plan consisting of text, maps, and other documents and exhibits regulating
development within a defined area of the city, consistent with the general plan and state Government
Code section 65450 et seq.
Stock cooperative means a corporation which is formed primarily for the purpose of holding title
to, either in fee simple or for a term of years, improved real property, if all or substantially all of the
shareholders of such corporation receive a right of exclusive occupancy in a portion of the real property,
title to which is held by the corporation, which right of occupancy is transferable only concurrently with
the transfer of the shares of stock or membership certificate in the corporation held by the person having
such right of occupancy.
Storage means a place where goods, materials, and/or personal property is placed for more than
24 hours.
21
DEFINITIONS [Draft. 31271951
Story means that portion of a building included between the surface of any floor and the surface
of the floor immediately above it or if there is no floor above, then the space between the floor and the
ceiling above it.
Streetmeans a public or private vehicular right-of-way other than an alley or driveway, including
both local streets and arterial highways.
Structure means anything that is erected or constructed having a fixed location on the ground or
attachment to something on the ground and which extends more than 30 inches above the finish grade.
A mobilehome or relocatable building, except when used as a temporary use with its weight resting at
least partially upon its tires, is a structure for the purposes of this definition.
Subsection means a portion of a section of this zoning code designated by a section number
followed immediately by an upper case letter; for example, subsection 9.10.010A. (see also Section and
Paragraph.)
Swimming pool means an artificial body of water having a depth in excess of 18 inches, designed,
constructed and used for swimming, dipping or immersion purposes by humans.
Temporary use means a land use established for a specified period of time and which is
discontinued at the end of such specified time.
Townhome. See Dwelling, twnhome.
Transient basis means for a continuous period of two weeks or less.
Two -unit attached dwelling. See Dwelling, two -unit attached.
Ultimate right-of-way means the right-of-way shown as ultimate on an adopted precise plan of
highway alignment or the street right-of-way shown within the boundary of a recorded tract map, a
recorded parcel map or a recorded planned community development plan. The latest adopted or
recorded document in such cases shall take precedence. If none of these exist, the ultimate right-of-way
is the right-of-way required by the highway classification as shown in the General Plan.
Use or land use means the purpose for which a structure or land is occupied, arranged, designed
or intended, or for which either a structure or land is or may be occupied or maintained.
Use permit or conditional use permit. See section ....
Variance. See section ....
Vehicular accessway means a private, nonexclusive vehicular easement affording access to abutting
properties.
22
DEFINITIONS %Draft: 3127195
Veterinary clinic means a place where animals no larger than the largest breed of dogs are given
medical and surgical treatment, primarily on an outpatient basis, and where the boarding of animals
under treatment is incidental to the principal clinic use.
Wall sign. See Building -mounted sign in sign definitions, section ....
Wing wall means an architectural feature in excess of six feet in height which is a continuation of
a building wall projecting beyond the exterior walls of a building.
Yard means an open space on a parcel of land unobstructed and unoccupied from the ground
upward except for wall projections permitted by this code. Yards are classified as follows:
Front yard means a yard extending across the full width of the lot
between the front lot line or the ultimate street right-of-way line
and a setback line within the lot. The depth of the front yard is
equal to the setback established in the development standards for
the applicable zoning district and is measured along a line drawn
at a 90-degree angle to whichever of the following results in the
greatest setback: the front lot line or its tangent or the ultimate
street right-of-way or its tangent.
Rear yard means a yard extending across the full width of the lot
b h I t 1' d tb k 1' thi th 1 t The
AX
etween t o rear o mean a se ac me vtn T e o.
depth of the rear yard is equal to the setback established in the TYPES OF YARDS
development standards for the applicable zoning district and is
measured along a line drawn at a 90-degree angle to whichever of the following results in the
greatest setback: the rear lot line or its tangent or the ultimate street right-of-way or its tangent.
Side yard means a yard extending from the front setback line to the rear setback line. The depth
of the side yard is equal to the setback established in the development standards for the
applicable zoning district and is measured along a line drawn at a 90-degree angle to whichever
of the following results in the greatest setback: the side lot line or its tangent or the ultimate
street right-of-way or its tangent.
Zoning code or Code means the zoning code of the city, i.e. Title 9 of the city of La Quinta
Municipal Code, including the official zoning map and other maps and graphics incorporated in the
zoning code text or included therein by reference.
Zoning district or District means an area of the city designated on the official zoning map and
subject to a uniform set of permitted land uses and development standards.
Zoning map or Official zoning map means a map incorporated into this code by reference which
covers the entire land area of the city and is divided into zoning districts for the purpose of specifying
for each such land area the uses permitted, development standards required, and other applicable
provisions of this code.
23 '.
PSI # 1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: APRIL 25,1995
CASE NO.: TENTATIVE TRACT 28150
APPLICANT: KSL RECREATION CORPORATION (MR. S. CHEVIS HOSEA)
ENGINEER: WATSON & CHRISTIANSEN, ENGINEERS
LOCATION: WEST SIDE OF INTERLACHEN AND NORTH OF 58TH AVENUE IN PGA WEST
(ATTACHMENT 1)
REQUEST: APPROVAL TO RESUBDIVIDE 3.6 ACRES INTO 14 SINGLE FAMILY RESIDENTIAL
LOTS AND ONE COMMON LOT
ENVIRONMENTAL
DETERMINATION: THIS TRACT MAP WHICH IS A PART OF PGA WEST HAS BEEN DETERMINED TO
BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
REQUIREMENTS UNDER THE PROVISIONS OF CALIFORNIA GOVERNMENT CODE
SECTION 65457(a). AN ENVIRONMENTAL IMPACT REPORT WAS PREPARED IN
CONJUNCTION WITH THE OVERALL "PGA WEST SPECIFIC PLAN" AND CERTIFIED
BY THE CITY COUNCIL ON MAY 1,1984. A SUBSEQUENT EIR WAS PREPARED AND
ADOPTED AS PART OF AMENDMENT #1 TO THE PGA WEST SPECIFIC PLAN AND
CERTIFIED ON SEPTEMBER 20, 1988. THEREFORE, NO ADDITIONAL
ENVIRONMENTAL REVIEW IS DEEMED NECESSARY.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DUTAC)
ZONING: R-2
BACKGROUND:
The subject property is a portion of PGA West near the southern boundary adjacent to 58th Avenue.
The property in question consists of 3.6+ acres and was originally created by Tract 25499 (Phase 3 in
1990� At that time, the property was proposed to be developed with air -space condominium units. The
previously approved plans called for a total of 14 condominium units on the subject property.
The vacant properties to the south are outside of the PGA West project. To the east side of this tract,
PCST209
the property is developed with Trophy condominium units built by the Sunrise Company in 1992. The
existing Nicholas private golf course is located west of this site. Street improvements along
Interlachen have been installed by the previous subdivider.
PROJECT PROPOSAL:
The residential lots are with the minimum lot being approximately 70•feet by 148-feet or 10,360 square
feet. The proposed lots will be developed with single family detached units. The housing for the lots
has not yet been designed and will need to be submitted to the Planning Commission for architectural
approval. (Attachment 2)
Planning Commission Notices
Public notices were mailed to all adjacent property owners on April 14,1995, and a public notice was
published in the Desert Sun newspaper on April 15,1995. No written comments were received prior to
April 18,1995.
Public Agency Comments
Staff requested agency comments on March 6,1995. No negative comments were received. Ail written
correspondence is on file with staff.
ANALYSIS:
1. The Highlands units, which were previously approved for development within this proposed
tract area, were to be built by Sunrise Company. Sunrise Company at the present time is not
building any new units within the project. The new developer will submit their plans for
Planning Commission review and approval.
2. The Sheriff's Department has its shooting range at the north end of Lake Cahuilla,
northwesterly of this project. A tract condition is proposed which will require the CC & R's to
disclosure the existence of this facility to buyers and a statement to be filed with the
Department of Real Estate. This is the same condition that was applied to Tract 25499 which
this property was originally a part of.
3. The previous plotting approved for units on the subject property included one common area
swimming pool. With the proposal before the Commission at this time, no common area pools
are proposed. However, each lot is large enough to accommodate individually owned
swimming pools. This same arrangement was permitted by the Planning Commission during
the review of TT 28118 on February 14,1995.
41M VYA
FINDINGS:
Findings necessary to recommend approval of this tentative tract can be made and are attached to
the draft Planning Commission resolution.
CONCLUSION:
This tentative tract map is acceptable provided the attached Conditions of Approval are imposed. Any
applicable specific plan conditions of approval will need to be complied with.
Move to adopt Planning Commission Resolution 95- , recommending to the City Council approval
of Tentative Tract 28150, subject to conditions.
Attachments:
1. Location map
2. Tentative Tract Map 28150
3. Draft Planning Commission Resolution 95-
PCST.209
PLANNING COMMISSION RESOLUTION 95-
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF TENTATIVE TRACT
28150 TO ALLOW THE CREATION OF A LAND
SALES SUBDIVISION AT PGA WEST
CASE NO. TT 28150 - KSL RECREATION CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 25th day of April, 1995, hold a duly noticed Public Hearing to
consider the request of KSL Recreation Corp. to subdivide 3.6 acres into 14 residential lots,
generally located on the west of Interlachen and north of Avenue 58 in PGA West, more
particularly described as:
LOT 5 OF TRACT 25499-3; A PORTION OF
THE SOUTHWEST 1/4 OF SECTION 21, T6S,
R7E, S.B.B.M. (APN 761-470-024)
WHEREAS, said Tentative Map has complies with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63), in that the Community Development Director has determined that the
proposed tentative tract is a part of and is consistent with the PGA West Specific Plan, for
which an Environmental Impact Report was certified on May 1, 1984. Based upon the
above information, the determination was made that the proposal is exempt from further
environmental consideration per Section 65457(a) of the California Government Code; 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 to justify the recommendation for approval of said
tentative tract map:
1. That Tentative Tract 28150, as conditionally approved, is consistent with the PGA
West Specific Plan, the goals, policies and intent of the La Quinta General Plan, and
the standards of the Municipal Land Division Ordinance in that the tract complies
with the land use designation for Low Density residential development.
2. That the subject site is physically suitable for the proposed land division.
3. That the design of Tentative Tract 28150 will not cause substantial environmental
damage or injury to fish or wildlife, or their habitat.
4. That the design of the subdivision, as conditionally approved, will not cause serious
public health problems.
RESOPC.112
WHEREAS, in the review of this Tentative Tract Map, the Planning
Commission has considered the effect of the contemplated action of the housing needs of
the region for purposes of balancing the needs against the public service needs of the
residents of the City of La Quinta and its environs with available fiscal and environmental
resources;
NOW, THERE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Commission in
this case;
2. That it does hereby reconfirm the conclusion of the previous Environmental Impact
Report for the PGA West Specific Plan for this Tentative Tract;
3. That it does hereby recommend approval to the City Council of the above -described
Tentative Tract Map 28150 for the reasons set forth in this Resolution and subject
to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta Planning Commission, held on this 25th day of April, 1995, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DON ADOLPH, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC.112
PLANNING COMMISSION RESOLUTION 95-
CONDITIONS OF APPROVAL - RECOMMENDED
KSL RECREATION CORPORATION - TENTATIVE TRACT 28150
APRIL 25,1995
GENERAL
1. Tentative Tract Map 28150 shall comply with the requirements and standards of the State Subdivision
Map Act, the City of La Quints, Land Division Ordinance, and all other applicable laws in effect at the
time of approval of this tentative map unless otherwise modified by the following conditions.
2. This tentative tract map approval shall expire and become void two years from City Council approval
date unless extended pursuant to the City's Subdivision Ordinance.
3. This approval shall be in compliance with all applicable conditions and applicable provisions of
Specific Plan 83-002. Except as provided herein, the approval of this tentative tract map or any final
map for this development shall in no way reduce or nullify the applicant's responsibility to satisfy
Conditions of Approval for underlying specific plans, tentative map or final maps.
4. The developer shall retain a qualified archaeologist immediately upon discovery of any archaeological
remains or artifacts and employ appropriate mitigation measures during project development.
5. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall be reviewed and
approved by the Community Development Department prior to any final map approvals for recordation.
6. The applicant shall comply with the recommendations of the completed noise analysis for "PGA West".
7. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to
minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject
to review and approval by the Community Development Department.
Applicant shall submit plans for street lighting along roads, if any, for review and approval by the
Community Development Department.
8. The development of custom, single-family lots shall be governed by the Design Guidelines of Specific
Plan 83-002, to assure that building architecture, building materials and colors, building height and
setbacks, and landscape design follow appropriate design themes throughout the tract.
a. Prior to issuance of an occupancy permit for any house within Tentative Tract 28150,
landscapinglgroundcover and permanent irrigation shall be installed and appropriately
maintained. Type of planting, method of installation, and maintenance techniques shall be
subject to plan approval by the Community Development Department.
9. Prior to the issuance of a building permit, the applicant shall prepare and submit a written report to
the Community Development Director demonstrating compliance with those Conditions of Approval and
mitigation measures of the Environmental Impact Report prepared for Specific Plan 83-002. Prior to
final building inspection approval, the applicant shall prepare and submit a written report to the
Community Development Director demonstrating compliance with all remaining Conditions of Approval
and mitigating measures of the Environmental Impact Report prepared for Specific Plan 83.002. The
Community Development Director may require inspections or other monitoring to assure such
compliance.
conaprvl.148
Conditions of Approval
Tentative Tract 28150
April 25,1995
10. The applicant/developer shall submit preliminary single family architectural plans for construction
in Tract 28150 for review and approval by the Planning Commission. The plans shall be architecturally
compatible with the existing units in the project area and obtain approval of PGA West Homeowners'
Association if necessary.
11. The developer of Tentative Tract 28150 shall disclose the following information to those buyers of units
located within Tract 28150.
"The Riverside County Sheriff's Department operates its shooting practice and qualifying
range on the north side of Lake Cahuilla, approximately 3,000 feet from the westerly boundary
of Tract 28150 (in the southeast quarter of the northwest quarter of Section 20, US, 117E, S.B.B.
& M.� This range is used for monthly practice and quarterly qualifying sessions, and is also
used by various other Coachella Valley agencies. For more specific information contact:
Riverside County Sheriffs Department, 82-695 Dr. Carreon Drive, Indio, CA 92201619-863-8990."
This information (or similar wording) shall be disclosed through an amendment to the purchase
agreement.
12. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval
with the Riverside County Recorder for recordation against the properties to which they apply.
13 If the applicant desires to phase improvements and obligations required by the conditions of approval,
a phasing plan shall be submitted to the Public Works Department for review and approval by the City
Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in the
approved phasing plan. Improvements and obligations required of each phase shall be completed and
satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless
a subphasing plan is approved by the City Engineer.
14. 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)
Community Development Department
Riverside Co. Environmental Health Department
Coachella Valley 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.
conaprvl.148 2
Conditions of Approval
Tentative Tract 28150
April 25,1995
Evidence of permits or clearances from the above jurisdictions shall be presented to the Building
Department at the time of the application for a building permit for the use contemplated herewith.
15. Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee program in effect at the time of issuance of building permits.
16. Except as otherwise modified herein, Tentative Tract Map 28150 shall comply with all requirements
of the Conditions of Approval of the underlying Tentative Tract 25499 and Tract Map 25499-3.
PROPERTY RIGHTS
17. All easements, rights -of -way and other property rights required of the tentative map or otherwise
necessary to facilitate the ultimate use of the subdivision and functioning of improvements shall be
dedicated, granted or otherwise conferred, or the process of said dedication, granting, or conferral
shall be ensured, prior to approval of a final map or filing of a certificate of compliance for waiver of
a final map. The conferral shall include irrevocable offers to dedicate or grant easements to the City
for access to and maintenance, construction, and reconstruction of all required improvements which
are located on privately -held lots or parcels.
18. If the applicant proposes vacation or abandonment of any existing rights of way or access easements
which give access rights to any properties owned by others, the applicant shall provide approved
alternate rights of way or access easements to those properties.
19. The applicant shall dedicate a 10-foot public utility easements contiguous with and along both sides
of all private streets.
20. 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.
21. 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.
IMPROVEMENT PLANS
22. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in
the categories of "Rough Grading", "Streets & Drainage", "Precise Grading", and "Landscaping". All
plans shall have signature blocks for the City Engineer and are not approved for construction until
they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, parking lots, and water and sewer plans. Combined plans including water and sewer
improvements shall have an additional signature block for the Coachella Valley Water District (CVWD).
The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and
perimeter walls.
conaprv1.148
Conditions of Approval
Tentative Tract 28150
April 25,1995
Plans for improvements not listed above shall be in formats approved by the City Engineer.
23. The City may maintain digitized standard plans for elements of construction. For a fee established
by City resolution, the developer may acquire the standard plan computer files or standard plan sheets
prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate computer files of the
complete, approved plans on storage media and in program format acceptable to the City Engineer.
IMPROVEMENT AGREEMENT
24. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured
agreement to construct improvements and/or satisfy obligations required by the City for the tentative
tract map, parcel map, approved phase of development, prior to approval of the map or phase or
issuance of a Certificate of Compliance in lieu of a map.
Improvements to be made or agreed to shall include removal of any existing structures or obstructions
which are not part of the proposed improvements.
25. If improvements are secured, the applicant shall provide approved estimates of the improvement costs.
The estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance.
For items not contained in the City's schedule of costs, estimates shall meet the approval of the City
Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall be
approved by those agencies.
GRADING
26. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land
shall be planted with interim landscaping or provided with other wind and water erosion control
measures approved by the Community Development and Public Works Departments.
27. 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.
28. A grading plan shall be prepared by a registered civil engineer and 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. A statement shall appear on the final
map(s), if any are required of this development, that a soils report has been prepared pursuant to
Section 17953 of the Health and Safety Code.
29. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive
approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, 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.
conaprvl.148 4
Conditions of Approval
Tentative Tract 28150
April 25,1995
30. 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
Hats 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 lot number and shall be
cumulative if the data is submitted at different times.
31. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots
within this development but, not sharing common street frontage where the differential shall not
exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the City will
consider and may approve alternatives that preserve community acceptance and buyer satisfaction
with the proposed development.
DRAINAGE
32. The applicant shall comply with the City's Flood Protection Ordinance.
33. Unless otherwise approved by the City Engineer, stormwater falling on site during the peak 24-hour
period of a 100-year storm, shall be retained as designated in the approved hydrology plan for PGA
West.
LANDSCAPING
34. Landscape and irrigation plans shall be prepared by a licensed landscape architect.
Landscape and irrigation construction plans shall be submitted to the Community Development
Department for review and approval. The plans are not approved for construction until they have been
approved and signed by the Community Development Director, the Coachella Valley Water District, and
the Riverside County Agricultural Commissioner.
35. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual
screening of above -ground utility structures.
MAINTENANCE
36. Prior to approval of a final map within this tentative map area, the applicant shall provide the City
with executed, recorded or recordable documents which annex the lots created by the final map to an
existing homeowners' association (HOA) within PGA West.
37. The applicant shall make provisions for continuous maintenance of streets, drainage, and landscaping
improvements until those improvements have been accepted for maintenance by the (HOA). The
applicant shall maintain all other improvements until final acceptance of improvements by the City
Council.
conaprvl.148 5
Conditions of Approval
Tentative Tract 28150
April 25,1995
FEES AND DEPOSITS
38. 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.
FIRE MARSHAL
39. Schedule A lire protection approved Super fire hydrants, (6" X 4" X 234" X 2%") shall be located at each
street intersection spaced not more than 330 feet apart In any direction with no portion of any frontage
more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for two hours duration
at 20 psi.
40. Prior to recordation of the final map, applicant►developer shall furnish one blueline copy of the water
system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant
types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
41. The required water system including Fire hydrants or other means of providing adequate fire flow shall
be installed and accepted by the appropriate water agency and Fire Department prior to any
combustible building material being placed on an individual lot.
42. A temporary water supply for fire protection may be allowed for the construction of the model units
only. Plans for a temporary water system must be submitted to the Fire Department for review prior
to issuance of building permits.
conaprA.148 6
CASE No.
CITRUS
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SITE _ (�
Avenue 58
Being a subdivision of Lot 5 of Tract 25499-3 as recorded
in Book 228 at Pages 33-39 inclusive, records of Riverside
County, California (APN 761-470-024).
CASE MAP
Location Map
Tentative Tract Map 28150
NORTH
SCALE:
IN ME CRT Of !A oUINFA. COUNff OF RIVERSIOR. MIT Of CALIPO
I A NTATIVE TRACT 1V0. 2t-7 150
as an
PEWS L SUDRIrSION OF LOf E 0I ASCOT N0. tAMRS AS RECORDED Or OJIM RRI Af
DID, S JJ TNROUGB S1 MAIDL R. RECORDS OF RMERSlDI COUNTr. CALPORNf4 a a AA IW m O
8AN IRANAADlNO DASR YRR70LN.
Ci FEBRUARY 1,995
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WATSON & CHRISTIANSEN ENGINEERING
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OWNER/DEVELOPER
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ENGINEER
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UTILITIES
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LAND USE
RLSIT" LAND uss: 401J, COURSS/►ACANT
PROPOSED LAND use: GOLF COVASE/RESIORNrrAL
s/ReDUMDING "No uss GOLF couRJR/RosIORRrLLL/riCANT
ZONING
AXISrINO ZONING: R-E
PROPOSED ZONING: R-E
SURROUNDING ZONING: R-1/R-E
ASSESSOR'S PARCEL NO 'S
M-N0-0fA
AREA CALCULATIONS
RES/DfNrLL 3.90 AC.
THOMAS BROS. REF.
PIGS ESs. A-o 199/ EDMION
NOTES:
LAND IB NOT SUBJECT TO OVGRFLOW, INUNDATION OR FLOOD NAZ—
BrRBOTS AM PNVATI
EXISTING RESIDENTIAL
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�LANOYaM IOT RAN _
-Avenue 58 (public)
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PSI *2
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: APRIL 25,1995
CASE NO.: PLOT PLAN 95-552
APPLICANT: KSL - PGA WEST CORPORATION
REPRESENTATIVE/
PLANNER: FORREST HAAG
REQUEST: APPROVAL OF SALES CENTER AND MODEL COMPLEX AND EIGHT NEW MODEL UNITS
LOCATION: SALES CENTER AND MODEL COMPLEX ON THE WEST SIDE OF PGA BOULEVARD, SOUTH
OF THE TENNIS COMPLEX WITH THE NEW UNITS POTENTIALLY ANYWHERE WITHIN PGA
WEST
GENERAL PLAN
LAND USE
DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DUTAC)
ZONING: R-2
ENVIRONMENTAL
DETERMINATION: THIS PLOT PLAN WHICH IS A PART OF PGA WEST, HAS BEEN DETERMINED TO BE
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
REQUIREMENTS UNDER THE PROVISIONS OF CALIFORNIA GOVERNMENT CODE
SECTION 65457(a). AN ENVIRONMENTAL IMPACT REPORT WAS PREPARED IN
CONJUNCTION WITH THE OVERALL "PGA WEST SPECIFIC PLAN" AND CERTIFIED
BY THE CITY COUNCIL ON MAY 1,1984. A SUBSEQUENT EIR WAS PREPARED AND
ADOPTED AS PART OF AMENDMENT #1 TO THE PGA WEST SPECIFIC PLAN AND
CERTIFIED ON SEPTEMBER 20, 1988. THEREFORE, NO ADDITIONAL
ENVIRONMENTAL REVIEW IS DEEMED NECESSARY.
The original specific plan for PGA West was approved in 1984, and as amended, provides for four 18-
hole golf courses, a maximum 5,000 single family residences, a 1,000 room hotel, and other related
resort facilities on approximately 1,700 acres. Since that time, two smaller specific plans which would
be a expansion of PGA West have been approved adding 1940 units on 485 acres. To date,
approximately 1560 building permits have been issued for residential units.
PCST.215
Project Proposal
This application consists of two sub -requests. The first is to approve a new model complex and sales
office adjacent to PGA West Boulevard south of the Tennis Complex and north of the Nicklaus Private
course entrance. The second request is for approval of three new series of homes for construction
within PGA West.
Sales Center and Model Complex
The sales center and model complex will consist of nine units of which one will utilized for the sales
center. Off-street parking for 29 cars is provided in a parking lot at the front of the complex. Access
to this model complex will be provided at PGA Boulevard adjacent to the southeast corner of the Tennis
Complex. The applicant is proposing to provide a new median break in the existing median to allow
left turn in and out access.
Trap fences will be provided around the fronts of the models to guide pedestrian traffic. A 12-foot wide
walkway with emergency access gates in the trap fence will be provided for fire or emergency access
to the units at the extreme ends of the complex.
New Production Units
The applicants are requesting approval of three new production series ranging in size from 2,065
square feet to 4,542 square feet called the Doral Collection, the Heritage Collection, and the Masters
Collection. The Doral and Heritage Collections will each have three different floor plans with the
Masters Collection having two different floor plans. The applicant indicates that the Doral Collection
is designed for a lot of approximately 55-feet wide by 130-feet deep. The Heritage Collection is
designed for a lot of approximately 70-feet wide by 130-feet deep while the Masters Collection is
designed for a lot of approximately 95-feet wide by 130-feet deep.
A description of each series is as follows:
DORAL COLLECTION
PLAN #
SIZE
BEDROOMS
BATHS
GARAGES
HEIGHT
# OF EXTERIOR
ELEVATIONS
1
2.065
3
3
2+ CART
1816"
1
2
2,300
3
3
2+ CART
16'
1
3
2,380
3
3
2+ CART
17'
1
PCST.215 2
HERITAGE COLLECTION
PLAN #
SIZE
BEDROOMS
BATHS
GARAGES
HEIGHT
# OF EXTERIOR
ELEVATIONS
1
2.598
3
3
2+ CART
19'
1
2
2,867
3
3
2+ CART
20'
1
3
3,443
4
4
2+ CART
20'
1
MASTERS COLLECTION
PLAN #
SIZE
BEDROOMS
BATHS
GARAGES
HEIGHT
# OF EXTERIOR
ELEVATIONS
1
4,086
4
4%
3
19'6"
1
3
4,542
4
4%
3 1
20-6"
1
The exterior materials proposed for each of the units includes light earth tone stuccos, light to medium
wood stains for exposed beams, rafter tails, garage doors, entry doors, etc., and terra Gotta Spanish
roofing. All garages will utilize metal roll -up doors.
Each of the units is a detached single family residence with side yards which would be a minimum of
five feet. The Heritage Collection, which has straight -in garages, specifically shows a 20-foot front
yard setback. The Masters Collection, which also has a straight -in garage, does not show proposed
setbacks. The Doral Collection does not show front yard setbacks. Plan #1 of the Doral Collection
provides side -in garages which would allow a 15-foot front yard setback by virtue of the specific plan
approval. As shown on the plans, each of the units would have a wrought iron gate which leads into
a courtyard of varying sizes.
COMPATIBILITY ISSUE:
The PGA West Specific Plan project is made up of numerous tentative tract maps which have been
approved over the years. Some of the tracts have been completely built out while others have not.
Therefore, these units are subject to compatibility review and approval. With regards to unit size,
eight different unit series have been approved at different times and constructed over the years varing
in size from approximately 1,290 square feet to 4,165 square feet. These units vary from single family
detached to single family attached and two story six- and eight-plexes. These units have been built
in various areas of the project to date. In September,1990, Sunrise Company, who had built all the
units up to the present time, requested and received approval of seven new product series which varied
from single family detached to four-plexes. The size range of these units varied from 1,315 square feet
to approximately 4,830 square feet. To date, these units have not been constructed within the project
but are approved for use.
PCST.215 3
The size range of approved and constructed units within PGA West is presently 1,290 square feet to
4,830 square feet. The units now proposed by the applicant vary from 2,065 square feet to 4,542 square
feet which compiles with the compatibility provisions.
With regards to architectural compatibility, when just considering the units which have been built
within PGA West, there is a great variety of Mediterranean/Spanish architecture. As previously noted,
the units vary from single family detached to two-story multiple unit structures. Roof tiles vary from
curved Spanish the to flat tiles. The units utilized light neutral stucco colors and wrought iron fencing.
Roof styles and pitches vary with most units having little or no roof overhangs. Archways, builtout
windows, stucco columns, and pop -outs around windows are typical of many of the units. Existing
units which have been constructed have predominately been constructed in groups spread out
throughout the project. One series of units is sometimes placed immediately across the street or next
to a different series of homes. Furthermore, several custom homes have been constructed.
ANALYSI
With regards to compatibility issues, the size range is within that permitted by the Compatibility
Ordinance. With regards to architectural compatibility, as noted there is a vast variety of
architectural styles, colors, details, etc. Staff feels that due to this variety, we feel that the proposed
units should be considered architecturally compatibility with the existing units. Should the
Commission wish to see plans of existing units, they will be available at the meeting.
With regards to protection of glass area, all of the units provide significant covered rear patios. The
Doral Collection provides roof save overhangs which vary from as much as three feet to approximately
one foot. The Masters and Heritage Collection, for the most part, have stucco covered eaves with very
little overhang, except at the front entries and rear as noted above. In most of the units of all the
series the windows facing the front yard are recessed or inserted into the building. This does provide
additional glass protection.
It should be noted that the PGA West Specific Plan allows a 15-foot setback for side -in garages. The
Doral Collection has one unit with side -in garages. The other units will have to be provided with a 20-
foot front yard setback. The required rear setback is 10-feet which may have a five foot patio
encroachment when adjacent to a common open space if a setback adjustment is granted. Some of
the units may need setback adjustments to allow the patio covers shown on the plans.
While conceptual landscaping is indicated, additional preliminary landscaping plans showing at least
one specimen size tree in the front yard per the Compatibility Ordinance, will need to be provided. To
date, this project has always provided well designed landscaping.
FINDINGS FOR APPROVAL:
1. The architecture of the proposed units will be compatible with and not detrimental to other
existing units within PGA West.
PCST.215 4
2. Applicable standards including, but not limited to setbacks, parking, landscaping, site design,
and other similar features will be compatible with and not detrimental to other existing units
within PGA West.
3. As conditioned, the units will be in compliance with applicable General Plan, Specific Plan, and
Zoning Ordinance requirements.
RECOMMENDATION:
Staff feels that the proposed model complex and new units are acceptable and recommends approval
by Minute Motion 95- , subject to the attached conditions.
Attachments:
1. Location map
2. Comments from City Departments and outside agencies
3. Information submitted by applicant
4. Plans and exhibits
5. Conditions of Approval
PCST.215 5
CONDITIONS OF APPROVAL - RECOMMENDED
PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX AND NEW UNITS
KSL-PGA WEST CORPORATION
APRIL 25,1995
COMMUNITY DEVELOPMENT DEPARTMENT
1. This approval shall comply with the requirements and standards of the City of La Quinta
Municipal Code, unless otherwise modified by the following conditions.
2. The Sales Center and Model Complex shall be started within one year of the Planning
Commission approval. If not begun within that time, it shall become null and void and of no
effect what -so -ever. `Be started" means the beginning of substantial construction which is
allowed by this approval, not including grading which has begun within one year and
thereafter diligently pursued to completion. A time extension, as allowed by Municipal Code,
may be requested a minimum of 30-days prior to the expiration date.
3. This approval includes the Doral Collection, the Heritage Collection, and the Masters Collection,
as contained in the exhibits on file in the Community Development Department.
4. Prior to issuance of a building for any of the residential units as either models or production
units, the final working drawings for the structures and landscaping and irrigation (for lots
to be developed) shall be submitted to the Community Development Department for review and
approval.
5. All units shall have a minimum garage space which is at least 20-feet by 20-feet clear inside.
6. All side and rear windows and doors shall have a stucco pop -out or window recess which is a
minimum four inches in depth.
7. No air conditioning condenser shall be located within the sideyard areas of five feet or less.
8. A setback of a minimum five feet between the rear property line and the patio covers shall be
maintained. If the distances are between ten feet and five feet, setback adjustments as
required must be filed and approved.
9. A floor plan for the sales office in the model complex shall be submitted to the Community
Development Department for approval prior to issuance of a building permit for the unit with
the sales office.
10. No model home signs shall be installed without prior Community Development Department
approval. Said sign shall be in compliance with applicable Municipal Code requirements.
CONAPRVL.152 6
CONDITIONS OF APPROVAL
PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX
APRIL 25,1995
11. The sales center and model complex will be permitted for use for a one year period of time
from the opening of operation. The sales center and model complex time approval will be
extended by the Director of Community Development upon the finding that the sales center
and model complex is not detrimental to the surrounding area.
FIRE MARSHAL:
12. Provide or show there exists a water system capable of delivering 1000 gpm for a two hours
duration at 20 psi residual operating pressure which must be available before any combustible
material is placed on the job site.
13. 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 signedlapproved 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."
14. The required water system including fire hydrants shall be installed and operational prior to
the start of construction.
15. Fire Department access roads shall be provided to within 150-feet of each building. Dead-end
roads in excess of 150-feet shall be equipped with a turn -around. All fire apparatus access
roads shall have an unobstructed width of not less than 20-feet.
16. 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 proved by the Fire Department. Minimum opening width shall
be 16-feet with a minimum vertical clearance of 15-feet.
17. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of
Approval with the Riverside County Recorder for recordation against the properties to which
they apply.
18. If the applicant desires to phase improvements and obligations required by the Conditions of
Approval, a phasing plan shall be submitted to the Public Works Department for review and
approval by the City Engineer.
CONAPRVL.152 7
CONDITIONS OF APPROVAL
PLOT PLAN 95.552 - PGA WEST MODEL COMPLEX
APRIL 25, I995
The applicant shall complete required improvements and satisfy obligations as set forth in
the approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a sub -phasing plan is approved by the City Engineer.
19. 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)
Community 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 and Safety Department at the time of the application for a building permit for the use
contemplated herewith.
20. Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee program in effect at the time of issuance of building permits.
PROPERTY RIGHTS
21. All easements, rights of way and other property rights required of these conditions shall be
deeded or otherwise conferred prior to issuance of any grading or building permit.
IMPROVEMENT PLANS
22. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and
"Landscaping." All plans shall have signature blocks for the City Engineer and are not
approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, parking lots, and water and sewer plans. Combined plans including water and
CONAPRVL.152 8
CONDITIONS OF APPROVAL
PLOT PLAN 95.552 - PGA WEST MODEL COMPLEX
APRIL 25,1995
sewer improvements shall have an additional signature block for the Coachella Valley Water
District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the
City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and
perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City Engineer.
23. The City may maintain digitized standard plans for elements of construction. For a fee
established by City resolution, the developer may acquire standard plan sheets prepared by
the City.
When final plans are approved by the City, the developer shall furnish accurate computer files
of the complete, approved plans on storage media and in program format acceptable the City
Engineer.
GRADING
24. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances.
The land shall be planted with interim landscaping or provided with other wind and water
erosion control measures approved by the Community Development and Public Works
Departments.
25. The applicant shall comply with the City's Flood Protection Ordinance.
26. 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.
27. A grading plan shall be prepared by a registered civil engineer and 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. A statement shall
appear on the final map(s� if any are required of this development, that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
28. 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.
CONAPRVL.152 9
CONDITIONS OF APPROVAL
PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX
APRIL 25,1995
29. 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 lot number and shall be cumulative if the data is submitted at
different times.
DRAINAGE
30. The development shall be graded to conform with the approved hydrology report and plan for
Specific Plan 83-002, PGA West.
31. 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.
32. The design of the tract shall not cause any change in flood boundaries, levels, durations, or
frequencies of occurrence in any area outside the tract.
33. Stormwater ran -off produced over the peak 24 hour period of a 100-year storm shall be
retained on adjacent golf course areas unless otherwise approved by the City Engineer.
UTILITIES
34. All existing and proposed utilities within or immediately adjacent to the proposed
development, shall be installed underground. High -voltage power lines which the power
authority will not accept underground are exempt from this requirement.
35. 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
36. 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 or issuance of a certificate
of compliance for any waived final map, the development or portions thereof may 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.
CONAPRVL.152 10
CONDITIONS OF APPROVAL
PLOT PLAN 95.552 • PGA WEST MODEL COMPLEX
APRIL 25,1995
37. Improvement plans for parking lots, driveways and access gates shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with
the La auinta Municipal Code, adopted Standard and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
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.14.50" a.b.
Collector 4.01115.0011
Secondary Arterial 4.01116.0011
Primary Arterial 4.51116.0011
Major Arterial 5.511l6.5011
If the applicant proposes to construct a partial pavement section which will be subjected to
traffic loadings, the partial section shall be designed with a strength equivalent to the 20-year
design strength.
38. Improvements shall include all appurtenances such as traffic signs, channelization markings,
and sidewalks if required.
39. The City Engineer may require improvements extending beyond subdivision boundaries to
ensure that newly constructed improvements are safely integrated with existing improvements
and conform with the City's standards and practices.
40. Access and turning movements of traffic shall be restricted to a single driveway at the north
end of the PGA Boulevard frontage of the development.
LANDSCAPING
41. The applicant shall provide landscape improvements in the perimeter setback areas or lots
along PGA Boulevard.
42. Landscape and irrigation plans shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development Department.
Landscape and irrigation construction plans shall be submitted to the Public Works Department
for review and approval by the City Engineer. The plans are not approved for construction until
they have been approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
CONAPRVL.152 11
CONDITIONS OF APPROVAL
PLOT PLAN 95.552 . PGA WEST MODEL COMPLEX
APRIL 25,1995
43. Landscape areas shall have permanent irrigation improvements meeting the requirements of
the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet
of curbs along public streets.
44. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly- or commonly -
maintained landscape areas.
45. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
MAINTENANCE
46. The applicant shall ensure continuous maintenance of improvements required of this
development.
FEES AND DEPOSITS
47. 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.
48. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay all costs of the
reapportionment.
MISCELLANEOUS
49. Prior to issuance of any encroachment or building permit for this development, the applicant
shall provide security to the City for demolition of all contemplated improvements, including
buildings. Said security shall be held by the City until one of the following occurs:
• The particular models are no longer offered and actively promoted for construction within
PGA West at which time the buildings and accompanying improvements shall be removed
and the site restored to its undeveloped condition.
• A final map or other developmental approval is approved (and recorded, if applicable)
allowing conversion of the model homes into permanent residences or other approved
uses.
CONAPRVL.152 12
CONDITIONS OF APPROVAL
PLOT PLAN 95.552 - PGA WEST MODEL COMPLEX
APRIL 25,1995
50. Prior to issuance of any encroachment or building permit for this development, the applicant
shall enter into an unsecured agreement with the City for installation of permanent electrical
power to the median landscaping on Madison Street and for maintenance of the existing
temporary power until the permanent power is installed and approved by the City and the power
authority.
Said agreement may be augmented or superseded by a secured agreement associated with a
future tract map approval within the PGA West development.
CONAPRVL.152 13
MENT '
CASE No.
PRoarscT,,W.;
SIT.- SALT
'I' AwOt L
G4*1.T'EF
CASE MAP
PLOT PLAN 95-552
KSL PGA WEST CORP.
t
0
NORTH
SCALE:
NTS.
ATTACHMENT
r
rr CbUNTY r;
RIVERSIDE
RIVERSIDE COUNTY
FIRE DEPARTMENT
J. M. HARRIS 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 a (909) 657-318
FIRE CHIEF
To: City of La Quinta
Planning Division
Attn: Stan Sawa
Re: Plot Plan 95-552
March 31, 1995
APR 1 4 1995
With respect to the condition of approval regarding the above
referenced Plot Plan, 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. Provide or show there exists a water system capable of
delivering 1000 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. 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."
3. The required water system including fire hydrants shall be
installed and operational prior to the start of construction.
4. Fire Department access roads shall be provided to ;within 150
feet of each building. Dead end roads in excess of 150 feet
shall be equipped with a turn -around. All fire apparatus
access roads shall have an unobstructed width of not less than
20 feet.
-1-
FIRE PREVENTION DIVISION �/ g 1 ' `
:7 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
printed on recycled paperg
To: City of La Quinta
Re: PP 95-552
3/31/95
Page 2
5. 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.
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
Tom Hutchison
Fire Safety Specialist
JP/th
? i7
ATTACHMENT ;
PGA West Sales & Marketing Center
Plot Plan Application
March 20, 1995
ATTACHMENT 1
PGA West Sales Center
Lot Program Data
THE DORAL COLLECTION
55'X130' Average Lot Dimension
Product Statistics
Plan 1 Plan 2 Plan 3
2065 SF 2300SF 2380SF
Site Plan Statistics (Average of 3 Plans)
Sidewalks & Walkways Drive & Parking Landscaping
550SF+/- , I 1160SF+/- 3400SF+/-
THE HERITAGE COLLECTION
701X1301 Average Lot Dimension
Product Statistics
Plan 1 Plan 2 Plan 3
2598 SF 2867SF 3443SF
Site Plan Statistics (Average of 3 Plans)
Sidewalks & Walkways Drive & Parking Landscaping
600SF+/- 650SF+/- 5500SF+/-
THE MASTERS COLLECTION
951XI30' Average Lot Dimension
Product Statistics
Plan 1 Plan 3
4088 SF 4542SF
Site Plan Statistics (Average of 3 Plans)
Sidewalks & Walkways Drive & Parking Landscaping
820 SF+/- 950SF+/- 6500SF+
r' 1 f
PGA West Sales & Marketing Center
Plot Plan Application - Supplemental Information
March 22, 1995
ATTACIDAENT A
PGA West Sales Center
Model Units- Building Height at Ridgepole
THE DORAL COLLECTION
Maximum Height of Structure
Plan 1 Plan 2 Plan 3
18'-659" 16'-0" IT-0"
THE HERITAGE COLLECTION
Maximum Height of Structure
Plan 1 Plan 2 Plan 3
1910" 20'0" 20'0"
THE MASTERS COLLECTION
Maximum Height of Structure
Plan 1 Plan 3
19'-6'991 20'-6"
ATTACHMENT 4:
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PLAN 1
2.065 SQFT
PGA WEST
LA QUINTA, CALIFORNIA
THE DORAL COLLECTION
PHH COMPANY
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FRONT ELEVATION
PLAN 1
PGA WEST
LA QUINTA, CALIFORNIA
THE DORAL COLLECTION
PHH COMPANY
REAR ELEVATION
LEFT ELEVATION
RIGHT ELEVATION
PLAN 1
PGA WEST
LA QUINTA, CALIFORNIA
THE DORAL COLLECTION
PHH COMPANY
-t +
45*-0'
PLAN 2
1.3W SQ.ir
PGA WEST
LA QUINTA, CALIFORNIA
— A -
,N, THE DORAL COLLECTION
PHH COMPANY
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FRONT ELEVATION
PLAN 2
PGA WEST
LA QUINTA, CALIFORNIA
THE DORAL COLLECTION 0
PHH COMPANY
REAR ELEVATION
LEFT ELEVATION
ON
W��mi
OUR
rl
RIGHT ELEVATION
PLAN 2
PGA WEST
LA QUINTA, CALIFORNIA
THE DORAL COLLECTION E
PHH COMPANY
45'-0'
PLAN 3
2,3W SQ.FT.
PGA WEST
LA QUINTA, CALIFORNIA
THE DORAL COLLECTION 0
PHH COMPANY
FRONT ELEVATION
PLAN 3
PGA WEST
LA QUINTA, CALIFORNIA
, THE DORAL COLLECTION 0
PHH COMPANY
REAR ELEVATION
LEFT ELEVATION
RIGHT ELEVATION
PLAN 3
PGA WEST
LA QUINTA, CALIFORNIA
THE DORAL COLLECTION 0
PHH COMPANY
2598 S.F.
Im
PGA WEST
IA QUINTA.CAUFORNU
THE HERITAGE COLLECTION
PHH COMPANY
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Rear
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PLAN 1
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PGA WEST
LA QUINTA, CALIFORNIA
TIIR HERITAGE COLLECTION
P1111 COMPANY
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PGA WEST
LA QDINTA, CALIFORNIA
TILE HERITAGE COLLECTION
PHH COMPANY
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PLAN 2
PGA NEST
LA QUINTA, CALIFORNIA
TIIC TICRITAGE COLLECTION
PHH COMPANY
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PGA WEST
LA QUINTA, CALMMA
THE HERITAGE COLLECTION
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PLAN 3
PGA WEST
IA QUINTA, CAUFORMA
THE IIERITAGE COLLECTION
PNN COMPANY
ON
moo,
PLAN 1
4.NG W-
PGA WEST
LA QUINTA, CALIFORNIA
THE MASTERS COLLECTION
PHH COMPANY
FRONT ELEVATION
PLAN 1
PGA WEST
LA QUINTA, CALIFORNIA
THE MASTERS COLLECTION
PHH COMPANY a,
IN
REAR ELEVATION
LEFT ELEVATION
RIGHT ELEVATION
PLAN 1
PGA WEST
LA QUINTA, CALIFORNIA
01 THE MASTERS COLLECTION N
PHH COMPANY
PLAN 3
4.S/] SQ."
PGA WEST
LA QUINTA, CALIFORNIA
_ THE :PIASTERS COLLECTION
PHH COMPANY
4 'T,
FRONT ELEVATION
PLAN 3
PGA WEST
LA QUINTA, CALIFORNIA
THE MASTERS COLLECTION
PHH COMPANY ..
REAR ELEVATION
LEFT ELEVATION
RIGHT ELEVATION
PGA WEST
LA QUINTA, CALIFORNIA
THE MASTERS COLLECTION
PHH COMPANY
PH #%
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: APRIL 25,1995
CASE NO.: CONDITIONAL USE PERMIT 95-017
APPLICANT: JIM L. JARNAGIN (LA QUINTA CARWASH)
REQUEST: APPROVAL OF A FULL SERVICE TUNNEL CARWASH AND DETAIL SHOP
LOCATION: NORTH SIDE OF HIGHWAY III APPROXIMATELY 300 FEET WEST OF ADAMS
STREET IN THE ONE ELEVEN LA QUINTA CENTER
GENERAL PLAN
LAND USE
DESIGNATION: MIRC (MIXED REGIONAL COMMERCIAL)
ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL
DETERMINATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED AN INITIAL
STUDY (EA 95-294) ON THE PROPOSED PROJECT AND DETERMINED THAT IT WILL
NOT HAVE A SIGNIFICANT ENVIRONMENTAL IMPACT. THEREFORE, A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT IS HEREBY RECOMMENDED FOR
ADOPTION.
SURROUNDING
ZONINGILAND USES: NORTH: C-P-SILUBE SHOP UNDER CONSTRUCTION (PART OF SHOPPING
CENTER)
SOUTH: C-P-SNACANT LAND
EAST: C-P-SNACANT LAND (PART OF SHOPPING CENTER)
WEST: C-P-PNACANT LAND (PART OF SHOPPING CENTER)
BACKGROUND:
Previous Application
This applicant is the same who proposed a carwash on the east side of Washington Street south of
Highway I I I (CUP 94-015). At the Planning Commission meeting of January 10,1995, that request for
the carwash on the site was denied. The applicant has chosen to relocate his proposed carwash to
this property which is on the easterly end of the One Eleven La Quinta Shopping Center.
KST.214 1
Genera1
The subject property is an irregularly shaped parcel which, according to the applicant, consists of
41,970 square feet of gross area. The subject property is located immediately south of the Lube Shop
which is under construction. The vacant parcel to the east is that owned by Shell Oil and previously
planned for a service station. The pad site to the west has not been approved for any uses. The north
end of the site is adjacent to a driveway which leads to Adams Street on the east. This driveway
extends in a westerly direction towards the fast foot restaurants. Along the westerly side of the
property, the plans show a relocated aisle way which leads from Wal-Mart to Highway 111. Presently,
the existing alignment of this driveway at its northern end is slightly to the east. This aisle will be
realigned to provide a direct straight alignment with the existing aisle north of the site. However, its
southern terminus at Highway 111 will not be changed, according to the applicant.
PROJECT PROPOSAL:
General
The proposed project consists of approximately 3,135 square feet of enclosed floor space, plus 1,966
square feet for the actual tunnel carwash, and 1,346 square feet for the detail or car care area.
Another 5,700 square feet of covered but open area (on two sides) will be provided in the carwash
waiting area.
The use is designed with the carwash tunnel on the east of the building. The carwash waiting area
is on the west side of the building. The detail or auto care area, is to the west of the carwsh waiting
area. Areas within the building structure itself include a customer waiting area, cashier, office,
supply and mechanical rooms, restroom facilities, and small impulse retail area.
Circulation/Parking
Vehicular circulation for the site as previously noted, is provided from within the parking lot, Adams
Street, and Highway 111. Cars wishing to utilize the facility will enter from the north and circulate in
a counter clockwise direction and exit again to the north. An "escape only" exit is provided along the
west side of the site for cars which will not go through the carwash tunnel. The plan as drawn
provides 17 on -site parking spaces, plus three car care spaces which exceeds the required parking.
Additional parking presently exists to the north of the site. While this parking is located on the Wal-
Mart site because of easements, it is available for use by all customers within the shopping center.
Architectural Design
The proposed structure has been designed to be compatible with the major portion of the shopping
center near Albertsons. The structure will essentially be a flat roof structure utilizing the tower type
feature used in the Albertsons supermarket. The stucco molding used in the shopping center is used
extensively on this structure with wooden trellises supported by stucco columns used over the outside
patio waiting area at the north end of the building. The stucco colors proposed match those utilized
PCST.214 2 r
in the shopping center. The applicant is requesting approval to use a "hunter green" color for the
wall, lights and proposed signage. The column bottoms will be provided with a beige tile. Tower
structures are proposed on the north and south sides of the building. The carwash tunnel will be
provided with roll -up doors at each end as shown on the submitted elevations. The applicant verbally
indicated that with the doors open there will be no "hanging" equipment visible through the tunnel.
The applicant has indicated that he will bring to the Planning Commission meeting photographs of
other similar tunnels with the same type of equipment proposed to verify this.
As previously noted, there will be a fully covered roof over the carwash waiting area on the west side
of the building. To the west of this is a small enclosed storage area and the car care or detailing area
which will also be under this roof. A trash enclosure is shown on the site near the northeast corner
of the property.
The height of the proposed structure at its tallest point, which is the towers on the north and south
side of the building, is 25-feet. However, the majority of the structure is approximately 21-feet in
height.
Landscape Design:
The applicant has submitted a conceptual landscape plan for the project. Fairly large landscape
areas are shown on the south and west sides of the building with landscaping on the north side limited
to the area closest to the driveway leading to Adams Street. The landscaping plans do not include the
perimeter along Adams Street or Highway 111 since that property is a part of the Shell Oil service
station site.
Carwash 0 erration
The applicant describes his facility as a full service carwash with auto detailing. There will be no
gasoline sales as part of the operation. The proposed hours of operation as indicated by the applicant
are 7:00 A.M. to 7:00 P.M. with the maximum number of employees indicated to be nine at any one time.
iS anaae
The applicants have indicated on their elevation plans proposed signage facing the north and south
elevations. The colored elevation indicates a sign reading "La Quinta Carwash" in green individual
letters to match the proposed wall lighting color. As scaled off the drawings, the signage is
approximately 44-feet long by three feet high or 132 square feet. This signage will need to be reviewed
and approved by the Planning Commission as an amendment to the center sign program.
Comments and Responses
The La Quinta Chamber of Commerce Planning and Review Subcommittee has submitted comments
regarding the project. They recommend approval of the project however, feel that more screening of
the facility facing the Highway 111 Corridor may be beneficial and should be considered (see attached
letter).
PCST.214
3 �� �
ANALYSIS:
The project as designed complies with relevant standards and requirements for the shopping center.
Architecturally, the building is compatible with the shopping center. The proposed green wall lighting
is not a color previously used in the shopping center. However, due to its small amount of usage, staff
does not find it unacceptable. As previously noted, the proposed signage is also in this color. The
signage as shown presently is larger than that permitted per the adopted sign program and Municipal
Code. The applicant will be required to submit a detailed sign program amendment per City
requirements for this use. The signage should comply with the size requirements for the shopping
center.
Staff feels that the proposed landscaping plan indicates conceptually acceptable landscaping.
However, a revised landscaping plan is necessary to be submitted prior to issuance of a building
permit. The landscape design as well as material and sizes should be restudied. Trees within the
parking lot areas near the north should match those used within the shopping center and screening
plant material should be provided in the planter near the south side of the tunnel. Additionally, due
to the aisle curve at the north end of the property, the end stall planters should only contain very low
growing material with the exception of trees which can be trimmed up. Conditions pertaining to
landscaping are recommended.
The applicant has shown a trash area for this project. It will be necessary for the enclosure to comply
with recycling access ordinance requirements. Generally, this requires adequate, accessible and
convenient areas for collecting and loading of recyclable materials. Conditions are recommended in
order to comply with this requirement.
FINDINGS:
Findings for approval of the plot plan can be made and are as follows:
1. The proposed use complies with all requirements of the General Plan and all applicable State
laws and ordinances of the City.
2. The proposed project has been designed for the protection of the public health, safety, and
welfare.
3. The proposed project has been designed to be compatible with the existing shopping center.
4. The recommended Conditions of Approval insure the project will be acceptable.
Based upon the findings as noted above, staff recommends:
1. Adoption of Planning Commission Resolution 95- , approving a mitigated Negative
Declaration of Environmental Impact.
2. Adoption of Minute Motion 95- , approving Conditional Use Permit 95-017, subject to the
attached conditions.
% r, �
PCST.214
Attachments:
1. Location map
2. Initial Study and draft Negative Declaration
3. Comments from City Departments and other agencies
4. Plans and exhibits
,c
PCST214
5 R_1U.
PLANNING COMMISSION RESOLUTION 95-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA CERTIFYING A
MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL
ASSESSMENT 95-294 PREPARED FOR CONDITIONAL USE
PERMIT 95-017
ENVIRONMENTAL ASSESSMENT 95-294
J. L. JARNAGIN
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 25th day of April, 1995, hold a duly noticed Public Hearing to consider the request of J.
L. Jarnagin for a Conditional Use Permit to allow a full service carwash and detail shop on the
north side of Highway 111 300-feet west of Adams Street; and,
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 Community Development
Department has prepared Initial Study EA 95-294; and,
WHEREAS, the Community Development Director has determined that said
Conditional Use Permit will not have a significant adverse effect on the environment due to
mitigation requirements and that a Mitigated Negative Declaration of Environmental Impact
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 certification of said Environmental Assessment:
1. The proposed project will not be detrimental to the health, safety, or general welfare of
the community, either directly or indirectly.
2. The proposed project will not have the potential to degrade the quality of the environment,
substantially reduce the habitat of 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.
3. The proposed project does not have the potential to achieve short-term environmental
goals, to the disadvantage of long-term environmental goals.
4. The proposed project will not result in impacts which are individually limited, but
cumulatively considerable.
RESOPC.143
Resolution 95-
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 for this Mitigated Negative Declaration of Environmental Impact.
2. That it does hereby certify Environmental Assessment 95-294 with the adoption of a
mitigated Negative Declaration for the reasons set forth in this Resolution and as stated
in the Environmental Assessment Checklist and Addendum, labeled Exhibit "A" - EA, on
file in the Community Development Department.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 25th day of April, 1995, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DON ADOLPH, Chairman
City of La Quinta, California
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC.143
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 9-017 - RECOMMENDED
J. L. JARNIGAN (LA QUINTA CARWASH)
APRIL 25,1995
COMMUNITY DEVELOPMENT DEPARTMENT
1. The development of this site shall be in substantial conformance with the exhibits contained
in the file for Conditional Use Permit 95-017 unless amended by the following conditions.
2. The approved conditional use permit shall be used within one year of the City approval date
of April 25, 1995; 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 one year period and thereafter diligently pursued
to completion. Time extensions up to a total of two years may be requested pursuant to
Municipal Code Section 9.172.060.
3. The building wall light scones shall have the same paint treatment above the fixture as that
used in the shopping center..
4. An exterior lighting plan for the parking lot area and buildings shall be approved by the
Community Development Department prior to issuance of a building permit. Parking lot light
fixtures shall be designed and placed so as to shield glare from adjacent properties and
streets and match those existing in the center.
5. There shall be no flag poles installed unless approved by the Planning Commission as required
by Code.
6. There shall be no outdoor storage in unscreened areas or sales displays on the property unless
approved by the Community Development Department.
7. The project shall pay the required Art in Public Places fee prior to issuance of a building
permit.
8. There shall be no exposed rain downspouts permitted on the building unless they are an
integral part of the architectural element of the structure.
9. Within 48-hours of final City Council approval, the applicant shall pay the required State Fish
and Game fee of $1328.00 to the City. The City shall forward said fee to the County of Riverside
(check made out to the Riverside County Clerk).
10. The provisions of the City Water Conservation Ordinance (Ordinance 220) shall be met during
CONAPRVL.143
1
�rr�r,
Conditions of Approval
Conditional Use Permit 95.017
April 25,1995
plan check.
11. The developer shall retain a qualified archaeologist immediately upon any discovery of
archaeological remains or artifacts during grading of the site. The developer shall apply
appropriate mitigation measures during the project development should archaeological
remains or artifacts be uncovered.
12. Prior to issuance of a building the applicant shall submit verification of the parcel size and
configuration to the Community Development Department.
13. Prior to issuance of a building permit, the applicant/developer shall meet with the Community
Development Department to determine what trash materials can be recycled. Upon that
determination, recycling areas sufficient in capacity, number, and distribution to serve the
development shall be provided. Trash enclosures shall comply with the requirements of the
City and Waste Management of the Desert (i.e., solid metal doors mounted on poles embedded
in concrete with an 8-inch curb provided within the enclosure, etc.).
14. A noise study shall be prepared by a qualified acoustical engineer and submitted to the
Community Development Department prior to submission of building plans for plan check or
issuance of a grading permit, whichever comes first. The study shall concentrate on noise
impacts on interior areas for perimeter streets and impacts on the proposed and abutting land
uses and provide mitigation measures. Mitigation measures as determined by the Community
Development Director shall be provided as part of the construction of the project.
15. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report
to the Community Development Director demonstrating compliance with those conditions of
approval which must be satisfied prior to issuance of a building permit. Prior to final building
occupancy inspection approval, the applicant shall prepare and submit a second written
report demonstrating compliance with all remaining conditions of approval and mitigation
measures. The Community Development Director may require inspection or other monitoring
to assure such compliance.
16. The parking lot stripping plan including directional arrows, stop signs, no parking areas, and
parking spaces, shall be approved by the Community Development Department and
Engineering Department prior to issuance of a building permit.
17. All mitigation measures of Environmental Assessment 95-294 on file in the Community
Development Department shall be met.
18. 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 and/or clearances, if
necessary, from the following public agencies:
CONAPRVL.143 2
Conditions of Approval
Conditional Use Permit 95.017
April 25,1995
Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
Riverside County 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 Department at the time of the application for a building permit for the use
contemplated herewith.
19. Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee program in effect at the time of issuance of building permits.
FIRE MARSHAL:
20. Provide or show there exists a water system capable of delivering 1500 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.
21. The required fire flow shall be available from a Super Hydrant(s) (6" X 4" X 2%"), located not
less than 25-feet nor more than 165-feet from any portion of the building(s) as measured along
approved vehicular travelways.
22. Install a complete fire sprinkler system NFPA 13 Ordinary Hazard Occupancy Group I. 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.
System plans must be submitted to the Fire Department for plan review, along with a
planlinspection fee. The approved plans, with Fire Department job card must be at the job site
for all inspections.
23. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC in rating.
Contact certified extinguisher company for proper placement of equipment.
24. 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
CONAPRVL.143
Conditions of Approval
Conditional Use Permit 95-017
April 25,1995
ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the
correctly coded system to be purchased.
25. 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.
GENERAL
26. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of
Approval with the Riverside County Recorder for recordation against the properties to which
they apply.
PROPERTY RIGHTS
27. All easements, rights -of -way and other property rights required of the development or
otherwise necessary to facilitate the ultimate use of the property and functioning of
improvements shall be dedicated, granted or otherwise conferred, or the process of said
dedication, granting, or conferral shall be guaranteed, prior to approval of a final map or
filing of a Certificate of Compliance for waiver of a final map. The conferral or guarantee of
conferral shall include irrevocable offers to dedicate or grant easements to the City for access
to and maintenance, construction, and reconstruction of all required improvements which are
located on privately -held lots or parcels.
28. 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.
29. 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.
IMPROVEMENT PLANS
30. Site improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media and shall include grading, hardscape (curbing, paving and walkways), striping and
traffic signage including parking stalls, drainage, and landscaping including walls, fencing,
irrigation and lighting. All plans shall have signature blocks for the City Engineer and are
not approved for construction until they are signed.
GRADING
CONAPRVL.143 4
Conditions of Approval
Conditional Use Permit 95.017
April 25,1995
31. 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.
32. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances.
The land shall be planted with interim landscaping or provided with other wind and water
erosion control measures approved by the Community Development and Public Works
Departments.
33. A grading plan shall be prepared by a registered civil engineer and 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.
DRAINAGE
34. Nuisance water irrigation runoff and washwater (including parking lot washdown) shall be
retained on site or routed to the sanitary sewer system unless otherwise approved by the City
Engineer.
35. 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
36. Improvement plans for all on- and off -site streets and parking areas shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with
the La Q,uinta 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
3.01114.5"
Collector
4.01115.00"
Secondary Arterial
4.01116.00"
Primary Arterial
4.51116.00"
Major Arterial
5.51116.50"
(;12
CONAPRVL.143 5
Conditions of Approval
Conditional Use Permit 95.017
April 25,1995
If the applicant proposes to construct a partial pavement section which will be subjected to
traffic, the partial section shall be designed with the 20-year design strength.
37. Street plans shall show existing access drives and other improvements impacting the site,
improvements proposed with this development, and improvements currently proposed for future
construction on adjacent sites which must be integrated with improvements to this site.
38. The City Engineer may require improvements extending beyond site boundaries such as, but not
limited to, pavement elevation transitions, street width transitions, traffic striping and other
channelization devices, or other incidental work which will insure that newly constructed
improvements are safely integrated with existing improvements and conform with the City's
standards and practices.
LANDSCAPING
39. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and
common retention basins, shall be prepared by a licensed landscape architect.
40. Landscape and irrigation plans shall be approved by the Community Development Director.
Landscape and irrigation construction plans shall be submitted to the Public Works Department
for review and approval by the City Engineer. The plans are not approved for construction until
they have been approved and signed by the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
41. Landscape areas shall have permanent irrigation improvements meeting the requirements of
the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet
of curbs along public streets.
42. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly- or commonly -
maintained landscape areas.
43. The applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of aboveground utility structures.
44. Trees in the parking lot planters at the north end shall be 36-inches multi trunk Rhus Lancea,
with only low growing groundcover installed. Vines, wired to the building wall shall be provided
along the east building wall.
45. All trees shall be a minimum 36" box size with all palm trees being a minimum of 8-feet in
CONAPRVL.143 6
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Conditions of Approval
Conditional Use Permit 95.017
April 25,1995
height. All landscaping material, design, irrigation system shall be revised and approved by
the City as preliminary and final plans.
46. Trees shall be planted near the south opening of the carwash in the street perimeter planting
areas to screen said carwash opening from view of Highway 111.
MAINTENANCE
47. The applicant or applicant's successors in ownership of the property shall ensure perpetual
maintenance of private street and drainage facilities, landscaping, and other improvements
required by these conditions.
FEES AND DEPOSITS
48. 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.
CONAPRVL.143
7
ATTACHMENT
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,
CASE
CASE MAP
CASE No. CUP 95-017
J.L. JARNAGIN
(LA QUINTA CARWASH)
F�
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ATTACHMENT �
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 95-294
Case No.: CUP 95-017 Date: March 30, 1995
I.
Name of Proponent: Jimmy L. Jarnagin
Address: 38-490 Orangecrest Road, Bermuda Dunes
Phone: 619-772-1803
Agency Requiring Checklist: City of La Quinta
Project Name (if applicable): La Quinta Carwash
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
ECUP.JARNAGIN
II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning Transportation/Circulation Public Services
Population and Housing Biological Resources Utilities
Earth Resources Energy and Mineral Resources Aesthetics
Water Risk of Upset and Human Health Cultural Resources
Air Quality X Noise Recreation
Mandatory Findings of Significance
III. DETERMINATION.
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 have been added to the
project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least,
1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal
standards; and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a " potentially significant impact" or "potential
significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
Signature. / , .i �. - �� Date March 30, 1995
Printed Name and Title Leslie Mouriquand, Associate Planner
For l
i
Potentially
Potentially Significant Less Than
Significant Unless Significant
No
Impact Mitigated Impact
Impact
3.1. LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
X
(source #(s):
b)
Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project? .... ..... ..... .....
........
C)
Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
......
incompatible land uses)?
d)
Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)? ......
.....
3.2. POPULATION AND HOUSING. Would the project:
a)
Cumulatively exceed official regional or local
population projections?
b)
Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
X".
C)
Displace existing housing, especially affordable
housing? ..... ... . ..
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault rupture?
XX
b)
Seismic ground shaking ..... ::X :X.
..... ..... ....... .
C)
Seismic ground failure, including liquefaction?
d)
Seiche, tsunami, or volcanic hazard?
X
e)
Landslides or mudflows? X......
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
-X.
g)
Subsidence of the land?
X.
h)
Expansive soils?
i)
Unique geologic or physical features? . . ....
Potentially
Potentially
Significant Less Than
Significant
Unless Significant No
Impact
Mitigated Impact Impact
3.4. WATER. Would the project result in:
a)
Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff?
b)
Exposure of people or property to water related
hazards such as flooding?
C)
Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
d)
Changes in the amount of surface water in any water
body?
e)
Changes in currents, or the course or direction of
water movements?
X:
f)
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
g)
Altered direction or rate of glow of groundwater?
h)
Impacts to groundwater quality?
3.5. AIR
QUALITY. Would the project:
a)
Violate any air quality standard to contribute to an
... ....
existing or projected air quality violations?
b)
Expose sensitive receptors to pollutants?
X:.
C)
Alter air movement, moisture, or temperature, or
cause any change in climate?
d)
Create objectional odors?
Potentially
Significant
Impact
3.6. TRANSPORTATION/CIRCULATION. Would the project
result in:
a)
Increased vehicle trips or traffic congestion?
b)
Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
C)
Inadequate emergency access or access to nearby
uses?
d)
Insufficient parking capacity on site or off site?
e)
Hazards or barriers for pedestrians or bicyclists?
f) Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
g) Rail, waterborne or air traffic impacts?
3.7. BIOLOGICAL RESOURCES. Would the project result in
impacts to:
a) Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds?
b) Locally designated species (e.g. heritage trees)?
C) Locally designated natural communities (e.g. oak
forest, (e.g. oak forest, coastal habitat, etc.)?
Potentially
Significant Less Than
Unless Significant No
Mitigated Impact Impact
..... .....
..... .....
..... ... .....
X
iv
r f It
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)?
e) Wildlife dispersal or migration corridors?
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
a) Conflict with adopted energy conservation plans?
b) Use non-renewable resources in a wasteful and
inefficient manner?
3.9. RISK OF UPSET/HUMAN HEALTH.
Would the proposal involve:
a) A risk of accidental explosion or release of
hazardous substances (including, but not limited to:
oil, pesticides, chemicals or radiation)?
b) Possible interference with an emergency response
plan or emergency evacuation plan?
C) The creation of any health hazard or potential health
hazards?
d) Exposure of people to existing sources of potential
health hazards?
e) Increased fire hazard in areas with flammable brush,
grass, or trees?
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels?
b) Exposure of people to severe noise levels?
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services in any of the following areas:
a) Fire protection?
Potentially
Potentially Significant Less Than
Significant Unless Significant
No
Impact Mitigated Impact
Impact
..... .....
... .... ......
..... .....
V
Potentially
Potentially
Significant Less Than
Significant
Unless Significant
No
Impact
Mitigated Impact
Impact
b) Police protection?
X.:
C) Schools?
X`
.....
X
d) Maintenance of public facilities, including roads?
..... X.
e) Other governmental services?
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
b) Communications systems?
C) Local or regional water treatment or distribution
facilities?
d) Sewer or septic tanks?
e) Storm water drainage?
f) Solid waste disposal?
X
3.13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway?
:.X::
b) Have a demonstrable negative aesthetic effect?
.
..... . . ...
C) Create light or glare?
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources?
X.X
b) Disturb archaeological resources?
C) Affect historical resources?
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values?
e) Restrict existing religious of sacred uses within the
.. .....
potential impact area?
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks of other recreational facilities?
b) Affect existing recreational opportunities?
..... . ......
4. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, 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? :X:
C) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and the
effects of probable future projects).
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one
or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
C) Mitigation measures. For effects that are "potentially significant" or "potentially significant
unless mitigated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site -specific conditions for the project.
Vii
INITIAL STUDY ADDENDUM
for the
LA QUINTA CARWASH
CONDITIONAL USE PERMIT 95-017
in
LA QUINTA, CALIFORNIA
Prepared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
March 30, 1995
F,NVASS.016
TABLE OF CONTENTS
Section
I. INTRODUCTION
Page
1.1 Overview of the Proposed Project ..................................... 3
1.2 Purpose of the Initial Study .......................................... 3
1.3 Background of Environmental Review ................................. 3
1.4 Summary of Preliminary Environmental Assessment ...................... 3
II. PROJECT DESCRIPTION
2.1 Project Location and Environmental Setting ............................. 4
2.2 Physical Characteristics of Proposed Project ............................. 4
2.3 Operational Characteristics of the proposed Project ....................... 4
2.4 Objectives of the Project ............................................ 5
2.5 Discretionary Actions .............................................. 5
2.6 Related Projects ................................................... 5
III. ENVIRONMENTAL ANALYSIS
3.1 Land Use and Planning ............................................. 6
3.2 Population and Housing ............................................. 8
3.3 Earth Resources...................................................9
3.4 Water..........................................................11
3.5 Air Quality......................................................13
3.6 Transportation/Circulation.......................................... 15
3.7 Biological Resources .............................................. 17
3.8 Energy and Mineral Resources ...................................... 19
3.9 Risk of Upset/Human Health ........................................ 20
3.10 Noise..........................................................21
3.11 Public Services ................................................... 22
3.12 Utilities.........................................................23
3.13 Aesthetics.......................................................25
3.14 Cultural Resources ................................................ 26
3.15 Recreation......................................................28
IV MANDATORY FINDINGS OF SIGNIFICANCE
ENVASS.016 2
SECTION I: INTRODUCTION
1.1 OVERVIEW OF THE PROPOSED PROJECT
The purpose of this Initial Study is to identify the potential environmental impacts of the proposed
La Quinta Carwash. The proposed project site is 42.185 square feet of gross area, located at the
southeast corner of State Highway 111 and Adams Street in the One Eleven La Quinta Shopping
Center. The site consists of one parcel of land. The development envisioned for this project includes
a 3,000 square foot carwash and auto care building.
The City of La Quinta is the Lead Agency for the project, as defined by Section 21067 of the
California Environmental Quality Act (CEQA). A 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 City of La Quinta as the Lead Agency, has the authority to oversee the
environmental review and to approve the proposed development.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the La Quinta Carwash, the City of La Quinta Community
Development Department has prepared this Initial Study. This Initial Study provides a basis for
determining the nature and scope of the subsequent environmental review for the proposed carwash.
The purposes of the Initial Study, as stated in Section 15063 of the CEQA Guidelines, include the
following:
* To provide the City of La Quinta with information to use as the basis for deciding whether
to prepare an Environmental Impact Report (EIR) or Negative Declaration for the La Quinta
Carwash.
* To enable the applicant or the City of La Quinta to modify the project, mitigating adverse
acts before the EIR is prepared, thereby enabling the project to qualify for a mitigated
Negative Declaration.
* To assist the preparation of an EIR, if one is required, by focusing the analysis on those
issues that will be adversely impacted by the proposed project.
* To facilitate environmental review early in the design of the project.
* To provide documentation for the findings in a Negative Declaration that the project will not
have a significant effect on the environment.
* To eliminate unnecessary Environmental Impact Reports; and,
* To determine whether a previously prepared EIR could be used with the project.
F,NVASS.016
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
On March 1, 1995, an application for approval of a full -service tunnel carwash was submitted to the
City of La Quinta, by J. L. Jarnagin. The proposed carwash will be located on Pad No. 3 of the One
Eleven La Quinta Center. Following this submittal, the City prepared an Initial Study, of which this
addendum document is a part.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
The Initial Study for the proposed La Quinta Carwash indicates that there is very little potential for
adverse environmental impacts on the issue areas. Mitigation measures have been recommended
to reduce potential impacts to insignificant levels. As a result, mitigated Negative Declaration of
environmental impact will be recommended for this project. An EIR will not be necessary.
SECTION II: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile city located int he southwestern portion of the
Coachella Valley. The City is bounded by the City of Indian Wells on the west, City of Indio and
Riverside County on the east, Riverside County on the north, and Federal lands to the south. The
City of La Quinta was incorporated in 1982.
2.2 PHYSICAL CHARACTERISTICS OF PROPOSED PROJECT
The proposed carwash will be located near the northeast corner of Adams Street and State Highway
111, in the northern section of the City of La Quinta. The proposed development will consist of a
less than one acre development with a full service luxury carwash and auto detail operation. The
structures will feature an early California design consistent with the development standards of the
City of La Quinta. Since the project will be located on a scenic corridor, the proposed landscaping
an d architecture will be enhanced. The carwash building will be located next to Adams Street and
will be a 5000 square foot, one-story structure, 30-feet in height.
2.3 OPERATIONAL CHARACTERISTICS OF THE PROPOSED PROJECT
The hours of operation for the carwash will be daily from 7:00 A.M. to 7:00 P.M. Access to the
carwash will be from a right-in/right-out driveway off of Highway 111, and off of Adams Street.
No gasoline will be sold, nor are gasoline pumps to be included in the proposed project. The
mechanical equipment for the carwash operation will be hydraulic. Water used in the carwash
operation is proposed to be recycled.
ENVASS.0 16 4
1^r)��
y �
2.4 OBJECTIVES OF PROPOSED PROJECT
The objectives the applicant intends to accomplish with the operation of the proposed carwash is to
operate a profit -making enterprise that will provide a new service to residents of La Quinta and the
surrounding area.
Through the discretionary and environmental review process, the City Council will determine the
nature and extent of benefits and costs (including environmental) of the La Quinta Carwash to the
City and surrounding area. The City, through this process, will strive to achieve the following
objectives:
To promote development that will provide the City with maximum economic benefits
(review and employment); and,
To ensure that future development is responsible for contributing its "fair share" in terms of
infrastructure improvements and services required to mitigate potential adverse impacts.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a governmental agency (for this project the government
agency is the City Council for the City of La Quinta) that calls for the exercise of judgement in
deciding whether to approve a project. The proposed La Quinta Carwash will require the following
specific discretionary approvals from the La Quinta Planning Commission and La Quinta City
Council:
Approval of Conditional Use Permit - The proposed project will be required to obtain a
conditional use permit prior to submitting construction plans for building permits.
The City of La Quinta will need to approve and certify the environmental review process for the
carwash project.
2.6 RELATED PROJECTS
There are no directly related projects associated with this proposed project. However, the project
will be located within an existing, partially developed shopping center.
SECTION III. ENVIRONMENTAL ASSESSMENT
This section analyzes the potential environmental impacts associated with the construction and
subsequent operation of the proposed LA Quinta Carwash. The fifteen CEQA issue areas evaluated
in this Initial Study including the following:
ENVASS.016 5
ci ')
* Land Use and Planning
* Population and Housing
* Earth Resources
* Water and Hydrology
* Air Quality
* Transportation/Circulation
* Biological Resources
* Energy/Mineral Resources
* Risk of Upset/Human Health
* Noise
* Public Services
* Utilities
* Aesthetics
* Cultural Resources
* Recreation
Under each issue, the environmental setting is discussed, including a description of conditions as
they presently exist within the City and the area affected by the proposed development project.
Then, a series of questions concerning the project's effect on the different environmental issues are
listed. To each question, there are four possible responses:
• No Impact. The proposed La Quinta Carwash project will not have any measurable adverse
environmental impacts.
• Less Than Significant Impact. The proposed project will have the potential for impacting
the environment, although this impact will be below thresholds that have been determined
to be significant.
• Potentially Significant Impact. The proposed project will have impacts which are considered
significant and adverse and more detailed analysis is needed to identify mitigation measures
that may reduce these impacts. Findings related to a Statement of Overriding Considerations
is a likely outcome of this review.
Thresholds for significance are defined either by standards adopted by responsible or trustee
agencies or by referring to criteria in CEQA (Appendix G).
3.1 LAND USE AND ]PLANNING
Regional Environmental Setting
The City of La Quinta is located in the Coachella Valley, which is located approximately 150 miles
southeast of Los Angeles and 90 miles west of the Colorado River. The Valley is located in the
eastern portion of Riverside County. The Coachella Valley is a part of the larger Colorado Desert
FNVASS.016
R
and was formed by a depression of the Valley floor, caused by faultinginits early geologic history.
This depression created a natural trough between the surrounding mountain anges which, throughout
the ages, experienced episodic inundations of sea water and fresh water. The Salton Sea, which
currently exists in the Salton Sink area of the Valley, is the latest of several inundations.
The Valley is abundant with both plant and animal life and has topographical relief ranging from -
237 feet below sea level to about 2,000 feet above sea level. The Valley is surrounded by the San
Jacinto, San Bernardino, Santa Rosa, and Orocopia mountains, and is bisected by the San Andreas
fault. There is an average of four inches of rainfall annually, and summer temperatures reach into
the low 100's (F); however, the Valley has not always been this hot and dry. Approximately 500,000
years ago the entire area was under water as the Gulf of California over -extended this contemporary
dessert area. The projects' regional location is shown in Exhibit 1.
Local Environmental Settins
The proposed project site is located in the City of La Quinta, which is in eastern Riverside County.
The City is bounded by the City of Indian Wells to the west, City of Indio and Riverside County to
the east, Riverside County to the north, and Federal lands to the south. More particularly, the site
is located in the northern portion of the City on a less than one acre parcel located at the southeast
corner of the intersection of Adams Street and State Highway 111. To the east of the project site is
vacant land. There is vacant land to the south of the site, a Secondary Arterial (Adams Street)
adjacent to the east, and State Highway III adjacent to the south. The closest residential
development is located approximately 1,500 feet to the southwest of the project site. Adjacent land
uses are shown in Exhibit 3-1.
A. Would the pro-ject conflict with the General Plan designation or zoning?
No Impact. The site is zoned C-P-S (Scenic Highway Commercial) in the La Quinta Zoning
Ordinance and is designated as Mixed/Regional Commercial (M/RC) in the La Quinta General Plan.
The entire area on the north and south sides of State Highway I I I between Washington Street and
Jefferson Street is designated a Mixed/Regional Commercial, with the C-P-S zoning.
B. Would the project conflict with applicable environmental plans or policies adopted by
agencies with jurisdiction over the project?
No Impact. The City of La Quinta has jurisdiction over the proposed project. The primary
environmental plans and policies related to the development on the site are identified in La Quinta's
General plan and the Master Environmental Assessment for the City.
The project site is located within the La Quinta Redevelopment Area #2 which includes the majority
of the northern section of the City. The Redevelopment Plan for the area relies upon the General
Plan to indicate the location and extent of permitted development. As a result, the proposed carwash
is not inconsistent with the adopted Redevelopment Plan. The development envisioned for this
project will not exceed the development standards contained in the City of La Quinta General Plan
and Zoning Ordinance.
ENVASS.016
7 4r30
C. Would the project affect agricultural resources or operations e.g.. impact to soils or
farmlands, or impacts from incompatible land uses)?
No Impact. No agricultural lands are located on or near the site. The La Quinta General Plan does
not contain an agricultural land use designation. There are no existing agricultural producing
activities within or adjacent to the proposed project site. Thus, no impact on agricultural resources
or operations will result from the proposed project. (Sources: La Quinta General Plan, Zoning
Ordinance, Site Survey)
D. Would the project disrupt or divide the physical arrangement of an established community
(including a low-income or minority community)?
No Impact. The project site does not contain any residential use and the immediate area is partially
developed with commercial uses. The nearest residential uses are located approximately 500 feet
to the southwest and are separated by Highway 111. The proposed La Quinta Carwash will not
disrupt or divide this community. Other residential areas are located to the north and south of the
project site. This proposal will not affect the physical arrangement of these neighborhoods (Sources:
Site Survey, Proposed Site Plan)
3.2 POPULATION AND HOUSING
Regional Environmental Setting
Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U. S.
Census, making it the second fastest growing city in the Coachella Valley. The number of City
residents blossomed from 4.992 to 11.215 La Quinta's share of the entire Valley population increased
from 3.7% in 1980 to 5.1 % in 1990. These figures are based upon information provided by the U.
S. Census Bureau, the State Department of Finance, and the Coachella Valley Association of
Governments (CVAG).
The City's population as of January, 1994, is estimated by the State Department of Finance to be
16.634 persons. This is an increase of 208% in the last ten years. In addition, to permanent
residents, the City has approximately 8,000 seasonal residents who spend three to six months in the
City of La Quinta. It is estimated that 30% of all housing units in La Quinta are used by seasonal
residents. The average occupancy is 2.5 persons per unit.
The housing stock as of 1993 is listed at 7,755 single family units, 481 multi -family units, and 247
mobile homes, for a total of 8,483 units.
Ethnicity information from the 1980 Census, for the area that is now the City of La Quinta, revealed
that 80.8% of the La Quinta resident population as Caucasian, 14.7% as Hispanic, 2.3% as Afro-
American 1.1 %as Asian, and 5% as Native American. The results of the 1990 Census show a mix
of 70% Caucasian, 26% Hispanic, 1.6% Afro-American, 1.5% Asian, and 1.0% Native American.
ENVASS.016 8
The most current information available on employment of La Quints residents is from the 1980
Census. At that time, almost 57% of the La Quinta work force worked at white collar jobs, while
43.3% were in blue collar occupations. Among those in white collar jobs, 16.4% were
professional/technical positions, 13.3% were in managerial positions, 14.0% were in clerical
positions, and 13.0% were in sales. For blue collar workers 15.6% were in crafts, 4.1 % were
machine operators, assemblers, and inspectors, 14.2% were in service jobs, 3.8% were laborers, and
5.6% did farm work. Major employers in La Quinta include the La Quinta Hotel and Golf Tennis
Resort, PGA West, Von's, Simon Motors, City of La Quinta, Wal-Mart, Albertson's, and Ralphs.
For planning purposes, the Southern California Association of Governments has projected
employment, housing and population for cities that makeup the SCAG region. A key objective of
SCAG's Growth Management Plan is to achieve jobs/housing balance within each subregion that
makes up the larger SCAG planning area. The ideal jobs/housing balance ratio, according to SCAG
is 12.7 jobs for every housing unit in 1984 and 1.22 in the year 2010. Jobs rich (housing poor)
regions have ratios greater than the regional average while housing rich (job poor) regions have
ratios less than the regional average.
Local Environmental Setting
The project site is currently vacant and no housing units are located on site. In addition, there are
no commercial or industrial activities occurring on site and no persons are employed at the site.
A. Would the project cumulatively exceed official regional or local population projects?
No Impact. The proposed carwash is expected to employ as many as seven employees at full
operation, this will include five full-time employees and two part-time employees. The additional
seven jobs will be beneficial in terms of improving the overall jobs/housing balance and the current
levels of unemployment in the City. (Source: SCAG Growth Management Plan, La Quinta Carwash
applications)
B. Would the project induce substantial growth in an area either directly or indirectly (e.g.
through projects in an undeveloped area or extension of major infrastructure)?
No Impact. As indicated previously, estimates from the project applicant indicate that approximately
seven persons would be employed at the proposed carwash. The proposal is not anticipated to result
in a substantial increase in the demand for new housing in the area.
C. Would the project disllace existing housing especially affordable housing?
No Impacts. No existing residential units are located on the project site or in the immediate area.
No public funds will be expended for this project that could otherwise be used to build housing.
All financing of this project is coming from private (non-public) sources. The proposed La Quinta
Carwash would not result in the displacement or removal of any existing housing units. (Sources:
Site Survey; Proposed Site Plan)
r f .-, 2
ENVASS.016 9
3.3 EARTH RESOURCES
Regional Environmental Setting
The City of La Quinta has a relatively flat topography, except for the hillside areas on the southern
portion of the City. The City has elevations of 1,400 feet above mean sea level (msl) in the southern
hillside area to a low of approximately 30 feet above msl in the northeastern section. Slopes on the
Valley areas of the City are gentle, ranging from 0% to 10%, while hillside areas on the south and
southwest have slopes of 10% or greater. The alluvial soils that make up most of the City are
underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the
Coral Reef Hills. Soils on the Valley floor are made up of very fine grain unconsolidated silty sands
in most areas.
Local Environmental Setting
The project area is generally urbanized. A review of historical aerial photographs indicates that the
site has never been developed prior to grading during the shopping center development. According
to the U.S.G.S., La Quinta 7.5 minute quadrangle, the site's elevation is approximately 60 feet msl.
Local relief is minimal, although the site seems to slope gently to the northeast. There is an inferred
fault located approximately 2000 feet north of the project site, however, there has been no recorded
fault activity, thus there is a low probability for such activity. The City of La Quints lies in a
seismically active region of Southern California. Faults in the area include the San Andreas fault
located several miles to the north, and two inferred faults transecting the southern section of the City.
A. Would the project result in or expose people to potential impacts involving seismicity: fault
rupture?
No Impact. There are three inferred faults located within the City of La Quinta. These local faults
are considered potentially active, although no activity has been recorded for the last 10,000 years.
A major earthquake along any of these faults would be capable of generating seismic hazards and
strong groundshaking effects in La Quinta. None of the faults in La Quinta have been placed in an
Alquist-Priolo Special Studies Zone. Thus, no fault rupture hazard is present on site. (Source:
Riverside County Comprehensive General Plan, City of La Quinta General Plan, City of La Quinta
Master Environmental Assessment)
B. Would the project result in or expose people to potential impacts involving seismicity:
ground shaking or liquefaction?
Less Than Significant Impacts. The proposed project site will be subject to groundshaking hazards
from regional and local earthquake events. The proposed project will bring people to the site who
will be subject to hazards associated with groundshaking. The Riverside County Comprehensive
General Plan indicates that the project site is within Groundshaking Zone IV. The proposed
structures will be constructed pursuant to current seismic standards to reduce the risk of structural
collapse. The La Quinta General Plan indicates that the project site is not within an identified
liquefaction hazard area. The majority of the City has a very low liquefaction susceptibility, because
ground water levels are generally at least 100 feet below the surface in these areas.
ENVASS.016 10
C. Would the project result in or expose people to potential impacts involving seismicity:
seiche or tsunami?
No Impacts. The City is located inland from the Pacific Ocean and would not be subjected to a
tsunami. Lake Cahuilla, a man-made reservoir located in the southeast section of the City might
experience some high wave activity as a result of an earthquake and groundshaking. However, the
lake is not anticipated to affect the City of La Quinta in the event of a levee failure or seiche.
D. Would the 1roiect result in or expose people to potential impacts involving landslides or
mudslides?
No Impacts. The terrain within the project is level and no hazards associated with landslides will
occur. (Source: U.S.G.S. La Quinta 7.5 minute quadrangle, Site Survey)
E. Would the project result in or expose people to potential impacts involving erosion chap
chaneg s in topography or unstable soil conditions from excavation. grading or fill?
No Impact. The soils and geotechnical investigations of the site showed that the site is underlain by
alluvial depots of Pleistocene age. The soils on site consist of Myoma Fine Sand. This soil type is
found with five to 15 percent slopes. Runoff is ver slow, erosion hazard is slight. This soil has a
high blowsand hazard. Water Capacity is between ten and 15 inches.
The proposed development will maintain the existing topography which is graded flat. No hazards
associated with topography and unstable soil conditions are expected from development on site.
Compliance with the recommendations of geotechnical studies will ensure the structural integrity
of development on the site. (Source: U.S.D.A. Soil Conservation Service)
F. Would the project result in or expose people to potential impacts involving subsidence of the
land?
No Impact. The site is not located in an area which is considered to have subsidence hazards,
according to the La Quinta Master Environmental Assessment. Thus, no subsidence hazards to the
La Quinta Carwash are expected. Soil surveys undertaken on adjacent parcels indicate that while
standard engineering procedures should be followed, there does not appear to be any risk of
subsidence associated with future development of the site. (Source: La Quinta Master
Environmental Assessment; Riverside County Comprehensive General Plan)
G. Would the project result in or expose people to potential impacts involving expansive soils?
No Impact. The underlying soils on the site does not have a high potential for expansion. Thus
construction of the project is not expected to be subject to expansive soils. The City requires
compliance with the Uniform Building Code and the recommendations of a soils investigation report
prior to approval of the building permit. (Sources: USDA Report and General Soils Map for the
Coachella Valley)
ENVASS.016 11
H. Would the project result in or expose people to potential impacts involving unique ,geologic
or physical features?
No Impact. The Coral Reef Mountains and the Santa Rosa Mountains represents unique geologic
features in the La Quinta area. These unique geologic and physical features are not located on or
near the project site and will not be affected by the proposed project. (Source: U.S.G.S. La Quinta
Quadrangle; Proposed Site Plan)
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of
rock material) and groundwater basins separated by bedrock or layers of silt that trap or retain
groundwater. La Quinta is located above the Coachella Valley Groundwater basin which is the
major supply of water for the potable water needs of the City as well as a significant supply for the
City's nonpotable water irrigation needs. Water is pumped from the under -ground aquifer via
thirteen wells in the City operated and administered by the Coachella Valley Water District
(CVWD). La Quinta is located primarily in the lower Valley sub -basins near Point Happy, located
southwest of the intersection of State Highway I I I and Washington Street, opposite the proposed
project site. CVWD estimates that approximately 19.4 million acre feet of water is stored within the
Thermal subarea which is available for use. Water pumped from the aquifer is treated to federal
drinking water standards and distributed to users through the existing potable water distribution
system. Water is also pumped for irrigation purposes to water golf courses and the remaining
agricultural uses in the City. Water supplies are augmented with surface water from the Colorado
River transported via the Coachella Canal.
The quality of water in the La Quinta area is highly suitable for domestic purposes. However,
chemicals associated with agricultural production in nearby areas and the use of septic tanks in the
Cove area affect groundwater quality in the area. Groundwater is of marginal to poor quality at
depths of less than 200 feet. Below 200 feet, water quality is generally good and water at depth of
400 to 600 feet is considered excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa
Mountains provide a natural source of groundwater replenishment. Artificial recharging of
groundwater will be a requirement in the near future.
Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal
and stored in Lake Cahuilla, lakes in private developments which are comprised of canal water
and/or untreated groundwater, and the Whitewater River and its tributaries. The watersheds in La
Quinta are subject to intense storms of short duration which result in substantial runoff. The steep
gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that
drain the mountain watersheds.
rN
ENVASS.016 12
Local Environmental SeU n>�
The project site does not have any standing surface water on or near it. The nearest stand of surface
water is Lake Cahuilla, located several miles to the southeast of the project site. The Whitewater
River channel is located approximately 500 feet north of the project site, but is dry except during
seasonal storms.
The City has limited areas which are subject to storm water flow or flooding. Flood prone areas
within the City are designated with a specific zoning district (Watercourse, Watershed and
Conservation Areas, W-1). The intent of the zoning district is to allow development in flood prone
areas based upon the submittal of a drainage and stormwater control plan. The City also implements
flood hazard regulations for development within food prone areas.
A. Would the project result in changes in absorption rates, drainage patterns, or the rate and
amount of surface runoff?
Less Than Significant Impact. The proposed site plan for the carwash indicates that almost all of
the facility will be paved, except for landscaped areas along State Highway I I I and other planters.
This pavement will prevent ground absorption and result in additional storm runoff volumes from
the site. The site does not serve as a recharge basin for groundwater resources. Storm water will be
directed to the Coachella Valley Stormwater Channel.
B. Would the project result in exposure of people or property to water -related hazards such as
flooding?
No impact. The site is within the "X" designated flood hazard area. The "X" zone includes those
areas that are outside the 500-year flood plain. The project site is also outside of the 100-year flood
plain. The site is protected by the Coachella Valley Whitewater Channel. An all-weather bridge on
Washington Street spans the flood channel. (Source: La Quinta Master Environmental Assessment)
C. Would the protect result in discharge into surface water or other alterations of surface water
auali� fie temperature dissolved oxygen or turbidity)?
Less Than Significant Impact. Run-off on site will be directed into the Coachella Valley Stormwater
Channel. There are no bodies of surface water on or adjacent to the proposed site.
D. Would the pro,-ject result in changes in the amount of surface water in any water body?
No Impact. Although an increase in runoff volume will occur, this increase is not expected to be a
significant amount of surface water.
E. Would the project result in changes in currents or the course or direction of water
movements?
No Impacts. The City of La Quinta does not have any submittal bodies of water or rivers. The
Coachella Valley Stormwater Channel is located north of the project site and will handle runoff
water from the project and surrounding areas. 10 r,
1 „J
ENVASS.016 13
F. Would the pro-ject result in changes in the quantity of ground waters, either through direct
additions or withdrawal, or through interceptions of an aquifer by cuts or by excavations?
No Impacts. Water supply in the City is derived from groundwater's and supplementary water
brought in from the Colorado River. The proposed Carwash will consume approximately 1,500 to
2,000 gallons per day and is not considered a significant increase. The proposed water consumption
will not substantially change the amount of groundwater pumped from local wells. Water will be
consumed by watering of landscaping and the carwash operation, which will recycle almost all of
the water used in the operation.
G. Would the project result in altered direction or rate of flow of groundwater?
No Impact. The carwash will have no groundwater wells on site and excavation during construction
will not be deep or widespread enough to intercept local aquifers. The water consumption
anticipated from the proposed project is not expected to require substantial pumping or groundwater
resources. Thus, no alteration in the direction of rate of flow of groundwater resources is expected.
(Source: Proposed Site Plan)
H. Would the project result in impacts to groundwater quality?
No Impacts. The project site will be paved and ground absorption on the site will be reduced. The
storm runoff on site will be discharged into a City storm drain that will be directed to the Coachella
Valley Stormwater Channel. A substantial portion of the proposed project site will be paved and
used for parking area. Crankcase oil, hydrocarbons, and other particulate and liquid contaminates
may be deposited on the pavement from the parked vehicles. Following a heavy rain, these materials
would be transported into the nearby storm channel and could contribute to groundwater and/or
surface water pollution.
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Valley, which is under the jurisdiction of the South Coast Air Quality Management
District (SCAQMD) is in the SEDAB is not classified as an extreme non -attainment area for ozone
and therefore, the District has not changed the significance thresholds for the Coachella Valley from
the 1987 version of the SCAQMD Handbook. A discussion of the jurisdictional organization and
requirements is found in the La Quinta Master Environmental Assessment (1992).
The air quality in the Southern California region has historically been poor due to the topography,
climatological influences, and urbanization. State and Federal clean air standards established by
California Air Resources Board and the U.S. Environmental Protection Agency are often exceeded.
The South Coast Air Quality Management District (SCAQMD) is a regional agency charged with
ENVASS.016 14
the regulation of pollutant emissions and the maintenance of local air quality standards. The
SCAQMD samples air quality at over 32 monitoring stations in and around the Basin. According
to the 1989 South Coast Air Quality Management Plan, the Southeast Desert Air Basin portion of
the SCAQMD experiences poor air quality, but to a lesser extent than the South Coast Basin.
Currently, the Southeast Desert Air Basin does not meet Federal standards for ozone, carbon
monoxide, or particulate matter. In the Coachella Valley, the standards for PM10 are frequently
exceeded. PM 10 is particulate matter ten microns or less in diameter that becomes suspended in the
air due to winds, grading activity on construction sites, and by vehicles driving on unpaved roads,
among other causes.
Local Environmental Setting
The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized
by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in
rainfall, temperatures, and localized winds occur throughout the Valley due to the presence of the
surrounding mountains. Air Quality conditions are closely tied to the prevailing meteorology of the
region.
The City of La Quinta is subject to the SCAQMD Air Quality Management Plan (AQMP), a plan
which describes measures designed to bring the SCAB into compliance with Federal and State air
quality standards and to meet California Clean Air Act requirements. The General Plan for the City
of La Quinta contains an Air Quality Element outlining mitigation measures as required by the
Regional Air Quality Management Plan.
The City is located within Source Receptor Area (SRA) 30, which includes two air quality
monitoring stations, one located in the City of Palm Springs and one in the City of Indio. The Indio
station monitors conditions which are most representative of the La Quinta area and has been
collecting data for ozone and particulate since 1983. The Palm Springs station monitors carbon
monoxide in addition to ozone and particulates and has been in operation since 1985.
A Would the project violate any air quality standard or contribute to an existing or projected
air quality violation?
Less Than Significant Impact. There are no significant pollutants anticipated to result from the
operation of the carwash and auto detailing uses. There will be some pollutants as a result of
vehicular traffic from patrons of the carwash. Staff calculated the potential emissions without
mitigation through a computerized program. Calculations were made for Work Trip Running
Emissions, Non -Work Trip Running Emissions, Work Trip Start and Soak Emissions, Non -Work
Trip Start and Soak Emissions, and other evaporative emissions. A emission summary utilizing
worst case factors was projected for both vehicular and stationary emissions with the following
totals:
ENVASS.016
15
EMISS
THRES
% THRES
MITIGATE
D
%THRES
CO
247.4
550.0
45%
247.4
45%
ROC
27.0
55.0
49%
27.0
49%
NOX
39.3
55.0
71%
39.3
71%
SOX
2.7
150.0
2%
PM10
4.8
150.0
3%
4.8
3%
LEAD
0.007
N/A
N/A
The above emission levels do not exceed any thresholds set by the South Coast Air Quality
Management District, as they pertain to the desert area. Thus, there are no potential adverse air
quality impacts of a significant level as a result of this project.
B. Would the project expose sensitive receptors to pollutants?
No Impact. Sensitive Receptor Land Uses include schools, day care centers, parks and recreation
areas, medical facilities, rest homes, and other land uses that include concentration of individuals
recognized as exhibiting particular sensitivity to air pollution. There are no sensitive receptor land
uses adjacent or nearby the project site. Thus there is no impact regarding this issue (Source: La
Quinta General Plan)
C. Would the project alter air movements moisture or temperature or cause any change in
climate?
No Impact. The proposed project will feature one structure, a main carwash building, auto detailing
will be provided outside under two shade structures. The total height of the building will be 30 feet.
Much of the one acre parcel will remain open and used for parking and driveways. The proposed
structure is not large enough to create any changes in air movements, moisture or temperature. The
carwash operation will involve the use of water, which will be recycled that could create a slight on -
site increase in humidity. However, this increase in humidity will not be enough to create an adverse
impact to the project or any of the land uses nearby. (Source: Proposed Site Plan)
D. Would the project create objectionable odors?
No Imlact. The proposed project will not be involved in activities which may create obtainable
odors, such as waste hauling or the production of chemical and food products. The carwash and auto
detailing uses may create some odors from soaps and compounds used in their operation, however,
these odors are anticipated to be mild and not unpleasant. Vehicles traveling on State Highway 111
and Adams Street generate gaseous and particulate emissions that have odors. Odors from both
sources are noticeable on the project site. (Source: Site Survey, Proposed Site Plan)
t"'Pr)►1
ENVASS.016 16
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
La Quinta is a desert community of over 16,000 permanent residents. The City is 31.18 square miles
in size, with substantial room for development. The existing circulation system serves development
in four general areas, primarily single-family detached residential uses north of the Coachella Valley
stormwater channel, golf courses, and gated single family residential communities in the vicinity of
the La Quinta Hotel. A mix of medium density single family detached uses with office and retail
uses in the Cove and Village areas, and a mix of attached and detached single family and golf course
uses within PGA West, located south of 54th Avenue.
The La Quinta roadway system consists of State Highway 111, which runs east -west and divides
the City north -south, major, primary, and secondary arterial streets as well as a system of local and
collector streets. Key roadways in the City include State Highway 111, Washington Street, Fred
Waring Street, and Eisenhower Drive.
Traffic volumes in La Quinta experience considerable seasonal variation with the late winter, early
spring months representing the peak tourist season and highest traffic volume periods. High traffic
volumes and out dated geometrics contribute to the relatively high incidence of automobile accidents
at the intersection of Washington Street and State Highway 111.
Existing transit service in La Quinta is limited to three regional fixed -route bus route operated by
Sunline 'Transit Agency. One route along Washington Street connects the Cove and Village areas
with the community of Palm Desert to the west of the City. Two lines operate along State Highway
11 I serving trips between La Quinta and other communities in the Coachella Valley.
There are some existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these
systems are to be developed as the City grows.
Local Environmental Setting
The proposed project is located near the northwest corner of the intersection of State Highway 111
and Adams Street.
Parcels along State Highway 111, consist of developed and undeveloped land. An auto dealership
is located to the south. Immediately to the south, there are vacant parcels, further south there is
residential development. To the west of the project site, is Washington Street, further southwest is
the Point Happy Ranch, a historic point in the City, and residential development. To the north is the
Coachella Valley Stormwater Channel.
In previous studies of potential traffic and circulation impacts, various segments of Washington
Street were forecasted to carry extremely high volumes of traffic in the future. It was estimated that
over 55,000 vehicles per day would travel on Washington Street south of Interstate 10 Freeway. It
ENVASS.016 17 �,,
was determined that if these projected increased were to occur, Washington Street would require a
minimum of six lanes of travel and intensive Transportation System Management (TSM)
applications to provide an acceptable level of service. The Washington Street/Highway 111
intersection is projected to be most severely and immediately impacted by increases in traffic.
A. Would the project result in increased vehicle trips or traffic congestion?
Potentially Significant Unless Mitigated. The proposed project is forecasted to generate a daily
average two-way traffic volume of 1,080 trips. The A.M. Generated Peak Hour Total Trips is 40,
and the P.M. Generated Peak Hour Total is 80 trips. The Coachella Valley Association of
Governments (CVAG) prepared a Regional Arterial Program (RAP) in response to the Riverside
County Congestion Management Plan (CMP) which serves as the mitigation program for the
Washington Street and Highway 111 intersection. The Regional Arterial Program studied the worst
case build -out scenario for the area around the intersection. Traffic studies have been prepared for
the shopping center project. In these cases, mitigation for traffic impacts was contained in the RAP.
The proposed carwash is a less than intense land use, thus there will be less adverse impacts that
previous projects for this site which were to be satisfactorily mitigated by the requirements of the
RAP. Mitigation for the carwash will be satisfied by the RAP requirements.
B. Would the nroiect result in hazards to safety from design features (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment.).
Potentially Significant Unless Mitigate. The project will provide a driveway at the southern
terminus of the parcel. Access will be by a right-in/right-out maneuver as a divided major arterial.
The driveway entrance is approximately 290 feet west of the intersection of Adams Street and
Highway 111. Egress from the carwash will require traffic to turn into a right lane onto the
Highway. The right-in/right-out design is the only possible maneuver if access is off of the roadway.
C. Would the project result in inadequate emergency access or access to nearby uses`'
No Impact. The proposed project will not obstruct emergency access to surrounding land uses.
(Source: Project Site Plan) The environmental review for the shopping center was reviewed by local
fire and police agencies for emergency access issues.
D. Would the project result in insufficient parking capacity on -site or off -site?
No Impact. The entire length of Adams Street, within the City of La Quinta, is a designated
pedestrian hiking corridor. The north bank of the Coachella Valley Stormwater Channel
(Whitewater River) is a designated bikeway corridor. (Source: Site Survey, La Quinta General
Plan)
ENVASS.016
F` 41
F. Would the project result in conflicts with adopted policies supporting alternative
transportation (e.g., bus turnouts bicvcle racks)?
No Impact. The project does not appear to eliminate the existing bus stop located adjacent to the
west property line of the project site, or the bus stop located along Highway 111. There is no
existing City policy that would require that this type of land use be required to install a bicycle rack
as the customers would not be riding bicycles to the facility, and the limited number of employees
would not necessitate a bicycle rack. (Source: Application Material)
G. Would the project result in rail waterborne or air traffic impacts?
No Impact. There are no railroad tracks, navigable rivers or waterways, or air travel lanes within the
City of La Quinta, thus, there will be no adverse impacts. (Source: U.S.G.S. La Quinta Quadrangle.,
Site Survey)
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert. Two ecosystems .are found with 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
Master Environmental project.
Local Environmental Setting
The project site is located in the Sonoran Desert Scrub ecosystem. Typically, undeveloped land
within this ecosystem is rich in biological resources and habitat. The Sonoran Desert Scrub
ecosystem is the most typical environment in the Coachella Valley. It is generally categorized as
containing plants which have the ability to economize water uses, go dormant during periods of
drought, or both. Cacti are very common in these areas due to their ability to store water. Other
plants root deeply and draw upon water from considerable depths. The major variation of desert
vegetation result from differences in the availability of water. The most dense and lush vegetation
in the desert is found where groundwater is most plentiful. Dominant plants include:
Creosote bush (Larrea tridentata)
Bur -sage
(Ambrosia dumosa)
Ocotillo
(Fouquieria splendens)
Barrel Cactus
(Ferocactus acanthodes)
Jumping cholla
(Opuntia bigelovil)
Smoke -tree
(Dalea spinosa)
Mesquite
(Prosopis glandulosa)
Four -wing saltbrush
(Atriplex canescens)
Agave
(Agave desert)
Desert lavender
(Hyptis emory)
ENVASS.016 19 ,� o
The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals
escape the summer heat through their nocturnal and/or burrowing tendencies. Squirrels, mice and
rats are all common rodent species in the Sonoran Desert. The black -tailed hare is a typical
mammal. Predator species include kit fox, coyote, and mountain lion in the higher elevations. The
largest mammal species found in this area is the Peninsular Big Horn Sheep which is found at the
higher elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles
can also be found in the Sonoran Scrub area.
The project site, however, is a vacant pad site that has been disturbed by grading activities in the
recent past. There is sparse vegetation on the parcel.
The La Quinta Master Environmental Assessment indicates that the property is located within the
biological habitats of the Coachella Giant Sand Treader Cricket and the Coachella Valley Fringe -
Toed Lizard. These wildlife species are listed as either endangered or threatened.
The Coachella Valley Fringe -Toed Lizard has been listed as endangered by the California Fish and
Game Commission and threatened by the U.S. Fish and Wildlife Service since 1980. The species
is highly adapted to loose, windblown sand, and is able to rapidly run over the sand. The mapped
description of the lizard's habitat includes the sand dunes north of 50th Avenue. To mitigate the loss
of the lizard's habitat due to development there is a development fee which is used to acquire and
maintain habitat areas in a Habitat Conservation Preserve near Thousand Palms. The City of La
Quinta participates in this fee program as mitigation for habitat loss.
A. Would the project result in impacts to endangered, threatened or rare species or their habitats
(including but not limited to plants fish insects, animals, and birds
Partially Significant Unless Mitigated. The project site is within the designated habitat of the
Coachella Valley Fringe -Toed Lizard. To mitigate the habitat loss as a result of development of the
carwash, the applicant will be required to pay the Coachella Valley Fringe -Toed Lizard Habitat
Conservation Fee at the current rate prior to submitting an application for a grading permit if this fee
was not previously paid by the developer of the shopping center. (Source: La Quints MEA)
B. Would the project result in impacts to locally designated species (e.g., heritage trees)?
No Impact. There are no locally designated biological resources within the City of La Quinta. All
significant biological resources are designated by the California Department of Fish Game or the U.
S. Fish and Wildlife Service. (Source: La Quinta MEA; Site Survey)
C. Would the project result in impacts to locally designated natural communities (e.g., oak
forest, coastal habitat. etc.)?
No Impact. There are no locally designated natural communities found on or near the project site.
Several of the surrounding parcels are developed with structures or roadways. The project site has
been disturbed in the recent past, thus there are no existing biological resources of local significance
on the property. (Source: La Quinta MEA, Site Survey)
ENVASS.016 20 n 4 v3
D. Would the project result in impacts to wetland habitat (e.g., marsh, riparian, and vernal
ool ?
No Impact. There are no wetlands, marshes, riparian communities, or vernal pools on the proposed
site or nearby. Thus, there is no impact to these issue areas. (Source: La Quinta MEA, Sire Survey)
E, Would the project result in impacts to wildlife dispersal or migration corridors?
No Impact. The immediate area around the proposed project site is developed, except for the parcel
to the east, and nearby pad sites. Vacant desert land is found on the east side of Adams Street, north
of the highway.
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate
Resource Areas (SMARA), as designated by the State Department of Conservation. There are no
known oil resources in the City. Major energy resources used in the City come from the energy
sources of the Imperial Irrigation District, the Southern California Gas Company, and gasoline
companies.
Local Environmental Setting
There are no oil wells or other fuel or energy producing resources on the proposed project site.
White the pad site is undeveloped, it is not a source of soil or gravel resources due to its limited size.
The property is located within MRZ-1, a designation for those areas where adequate information
indicates that no significant mineral deposits are present or where it is judged that little likelihood
exists for their presence. (Source: La Quinta MEA)
A. Would the project conflict with adopted energy conservation plans?
No Impact. The City of La Quinta does not have an adopted energy plan. However, the City does
have a Transportation Demand Management ordinance in place that focuses on the conservation of
fuel. The Housing Element contains requirements for efficiency in housing construction, thus
reducing energy consumption. The proposed carwash will be required to meet Title 24 energy
requirements in its construction. No other mitigation is required for this issue.
B. Would the project use non-renewable resources in a wasteful and inefficient manner?
Less than Significant Impacts. Natural resources that may be used by this project include air,
mineral water, sand and gravel, timber, energy, and other resources needed for construction. The
size of the proposed carwash indicates that resources needed for construction are not going to be
significant. Operation of the project will increase the demand for energy but the carwash is not
expected to consume energy or resources in a wasteful manner. Lighting for security will be
ENVASS.016 21
minimal. Water will be used in the carwash operation, the majority of which will be recycled.
Landscaping will require watering and fresh water will be added to the carwash operation to
compensate for evaporation. The applicant states that the carwash will feature efficient, state-of-the-
art, hydraulic mechanical equipment. The project will be required to comply with Title 24
requirements related to energy conservation. Landscaping will also be required to comply with the
landscape water conservation ordinance requirements as well as requirements of the Coachella
Valley Water District. (Source: Applicant)
3.9 RISK OF UPSET/HUMAN HEALTH
Regional Environmental Setting
Recent growth pressure has dramatically increased the City's exposure to hazardous materials. Such
exposure to toxic material can occur through the air, in drinking water, in food, in drugs and
cosmetics, and *in the work place. Although large scale, hazardous waste generating employment
is not located in La Quinta, the existence of chemicals utilized in dry cleaning operations,
agricultural operations, restaurant kitchen cleaning, landscaping irrigation and exposure to large
scale electrical facilities may pose significant threats to various sectors of the population. Currently,
there are no hazardous disposal waste sites located in Riverside County, although transportation of
such materials out of, and around La Quinta take place.
Local Environmental Setting
In order to comply with AB 2948 "Hazardous Waste: Management Plans and Facility Siting
Procedures", the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste
Management Plan.
The project site has not been used for manufacturing uses in the past. However, the site is located
adjacent to a Second Arterial and a State Highway, both impacted by frequent high traffic volumes.
A. Would the project involve a risk of accidental explosion or release of hazardous substances
(including, but not limited to: oil. pesticides, chemicals or radiation,)?
Less that Significant Impact. Detergents, waxes, and window cleaners will be used in the carwash
operation. The auto detailing operation could use waxes, solvents, and other cleaners that will
require adequate ventilation and no open flame or heating elements in the near vicinity. The
applicant will be required to comply with all applicable OSHA and EPA regulations.
B. Would the project involve possible interference with an emergency response plan or
emergency evacuation plan?
No Impact. Construction activities will be confined to the site and on site operations will not
interfere with emergency responses to the site or surrounding areas nor will it obstruct emergency
evacuation of the area. (Source: Proposed Site Plan)
ENVASS.016 22 P � 5
C. Would the project involve the creation of any health hazard or potential health hazards?
Less than Significant Impact. The proposed carwash will comply with health and safety regulations
for work place conditions including training personnel in safety procedures.
D. Would the project involve exposure of people to existing sources of potential health hazards?
No Impact. There are no existing health hazards on site. The proposed carwash is not expected to
create any health hazard. The carwash will be required to conform to zoning standards, and all
applicable health and safety codes. (Source: Site Survey)
3.10 NOISE
Regional Environmental Setting
Noise levels in the City of La Quinta are created by a variety of sources in and near the City. The
major sources include vehicular noise on City streets and Highway 111, and temporary construction
noise. The ambient noise levels are dominated by vehicular noise along the Highway and major
arterial in the City.
Local Environmental Setting
The ambient noise level at the proposed project site is dominated by vehicle traffic noise from State
Highway I I I and Adams Street.
Residential areas are considered noise sensitive land uses, especially during the nighttime hours.
The nearest residential use to the project site is approximately 750 feet southwest across Washington
Street. This is the location of the Point Happy Ranch on which there are several houses. Other
residential areas near the project site are located approximately 3,500 feet south of the project (Lake
La Quinta), and approximately 3.500 feet northwest (Palm Royale Club) across the Whitewater
Flood Channel.
A Would the project result in increases in existing noise levels?
Potentially Significant Unless Mitigated. The increase in vehicle noise at the surrounding street
system is not expected to create any discernible increase in the existing noise levels. The mechanical
equipment that operates the carwash will be enclosed within a building that should reduce any
operational noise detectible outside of the building.
Staff has determined that the proposed carwash project is most compatible with Wholesale
Commercial and Manufacturing land uses. The Land Use Community Noise Equivalent Levels
(CNEL) table in the La Quinta MEA indicates that Wholesale commercial and Manufacturing land
uses can have a noise level of up to 75 CNEL value. Up to 65 CNEL is clearly acceptable and up
to 75 CNEL is normally acceptable. In order for the carwash to have a less than significant noise
impact, the operational noise levels will not be able to exceed 75 CNEL. Construction materials and
structural design must take noise containment and reduction into account for this project. (Source:
La Quinta MEA)
ENVASS.016 23
B. Would the project result in exposure of people to serve noise levels?
No Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by
establishing allowable noise levels for various land uses. Commercial areas should have maximum
exterior noise levels of up to 75 CNEL from 7:00 A.M. to 10:00 P.M. If the ambient noise level is
higher than those standards then it will serve as the standard.
The proposed project may result in short term noise impacts associated with construction activities.
During construction heavy machinery will be capable of generating periodic peak noise levels
ranging from 70 to 95 dBA at a distance of 50 feet from the source. (Source: La Quinta General
Plan)
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside County
Sheriff's Department. The Sheriff's Department extends serve to the City from existing facilities
located in the City of Indio. The Sheriff's Department utilizes a planning standard of 1.5
deputies/1,000 population to forecast additional public safety personnel requirements in the City at
buildout. Based on this standard, the City is currently undeserved.
Fire protection service is provided in the City by Riverside County Fire Department. The Fire
Department administers two stations in the City; Station #32 on 52nd Avenue west of Washington
Street, and Station #70 at the intersection of Madison Street and 54th Avenue. The Fire Department
is also responsible for building and business inspections, plan review and construction inspections.
Based upon a planning standard of one paid firemen/1,000 population, the City is currently under -
served. The Fire Department has indicated that a need exists for a third fire station in the northern
part of the City between Washington Street and Jefferson Street.
Structural fires and fires from other man-made features are the most significant fire threats to the
City Hillside and brush fires are minimal as the hillside areas are barren and scattered brush on the
Valley floor is too sparse to pose serious fire hazard.
Desert Sands Unified School District and the Coachella Valley Unified School District serve the City
of La Quinta. There is one elementary school, one junior high school, and one high school within
the City. The City is also within the College of the Desert Community College District. Additional
school facilities are planned for La Quinta.
Library services in La Quinta are provided by the Riverside County Library System with a branch
library located in the Village area of the City. The existing facility opened in 1988 and contains
2,065 square feet of space and approximately 18,000 volumes. The County utilizes unadopted
planning standards of 0.5 square feet per capita and 1.2 volumes per capita to forecast future facility
requirements to serve the City. Utilizing this standard, in 1992, the City was undeserved in space
but over served in terms of volumes.
t' 17
ENVASS.016 24
Health care services are provided in the City through JFK Memorial Hospital in Indio and
Eisenhower Immediate Care Facility located in the Plaza La Quinta Shopping Center. The
Eisenhower Immediate Care Facility is a satellite clinic of Eisenhower Medical Center, located in
Rancho Mirage. The Riverside County Health Department administers a variety of health programs
for area residents and is located in Indio. Paramedic service is provided to the City by Springs
Ambulance Service.
Local Environmental Setting
The nearest fire station to the project site is Station #32 located approximately three miles south.
Governmental services in La Quinta are provided by City staff at the Civic Center and by other
County, State, and Federal agency offices in the desert area.
The project is serviced by Truman Elementary School, La Quinta Middle School, and La Quinta
High School.
A. Would the project have an effect upon, or result in a need for new or altered governmental
services in relation to fire protection?
Less than Significant Impact. The proposed carwash will increase fire protection requirements due
to the construction of a building on the vacant lot. The project must comply with fire flow and fire
safety building standards of the Riverside County Fire Code to prevent fire hazards on -site and to
minimize the need for fire protection services. Fire flows of 1250 gpm at 20psi for two hours will
be needed. Unobstructed fire access will also be needed to facilitate Fire Department response.
Other code requirements (such as emergency exits, alarm and sprinkler systems, construction
materials, etc.) Will be required. A supervised waterflow fire alarm system as required by the
Uniform Building Code/Riverside County Fire Department and National Fire Protection Association
Standard 71 will be required. (Source: Riverside County Fire Department)
B. Would the project have an effect upon, or result in a need for new or altered government
services in relation to police protection?
Less than Significant Impact. The Riverside County Sheriff's Department was given the opportunity
to review and comment on the proposed carwash project. However, comments have not been
received from this Department as of May 21, 1995. It is not anticipated that there will be any
significant adverse impact upon police protection services from the proposed carwash.
C. Would the project have an effect upon, or result in a need for new or altered government
services in relation to school services?
Less than Significant Impact. The 3,000 square foot carwash facility is expected to have a maximum
of seven employees. Indirect student generation due to increased demand for housing in the area is
estimated to generate .34 students (at 0.0001145013 student per square foot). School impact fees
will reduce potential impacts to the Desert Sands Unified School District. (Source: Desert Sands
Unified School District)
ENVASS.016 25
D. Would the project have an effect upon, or result in a need for new or altered government
services in relation to the maintenance of public facilities, including roads?
Less than Significant Impact. The project site is currently served by existing infrastructure,
including public roadways such as Adams Street and State Highway 111. The proposed project will
not require new or altered government services for the maintenance of these roadways and other
public facilities. (Source: Site Survey, Proposed Site Plan)
E. Would the project have an effect upon, or result in a need for new or altered government
services in relation to other governmental services.?
Less than Significant Impact. Building, engineering, and planning services needed for the project
will be partially offset by permit fees charged to the project applicant. The carwash will generate
revenue for the City which will be used to pay the costs of governmental and City services incurred.
(Source: Project application information)
3.12 UTILITIES
Regional Environmental Setting
The City of La Quinta is served by the Imperial Irrigation District (IID) for power supply and the
Southern California Gas Company (SC) for natural gas service. Existing power and gas lines and
substations are found throughout the City. IID has four substations in La Quinta, with electricity
generated by a steam plant in El Centro and hydro electric power generated by the All American
Canal. General Telephone Exchange (GTE) provides telephone services in the City. Colony
Cablevision serves the City of La Quinta with cable television service.
The Coachella Valley Water District (CVWD) provides water to the City. CVWD obtains its water
from underground aquifers and from the Colorado River. CVWD operates a water system with
potable water pumped form 13 wells located throughout the city. The wells range in depth fiom 500
to 900 feet. Potable water is stored in five reservoirs in the City. Sanitary sewage is collected and
treated by the CVWD.
The City's stormwater drainage system is administered by the CVWD, which maintains and operates
a comprehensive system to collect and transport flows through the City.
The City of La Quinta is served by Waste Management of the Desert for solid waste disposal. Non-
hazardous, mixed and municipal solid waste to three landfills within the Coachella Valley.
Local Environmental Setting
There are natural gas lines along the south side of the project site, along State Highway 111. A
sanitary sewer force main is located along the west side of Washington Street. A water trunk line
runs along Washington Street, west of the project site. Stormwater runoff from the project site is
directed north of the Coachella Valley Stormwater Channel (Whitewater River). All utilities have
been brought in the site. (Source: La Quinta General Plan and MEA)
ENVASS.016 26
A. Would the project result in a need for newsystems, or substantial alterations to power and
gas services?
Less than Significant Impact. The proposed development will require electric power services.
Consumption factors are not known at this time. It is not anticipated that the project will require a
significant level of electricity or natural gas or result in the need for new systems or alterations to
existing systems. The project applicant will have to coordinate with IID and SCG for the timely
provisions of power and natural gas services.
B. Would the project result in a need for new systems, or substantial alterations to
communications systems?
Less than Significant Impact. The project will require telephone services from GTE. Coordination
with GTE will prevent any impact on communication systems. (Source: Proposed Site plan)
C. Would the project result in a need for new systems; or substantial alterations to local or
regional water treatment or distribution facilities?
Less than Significant Impact. The proposed project will require water services. Based on a
consumption rate of 2,000 gallons per day for the carwash, the majority of which will be recycled,
it is not anticipated that there will be a significant adverse impact upon the water resources or water
system in the City.
D. Would the project result in a need for new systems, or substantial alterations to sewer
services or septic tanks?
Less than Significant Impact. The proposed carwash will generate sewage which will have to be
processed by the CVWD sewage treatment facility. Since the carwash will be recycling the majority
of the water used in its operation, it is not anticipated that there will be a significant adverse impact
to the existing water system. (Source: Application Materials)
E. Would the project result in a need for new systems, or substantial alterations to storm water
drainage?
Less than Significant Impact. The project site is currently vacant and unpaved and storm runoff
flows into exiting catch basins in the area. The development of the project will lead to the paving
of the site, except for scattered planter areas. Thus, storm runoff will have to be directed into the
existing storm drain, which is the Coachella Valley Stormwater Channel, located north of the project
site. Due to the relatively small size of the project site in comparison to the drainage tributary area
of the storm drain system in the area, the runoff volume from the site is not expected to represent a
significant amount of the runoff handled by existing drains. (Source: Proposed Site Plan)
ENVASS.016 27
F. Would the project result in a need for new systems or substantial alterations to solid waste
disposal?
Less than Significant Impact. The proposed carwash will require solid waste disposal services from
Waste Management of the Desert. Solid waste from the site may be transported to the existing
landfills in the Coachella Valley. The project must comply with the City's Source Reduction and
Recycling Policies. On site programs will need to be coordinated with Waste Management.
3.13 AESTHETICS
Regional Environmental Setting
The City of La Quina is located within a desert valley cove, with hillside on the west and south.
Views of the desert and surrounding mountains are visible on clear days throughout most of the City.
Local Environmental Setting
The project site is located in a commercial corridor along State Highway 111. Existing commercial
structures in the corridor cannot exceed 50-feet in height. Most commercial buildings nearby have
neutral, soft -toned desert colors, with wall -mounted identification signs below roof lines or
monument signs close to the ground. Views from the site include the commercial structures north
of the highway, the San Bernardino Mountains to the far north, the Santa Rosa and Coral Reef
Mountains to the south, and the cove residential development also to the south and southwest. The
project exterior colors will include pumice and canyon coral stucco, dark green (Hedgerow) accent
tile and roll -up doors, winter mist trellis, and a medium wood semi -transparent colored wall seance.
A. Would the pro,-ect affect a scenic vista or scenic highway?
Less than Significant Impact. State Highway I I I is designated as a Primary Image Corridor on the
La Quinta General Plan. The La Quinta MEA indicates that the project site is within Distinctive
Viewshed No. 3 with moderate sensitivity for impact. Distinctive viewsheds are identified through
their close proximity (within two miles) to elevational high points and exhibit a high visual
sensitivity. View Point #3 is located north of the Coachella Valley Stormwater Channel, the 90-
degree viewshed of attractive views and 270 degree viewshed of common views creates a combined
low levei of visual sensitivity. The immediate surroundings of the project site include both
developed parcels and vacant parcels. Thus, the vista has already been impacted by previous
development.
State Highway I I I is a designated scenic highway. The zoning designation for the commercial
corridor along the Highway is scenic Commercial (CPS). This designation requires an enhanced
architectural standard for development, and an enhanced landscaping standard. The carwash project
will be required to meet these standards.
ENVASS.016 28
(,' 51
B. Would the project have a demonstrable negative aesthetic effect?
Less than Significant Impact. While actual building plans have not been finalized, the proposed
carwash will be designed as one structure. The upstairs office will have central air conditioning and
heating systems. (Source: Proposed Site Plan)
C. Would the project create light or glare?
Regional Environmental Setting
The proposed carwash will be open 7:00 A.M. to 7:00 P.M. and interior and exterior lights will be
provided. It is possible that there will be illuminated signage for the facility, however, the applicant
has not submitted sign plans. There will be exterior security lighting. All lighting will be required
to comply with the Dark Sky Ordinance that requires shielding and down-casted lighting of low level
wattage. No adverse impacts are anticipated from the proposed lighting. (Source: Proposed Site
Plan)
3.14 CULTURAL RESOURCES
Regional Environmental Setting
The history of the City of La Quinta extends back to an area when much of the Coachella Valley was
inundated by ancient Lake Cahuilla. Early inhabitants of the Colorado Desert were people who had
migrated across the Bering Strait more than 20,000 years ago. As their migration progressed, they
passed through the Colorado Desert on their way to Central America where the Inca and Mayan
civilizations were founded.
As time passed, the Coachella Valley became the home of a band of people that have come to be
known as the Cahuilla Indians. The Cahuilla followed a hunting and gathering life style as they
lived along the lakeshore and cove areas in the Valley. The archaeological record extends back
almost 6,000 years.
The Cahuilla were divided into three geographic areas of the Valley: Western or Pass Cahuilla within
Agua Caliente (Palm Springs area), Desert Cahuilla (from Palm Springs east to the Salton Sea), and
the Mountain Cahuilla (south of San Jacinto Peak in the Santa Rosa Mountains). Travel across
boundaries to exploit seasonal resources for ceremonial purposes was a part of their annual cycle.
Alfred Kroeber estimated that the original population (2,500 individuals) had been reduced to about
750 by 1923.
The most likely locations of prehistoric cultural resources in La Quinta are along the foot of the
Santa Rosa and Coral Mountains. These resources are likely associated with the availability of water
and food resources. Temporary campsites can be found near game trails, springs, mesquite groves,
grass stands, bedrock outcrops near food or water resources, marshy areas, or along the ancient lake
shore. Isolated milling features, sparse lithic scatters, and isolated pottery scatters can be found
almost anywhere in the City.
ENVASS.016 29 i ;
In 1540, the first European explorer, Captain Hernando de Alarcon, entered Southern California at
the Yuma crossing, which is located to the southeast of La Quinta. Approximately 100 years later,
Spanish missionaries visited the area. A trail was established by the Cocomaricopa Indians across
the Valley in 1821 as they carried mail through the San Gorgonio Pass between Tucson and Mission
San Gabriel.
White settlement in the Valley did not occur to any degree until the transcontinental railroad was
constructed. The construction of the railroad brought with it the technology to drill water wells deep
enough to sustain settlement in the Valley. The Bradshaw Road brought in settlers and freight both
before and after the construction of the railroad. The Coachella Valley was the site of the most
popular immigration route to the Southwest via the Southern Immigrant Trail. The Bradshaw Trail
route passed through the Valley until 1915 when a graded gravel road was developed for automobile
travel.
The settling of the La Quinta has been chronicled by the La Quinta Historical Society in several
publications. There are 13 structures and site recorded on the California Historic Resources
Inventory. These resources are listed in the La Quinta General Plan.
La Quinta experienced rapid growth in the Late 1970's which lead to incorporation of the City of La
Quinta in 1982. The City has grown from a population of approximately 5,400 in 1982 to over
16,000 in 1994. The incorporated boundaries of the City include over 31 square miles of land.
Local Environmental Setting
The project site is located along a State Highway. On the west side of Washington Street south of
Highway 111 is a designed historic structure, Point Happy Ranch. The ranch includes an old
California style house, with a guest house and a workers village that date circa 1930. The ranch was
a Neglet Noor date farm that became known for improving methods of pollinating dates.
Prehistoric archaeological sites are numerous within a two mile radius of the project site. The
project site has been subjected to disturbance over many years. There is no additional evidence of
any archaeological resources on the site. However, there could be subsurface cultural deposits. The
site does not have any bedrock that could have been used for milling, or other resources that might
have been exploited by prehistoric inhabitants.
A. Would the pro-ject disturb paleontological resources?
Less than Significant Impact. No paleontological resources have been found in the near vicinity of
the project site. The project site is not located within an area that is considered to have a high
sensitivity for paleontological resources and no paleontological resources are expected to be present
on site. (Source: Site Survey, La Quinta MEA)
ENVASS.016
B. Would the project disturb archaeological resources?
Less than Significant Impact. The project site has been heavily disturbed by grading, however, there
are numerous recorded archaeological sites within a one and two mile radius of the project site. It
is possible that there are remaining subsurface cultural deposits on the property. The property has
been previously surveyed for surface indications of cultural deposits and a report filed with the
Eastern Information Center at the University of California at Riverside (Report #2821). Sites were
recorded during this survey. These sites were tested and all required mitigation measures and were
completed during the shopping center development. Recorded archeological sites (Cal-Riv-3682,
3681, and 3680) are located very near the project site.
The monitoring of all earth disturbing activities, and trenching will be required due to the project's
location relative to recorded archaeological sites in the very near vicinity. The monitoring shall be
done by a professional archaeologist acceptable to the Community Development Department,
following professional standards and the policies of the City of La Quinta.
C. Would the project affect historical resources?
No Impact. The project site is vacant and does not contain any historical structures. Thus, the
construction of the proposed carwash will not affect historical resources in the City. (Source: La
Quinta General Plan)
D. Would the project have the potential to cause a physical change which would affect unique
ethnic cultural values?
No Impact. The project site does not represent an ethnic cultural value and development of the
proposed carwash will not affect any ethnic cultural value. (Source: La Quinta MEA)
E. Would the project restrict existing religious or sacred uses within the potential impact area?
No Impact. There are no religious uses or sacred uses on the site which may be affected by the
proposed carwash. There are no churches within 500 feet of the proposed site. (Source: Site Survey)
3.15 RECREATION
Environmental Setting
The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing
resources and facilities and the future needs of the City. The City contains approximately 28.7 acres
of developed parkland for Quimby Act purposes. The 845.0 acre regional Lake Cahuilla County
Park is not included in this count. There are also bike paths within the City and designated
pedestrian hiking trails.
ENVASS.016 31
Local Environmental Setting
The project site is vacant and does not provide recreational services or contain a recreational facility.
The nearest park, Palm Royale Park, is just less than a mile north of the project site.
A. Would the project increase the demand for neighborhood or regional parks or other
recreational facilities?
No Impact. The construction and operation of the La Quinta Carwash will result in a maximum of
seven employees on site. These employees are not expected to utilize parks in the area to a level that
results in any detectable adverse impact. (Source: Application Materials)
B. Would the project affect existing recreational opportunities?
No Impact. The proposed carwash will not replace nor provide a recreational opportunity in the
City. The operaton of the facility will have no effect on the existing or future recreational
opportunities on La Quinta. (Source: Application Materials, Proposed Site Plan)
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the proposed La Quinta Carwash indicates that the project will not have
potential significant adverse impacts on the environmental issues addressed in the checklist. One
of the issue areas could have a potential significant impact if appropriate mitigation measures are
not implemented. This issue area is air quality. The following findings can be made regarding the
mandatory findings of significance set forth in Section 15065 of the CEQA Guidelines and based
on the results of this Environmental Assessment:
1. The proposed carwash will not have the potential to degrade the quality of the environment,
with the implementation of mitigation measures.
2. The proposed carwash will not have the potential to achieve short term goals to the
disadvantage of long term environmental goals, with the successful implementation of
mitigation.
3. The proposed carwash will not have impacts which are individually limited but cumulatively
considerable when considering planned or proposed development in the immediate vicinity.
4. The proposed carwash will not have environmental effects that will adversely affect human,
either directly or indirectly, with the implementation of mitigation.
ENVASS.016 32
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CHAMBER OF COMMERCE
GEM OF THE DESERT
April 12, 1995
TO: STAN SAWA, PRINCIPAL PLANNER
CITY OF LA QUINT& FROM: PLANNING AND REVIEW SUBCOMMITTEE rt,
LA QUINT& CHAMBER OF COMMERCE
RE: Conditional Use Permit 95-017, Jim L. Jarnagin
(La Quinta Car Wash)
The Planning and Review Subcommittee of the La Quinta
Chamber of Commerce convened April 10, 1995, to review the
proposed La Quinta Car Wash project. It was the consensus
of the subcommittee to approve the project. However, they
would encourage additional evaluation by the city with
regard to the visual screening provided, facing the Highway
111 corridor. The subcommittee feels that more screening
may be beneficial.
s,.,� „..,. s
�� •� APR
1 2 19g�
p4
POST OFFICE BOX 255 0 51-351 AVENIDA BERMUDAS • LA QUINTA, CALIFORNIA 92253 • (619) 564-3199 FAX (619) 564-311'
s
vowee `
COACHELLA VALLEY POWER DIVISION
81-600 AVENUE 58 • P.O.BOX 1080 •LA QUINTA, CALIFORNIA 92253-1080
TELEPHONE (619) 398-5811 • FAX (619) 398-5848
IIDPD-DDC
Mr. Stan Sawa
City of La Quinta
P. O. Box 1504
La Quinta, CA 92253-1504
April 3, 1995
RE: Conditional Use Permit 95-017
Jim L. Jarnagin (La Quinta Car Wash)
Located North Side of Highway 111, West of Adams Street
Dear Mr. Sawa:
APR 0 6 1995
After reviewing the plans for the La Quinta Car Wash, we determined it will not impact
the electric service to the area. Cumulative impact of projects of this size, however, do
increase the electrical demand on Imperial Irrigation District's; (IID's) existing facilities
at peak loading periods. The increase in demand often results in the need for additional
generation, transmission, substation, and distribution facilities. This, in turn, may impact
power rates in IID's service area, resulting in higher electric rates for IID customers.
If you have any questions regarding this matter, please contact me at 398-5854 or
John Salas at 398-5834.
Sincerely,
ENRIQUE XLEON
Assistant Engineer
rg
cc: John Salas
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PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 25, 1995
CASE: SPECIAL ADVERTISING DEVICE 95-066
APPLICANT: INVESTORS' PROPERTY SERVICES FOR LA CASA LA
QUINTA APARTMENTS
SIGN CONTRACTOR: PARAGON SIGNS (DOUG SWINDEL)
REQUEST: APPROVAL OF A TEMPORARY BANNER FOR THE LA CASA
LA QUINTA APARTMENT COMPLEX ON THE EAST SIDE
OF EISENHOWER DRIVE AND SOUTH OF CALLE
TAMPICO.
LOCATION:
51-025 AVENIDA MARTINEZ
On April 7, 1995, an application was received from the property
management company requesting permission to install one (3-foot by
10-foot) temporary banner on the outside wall of the existing 35
unit apartment complex at the southeast corner of Calle Tampico and
Eisenhower Drive. The banner is proposed to inform passersby that
they have units available. A copy of the signage request is
attached (Attachments 1 and 2). The applicant would like to use
the banner for a 60-day period.
Municipal Code Provisions
In 1994, the City Council approved a request to transfer their
approval powers for special advertising to the Planning Commission
pursuant to their amendment of Chapter 5.64 of the Municipal Code.
The existing Code allows the Planning Commission to approve
temporary advertising devices other than customary permanent
identification signs. This includes banners greater in size than
2-feet by 8-feet in size. Section 5.64.020 provides, in part, that
permits may be issued for special purposes, such as grand openings
and other special occasions, but not on a continuing basis for
permanent advertising or identification purposes. Each permit
shall be issued for a specific period of time.
Staff Comments
On April 7, staff informed that applicant that they could obtain
staff approval for a 2-foot by 8-foot banner for a 30-day period
based on the City's existing Code provisions. The applicant stated
the 3-foot by 10-foot banner had been made and purchased, and they
PCGT.115
would like to use the banner for their temporary advertising needs.
Staff supports the request because there are 20 units in the
apartment complex vacant at this time and the banner will assist
their advertising needs at this time.
By Minute Motion 95- , approve Special Advertising Device 95-
066 subject to the attached Findings and Conditions of Approval.
Attachments
1. Location Map
2. Sign Exhibit
3. Conditions of Approval
PCGT.115
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CONDITIONS OF APPROVAL - RECOMMENDED
SAD 95-066
LA CASA LA QUINTA APARTMENTS
APRIL 25, 1995
FINDINGS:
1. The proposed freestanding sign has been determined to be exempt, Class 11, Section
15311(a), from the provisions of CEQA.
2. The conditions stated below are deemed necessary to protect the health, safety, and
welfare of the community.
3. The temporary advertising is consistent with the standards of the Municipal Code
of the City of La Quinta.
CONDITIONS:
1. The banner is allowed for a 60-day period from the date of installation. The
placement of the banner shall be approved by the Community Development
Department prior to its installation.
CONAPRVL326
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: APRIL 28,1995
CASE NO.: PLOT PLAN 95-551
APPLICANT: FIRSTBANK, N.A. (FIRSTBANK OF PALM DESERT)
ARCHITECTS: HOLDEN AND JOHNSON, ARCHITECTS
REQUEST: APPROVAL OF A PLOT PLAN APPLICATION TO ALLOW CONSTRUCTION OF A
FREESTANDING BANK BUILDING IN THE LA QUINTA VILLAGE SHOPPING CENTER
LOCATION: NORTHWEST OF THE INTERSECTION OF WASHINGTON STREET AND CALLE
TAMPICO
GENERAL PLAN
LAND USE
DESIGNATION: NC (NEIGHBORHOOD COMMERCIAL)
ZONING: C-P (GENERAL COMMERCIAL)
ENVIRONMENTAL
DETERMINATION: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS APPROVED FOR
THE LA QUINTA VILLAGE SHOPPING CENTER (PP 91-456) DURING THE ORIGINAL
APPROVAL IN 1991. THIS NEGATIVE DECLARATION ASSESSED THE PROPOSED
CONSTRUCTION. THEREFORE, NO ADDITIONAL ENVIRONMENTAL
CONSIDERATION IS DEEMED NECESSARY.
SURROUNDING
ZONINGMAND USE: NORTH: CPIPART OF SHOPPING CENTER
SOUTH: R-2*40001LA QUINTA CIVIC CENTER
EAST: SRNACANT AND SINGLE FAMILY RESIDENCES
WEST: C-PIPART OF SHOPPING CENTER
BACKGROUND:
Property Description
The subject property is a vacant pad within the La Quinta Village Shopping Center. The site is
presently a rough graded site with a retention basin to the east. To the north and west are parking
lot improvements. To the northeast of the site is the location of the recently approved Sesame's
PCST.213
restaurant (PP 94-543). The site has been provided with a temporary irrigation system and planted
with rye grass. The retention basin which is to the east is still under construction. There is discussion
going on at the moment with the shopping center developer regarding the incorporation of the
retention basin and/or the area immediately around it into a public art statement.
Description of Project
The legal parcel on which the property sits on consists of approximately 22,700 square feet and is a
part of the overall shopping center development. The proposed bank will consists of 5,700 square feet
of building area. The master plan allotted 4500 square feet of building area for this pad. The
Sesame's restaurant had an access 2,095 square feet which it did not use. Therefore, that area can
be given or used by this bank. 885 square feet is still available for use on one of the other pads based
on the master plan.
Site Design
The building is generally rectangular in shape with the long side along Calle Tampico and
approximately 40 feet back from the street property line. The main entrance to the building will be
on the west side of the building adjacent to the parking lot. An emergency only access will be provided
at the east end of the building. The facilities within the bank would include a lobby with office space,
vault, conference room, storage areas, additional private office area, and restroom facilities. An ATM
machine on the west side of the exterior of the building is also proposed.
Architectural Design
The structure has been designed in a manner that is architecturally similar to the main shopping
center area. The building uses a sloped the roof which matches the main shopping center with small
areas of flat roofs. Stucco texture and color will match that utilized in the main shopping center.
Matching columns and arches are proposed on each side of the building. The height of the structure
at its highest point, will be 26-feet at the skylight area which is approximately 8-feet wide by 16-feet
long. The height of the majority of the building will be approximately 20-feet. According to their
architect, the skylight will be a high efficiency material which will decrease the need for interior
lighting. With the exception of three windows below the Firstbank sign facing Calle Tampico, all
glass areas will be provided with an overhand of three feet.
Parkin
As previously indicated, the parking lot improvements surrounding the building that have been stalled.
Since parking was provided based on the square footage of the center, and this building falls within
that permitted, the parking provided is sufficient.
Landscaping
The applicant's site plan also shows landscaping. The applicant is proposing new landscaping
immediately around the building with an existing tree near the southeast corner of the building being
relocated or replaced further to the east. The majority of the landscaping material is water efficient.
PCST.213
Siffnare
The submitted elevation plans show conceptual signing, design, size, and location. On the north,
south, and east elevations, the proposed signage is shown on the wall adjacent to the parapet roofs.
These signs are approximately 2-1/2 feet tall by 14-feet long (35-square feet On the west side, which
is the main entrance to the bank, a sign of approximately i I -feet long by 2-feet high (22-square feet)
is shown. The applicant intends to submit additional sign details prior to issuance of a building
permit.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
This project was sent out for comments to City Departments and other public agencies. No major
comments were received regarding this project. The Engineering Department has requested that
additional dedication along Calle Tampico in the area of the recessed bus stop be granted. This will
not affect the setback shown for the proposed structure. The Chamber of Commerce has sent a letter
indicating their concurrence with the proposed project.
ANALYSIS:
The project has been designed in a manner which is architecturally compatible with the main
shopping center and the surrounding neighborhoods. The only concerns of staff are relatively minor.
The sidewalk on the north side of the building should be extended along the curbline to tie in with the
Sesames restaurant concrete area. A detailed sign program will need to be submitted for approval
by the Planning Commission within 30-days of issuance of a building permit. The base of the columns
supporting the roof overhang, appear to be stucco. The balance of the shopping center utilizes a stone
tile base. Staff feels that this should be utilized on this building.
Staff feels that there are grounds for approval of this plot plan as follows:
1. The project has been designed for the protection of the public health, safety, and welfare.
2. The project conforms and will be compatible with the existing shopping center.
3. The project conforms with the logical development of the land and the surrounding area.
4. The project conforms with applicable requirements of Plot Plan 91-456 and all zoning and
general plan requirements.
RECOMMENDATION:
By Minute Motion 95- , approve Plot Plan 95-551, subject to the attached conditions.
Attachments:
1. Location map
2. Comments from various City Departments and outside agencies.
3. Plans and exhibits
PCST.213
CONDITIONS OF APPROVAL - RECOE
PLOT PLAN 94-543 - FIRSTBANK, N.A.
APRIL 25,1995
COMMUNITY DEVELOPMENT DEPARTMENT:
1. The development of this site shall be in conformance with the exhibits on file in the Community
Development Department for Plot Plan 95.551, unless otherwise amended by the following
conditions.
2. The approved plot plan shall be used within one year of the Planning Commission approval;
or it shall become null and void and of no affect whatsoever. "Be used" means the beginning
of substantial construction which is allowed by this approval, not including grading which is
begun within one year and thereafter diligently pursued to completion. A time extension as
allowed by the Municipal Code may be requested 30-days prior to expiration.
3. All applicable conditions of Plot Plan 91-456 shall be complied with as required.
4. An exterior lighting plan for the building and outdoor area shall be approved by the
Community Development Department prior to issuance of a building permit. The building
lights shall match those used within the shopping center. Lighting fixtures shall be shielded
to eliminate glare onto adjacent streets and land uses.
5. Provisions shall be made to comply with the terms and requirements of the City's adopted
Infrastructure Fee Program in affect at the time of the issuance of a building permit.
6. Construction shall comply with all local and State building codes in effect at the time the
building permit is issued.
7. Prior to the fabrication and/or installation of the building signage, final plans including
colors, materials, and size shall be reviewed and approved by the Planning Commission.
8. There shall be no exterior exposed roof access ladder provided. The roof access shall be
provided from within the structure.
9. Prior to issuance of a fine grading or building permit for construction contemplated by this
approval, the applicant shall obtain permits and/or clearances, if necessary, from the
following public agencies:
Fire Marshal
* Public Works Department
* Community Development Department
* Riverside County Environmental Health Department
* Desert Sands Unified School District
COHAPRVL.151
Conditions of Approval
Plot Plan 95-551- Firstbank, N.A.
April 25,1995
* Coachella Valley Water District
* Imperial Irrigation District
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, the applicant shall
furnish proof of said approvals prior to obtaining the City's approvals and signatures on the
final plans. Evidence of the permits or clearances from the above agencies shall be presented
to the Building and Safety Department at the time of the application for a building permit for
the use contemplated herewith.
10. Final building, landscaping, and irrigation plans shall be reviewed and approved by the
Community Development Department prior to issuance of a building permit.
11. All new trees approved by this approval shall be a minimum of 36-inch box size.
12. Final landscaping and irrigation plans shall be reviewed and approved by the Agricultural
Commissioner and Coachella Valley Water District prior to issuance of a building permit.
13. Any required utility boxes, pads, meters, etc., shall be shown on the final landscaping plans
to ensure that they are properly treated and screened. Compliance with the utility company
safety distance shall also have to be complied with.
14. Should any of the landscaping be provided in the perimeter street right-of-way, the
Engineering Department approval shall also be required prior to issuance of a building permit.
15. Prior to issuance of a building permit, the applicant/developer shall meet with the Community
Development Department to determine what trash materials can be recycled. Upon that
determination, recycling areas sufficient in capacity, number, and distribution, to serve the
bank shall be provided. Trash enclosures shall comply with the requirements of the City and
Waste Management of the Desert (i.e., solid metal doors, mounted on metal poles and
embedded in concrete, 8-inch interior curb provided within the enclosure, and a concrete floor
and pad).
16. The base of the exterior column shall be provided with the same the used in the shopping
center.
17. The walkway to the north side of the building shall be extended from west to the east side of
the project site, the width to be the same as the existing concrete.
18. The hardscape and landscaping design shall be designed in a manner that is compatible with
that provided for the restaurant structure to the northeast and retention basin to the east.
CONAPRVL.151
Conditions of Approval
Plot Plan 95-551- Firstbank, N.A.
April 25,1995
19. The planter bed adjacent to the south side of the building, shall be meandered as opposed to
being straight as shown.
FIRE MARSHAL
20. Provide or show there exists a water system capable of delivering 1000 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.
21. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2' z , located not less
than 25-feet nor more than 165-feet from any portion of the building(s) as measured along the
approved vehicular travelways.
22. 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.
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
CodelRiverside County Fire Department and National Fire Protection Association Standard 71.
24. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted
separately for approval prior to construction. Subcontractors should contact the Planning
Engineering office for submittal requirements.
25. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code.
26. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating.
Contact certified extinguisher company for proper placement of equipment.
V. 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 Boxes. This form must be authorized and signed by this office for the
correctly coded system to be purchased.
28. 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.
CONAPRVL.151
Conditions of Approval
Plot Plan 95.551. Firstbank, N.A.
April 25,1995
ENGINEERING DEPARTMENT:
29. Prior to issuance of a builidng permit, the applicant shall grant to the city sufficient right-of-
way adjacent to the bus turnout on Calle Tampico to accommodate the turnout and abuting
sidewalk plus one foot of width.
IMPROVEMENT PLANS:
30. If the applicant proposes to alter the site improvements currently in place for the underlying
development, the applicant shall submit improvement plans for the City's normal plan check
and approval process.
GRADING:
31. 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.
32. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances.
The land shall be planted with interim landscaping or provided with other wind and water
erosion control measures approved by the Community Development and Public Works
Departments.
FEES AND DEPOSITS:
33. 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.
CONAPRVL.151
ATTACHMENT '
CASE: No.
CASE MAP
PLOT PLAN 95-551
FIRSTBANK N.A.
ORTH
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7
ATTACHMENT 2
4 CHAMBER of COMMERCE
GEM OF THE DESERT
Li,.--`-Z•�^_�--,.+ram-,:=,fit^-^.�i::
MAR D 3 1995 .D-O
March 29, 1995
TO: STAN SAWA
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF LA QUINT& FROM: DAN FEATHERINGILL Or.
PLANNING AND REVIEW SUBCOMMITTEE
LA QUINTA CHAMBER OF COMMERCE
RE: PLOT PLAN 95-551
FIRST BANK N.A.
The La Quinta Chamber of Commerce Planning and Review
Subcommittee met March 29, 1995 to review the proposed
Firstbank N.A. project. The consensus of the committee was
that they had no issues of concern and would recommend
approval of this project. The project entails a 5,710 square
foot bank in the La Quinta Village shopping center.
POST OFFICE BOX 255 * 51-351 AVENIDA BERMUDAS • LA QUINTA, CALIFORNIA 92253 0 (619) 564-3199 FAX (619) 564-311'
Orccy[
3 ,M .
POWER
COACHELLA VALLEY POWER DIVISION
81-600 AVENUE 58 R P.O.BOX 1080 •LA QUINTA, CALIFORNIA 92253-1080
TELEPHONE (619) 398.5811 • FAX (619) 398.5848
IIDPD-DDC March 29, 1995 a ,
Mr. Stan Sawa, Principal Planner gJ
APR 0 7�N
Community Development Department
City of La Quinta
P. O. Box 1504
La Quinta, CA 92253
Dear Mr. Sawa:
Re: Design Review Plot Plan 95-551, First Bank of Palm Desert
]Located at N/W Corner of Washington Street and Calle Tampico
We have analyzed the plans for the First Bank of Palm Desert and found that the electrical
room is located in the wrong place. It is currently shown in the northeast corner of the
building, but should be located in the northwest corner of the building in the room labeled
"storage/ATM."
In addition, we have assessed the impact this project will have on electrical service to the
area. We found that although the impact is not significant, the cumulative impact of
projects of this size do increase the electrical demand on Imperial Irrigation District's
(IID's) system. These demands impact existing facilities at peak loading periods, and
result in the need for additional generation, transmission, substation, and distribution
facilities. This added demand may also directly impact power rates in the IID's service
area, resulting in higher electric rates in future years.
We are enclosing a Developer's Information Letter and a Developer's Fact Sheet which
will aid in the successful completion of this project. We would appreciate your passing
along this information to the developer of the First Bank of Palm Desert.
If you should have any comments or concerns about this project, please contact us at
(619) 398-5854.
Sincerely,
THOMAS F. LYONS, JR., P.E.
Senior Engineer
Enclosures
cc: John Salas
ca
mptRi I IRRI ti I IRI[t
COACHELLA VALLEY POWER DIVISION
81.600 AVENUE 58 • P.O.BOX 1080 •LA QUINTA, CALIFORNIA 92253.1080
TELEPHONE (619) 398.5811 • FAX (619) 398.5848
DEVELOPER'S INFORMATION LETTER
(Effective September 15, 1994)
As an Owner, Developer or Contractor involved in today's new residential and/or
commercial developments, you are well aware of how timing can make the difference
between the success or failure of any project. The importance of establishing and
adhering to realistic construction schedules is equally as important to the success of that
project, as is project funding. With current and projected demands for residential and
commercial units within the service area of the Imperial Irrigation District (District),
Developers establish a comprehensive development plan for the successful marketing of
their project.
The District, likewise, in order to provide electrical service in a timely manner to various
projects, must also set schedules to keep pace with the demands for services. In that
regard, the following information is provided as a guide to assist the Owner, Developer or
Contractor in the planning and scheduling of his/her project(s). All of the general and
specific requirements set forth in the "Project Service Schedule" must be followed in the
sequence listed, therein.
When underground facilities are to be included, the District will provide a complete set of
underground duct, vault, transformer pad and riser pole system installation drawings and
associated specifications for each project or project phase. It is the responsibility of the
Owner(s), Developer(s) or Contractor to provide and install the underground conduit and
vault system complete, at the Owner's, Developer's or Contractor's expense, to and
including any street lighting systems required by and approved by the City or County
agency having jurisdiction in the project area. Lighting systems must be approved in
advance of installation by both the County and the District within a County Service Area
(CSA), and shall be designed by and included with the District's underground power
system drawings.
The District will provide an Underground Power Inspector during the actual installation of
conduit and vault systems. Any request for inspections on a project must be scheduled
with the District 48 hours prior to actual need. Failure on the part of the Owner(s),
Developer(s) or Contractor, to schedule and/or obtain an inspection and approval for any
portion of the lighting or underground power systems, may result in the total rejection of
the newly installed systems.
Developer's Letter -2. September 15, 1994
It is the responsibility of the Owner(s), Developer(s) or Contractor to supply and maintain
all necessary safeguards and to insure a safe working environment during and after the
construction and/or installation of the underground power system. It is the District's policy
to occupy and energize only those portions of the system for which a written service
request has been made and all line extension charges and connect fees have been paid.
Only those portions of the system which are actually occupied and energized by the
District will be released from the Owner's or Applicant's responsibility. The Owner(s) or
Developer(s) shall continue to be responsible. for the maintenance, repairs, safety,
corrections, and the liability for the balance of the unoccupied and unenergized portions of
the power system, until such time that the District takes possession.
Any portion of an existing underground system installed in advance of service needs by
the Owner(s) or Developer(s), but not occupied and energized by the District, shall require
a full and complete reinspection. The District will not establish construction and/or cable
installation schedules in advance of this requirement.
Upon completion of the duct and vault system and acceptance of the installation as
meeting the District's standards for installation conformance only, the Owner(s) or
Applicant will transfer an unencumbered 'ownership of all such facilities, except conduits,
vaults and enclosures that are on, within or a part of a building or structure, or that are not
occupied and energized by the District.
During the initial review of any project, the District may determine that special service
conditions exist due to one or more of the following conditions:
1. Determined by the District that existing distribution and/or transmission facilities do
not have the capacity to serve said project.
2. Special or additional right-of-ways or easements may be required to serve said
project.
3. Special voltage and/or load demands could be imposed on existing facilities by the
project.
In which case the Owner(s), Developer(s) or Applicant would be required to:
1. Provide a two -acre substation site at a location determined by the District.
2. Provide any additional right-of-ways or easements that the District determines will
be necessary to provide electrical service to said project.
Developer's Letter -3- September 15, 1994
These guidelines, as provided by the District, herein, are not a guarantee expressed or
implied that electrical service will be provided to a particular project or phase of said
project, nor that electrical system designs or service will be provided within the time frame
so stated or implied, herein.
To eliminate any misunderstandings concerning the District's assumption of liability for
personal injury or property damage prior to or following the completion of the underground
duct and vault system by the Owner(s), Developer(s) or Contractor, please note the
following:
The Owner and/or Developer will be required to acknowledge, in writing, that the District
assumes no responsibility for safety, maintenance, repair or corrections for any on -site or
off -site electrical distribution system equipment or facilities until the system and facilities
are occupied and energized by the District. The Owner(s), or Developer(s) will be required
to sign and have notarized an Indemnification Statement prior to obtaining electrical power
service for the development project. The person or persons executing the said statement
are legally authorized by the Owner(s) and/or Developer(s) to enter into the Agreement
and that same is binding on all parties having ownership of, or contractual interest in the
land and/or development project.
Please refer to EXHIBIT "A", sheet 8 of 8 of this informational
letter for the standard recording form format required by the State
of California for recordation in both Imperial and Riverside
counties. The District's Indemnification Statement has been
incorporated on this form for your convenience as well as notes
relating to the required legal description of the site or project.
Note that the property and/or the development's legal description
may require more space than is provided on the form due to text
size requirements per government code. Please refer to the legal
description of the property or project site as EXHIBIT "A" and any
associated maps or drawings as EXHIBIT' "B." The following is a
sample of a legal description that will fit into this format.
...................................................................................................................................................
THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER OF FRACTIONAL SECTION 19, TOWNSHIP 4
SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE AND MERIDIAN;
MORE PARTICULARLY DESCRIBED IN EXHIBIT "A' AND DELINEATED
IN EXHIBIT `B," ATTACHED HERETO AND MADE A PART HEREOF.
:..................................................................................................................................................:
Developer's Letter -4. September 15, 1994
Please note that the District requires that the Owner(s), Developer(s) or Contractor for a
development project within the District's service area are required to provide the following
items to the Engineering and Distribution Department having jurisdiction in the project
service area:
1. Be advised that Items 3 through S and Item 10, are to be provided in AutoCAD
Format up to and including Rev. 12, and submitted to
the District on a standard
5-1/4" mini -floppy disk (double sided/high density/double track) or a 3-1/2" micro -
floppy disk (double sided/high density/double track).
State Plane Coordinates may be obtained for Imperial County from the County of
Imperial or from the Imperial Division of the Imperial Irrigation District — Power
Department, (Distribution Units). Please note that this service is not available in
the Coachella Valley Power Division of the Imperial Irrigation District.
If this CAD media is not available or cannot be provided by the Developer or
Applicant, then hard copy maps/plans and drawings will be accepted by the District
for design study but under the following conditions:
A. Plans and other drawings required by IID for Commercial and Housing
Developments not submitted as AutoCAD drawings may delay the District's
project development drawings to the Applicant by 90 days or more.
B. AutoCAD drawings that cannot be utilized due to lack of same scale for all
components, or lack of detail required for designing the requested power
system, or the lack of state plane coordinates for all details tied down to at
least one commonly known benchmark, or lack of correct dimensions on
landbase details, or extensive use of single layers that have all pertinent text,
as well as multiple drawings on one layer.
2. One copy of approved Street Lighting plan similar to conditions in Item 1 above.
Note: In the District's Riverside County service area, the Developer will
submit lighting proposals, first to the County of Riverside and then
to Imperial Irrigation District, Power Department for approvals.
3. Water, sewer and drainage plans.
4. Street improvement plans.
5. Precise grading and landscaping plans.
6. Plot plans with buildings shown.
7. Parcel and overall project map with phasing.
Developer's Letter -5- September 15, 1994
8. Graphic scales on all Auto -Cad drawings.
9. One hard copy of total connected electrical loads for each building style or floor
plan.
10. All parcel map property corners or tract map boundary corners shall be tied to
section or 1/4 section corners.
11. The following easement requirements shall be recorded on the title sheets of tract
and/or applicable parcel maps within City limits.
OWNER'S STATEMENT
WE, HEREBY, OFFER FOR DEDICATION TO THE IMPERIAL IRRIGATION DISTRICT,
AN EASEMENT OVER ALL PRIVATE STREETS SHOWN ON THIS MAP AND AN
ADDITIONAL TEN (10) FEET IN WIDTH ON BOTH SIDES OF AND ADJACENT TO ALL
PRIVATE STREETS AND/OR PUBLIC STREETS SHOWN ON THIS MAP FOR THE
EXCAVATION, LAYING, CONSTRUCTION, INSTALLATION, MAINTENANCE,
OPERATION, INSPECTION, REPAIR, REPLACEMENT; AND REMOVAL OF ELECTRICAL
LINES, WIRES, CABLES, DUCTS, SUPPORTS, FIXTURES, FACILITIES AND
APPURTENANCES, WITH THE RIGHT OF INGRESS AND EGRESS OVER AND WITHIN
SAME FOR MAINTENANCE, OPERATION, AND EMERGENCY VEHICLES.
CERTIFICATE OF ACCEPTANCE
GOV. CODE SEC. 27281
I, HEREBY, CERTIFY THAT UNDER THE AUTHORITY GRANTED TO ME BY THE
BOARD OF DIRECTORS OF THE IMPERIAL IRRIGATION DISTRICT, PER RESOLUTION
NO. 15-90, DATED MARCH 22, 1990, THAT I ACCEPT ON BEHALF OF SAID DISTRICT,
ITS SUCCESSORS OR ASSIGNS, THE DEDICATION OF EASEMENTS FOR
ELECTRICAL POWER FACILITIES AS OFFERED, HEREIN.
DATED:
SUPERINTENDENT, GENERAL
COACHELLA VALLEY POWER DIVISION
(( For Riverside County areas))
ME
SUPERINTENDENT, GENERAL
IID POWER CONSUMERS SERVICES
(( For Imperial County areas))
Developer's Letter -6- September 15, 1994
If the map has been approved or recorded in advance of this requirement, then the
Owner(s) and/or Developer(s) shall advise the District of same and other easement
arrangements shall be made with the Owner(s) or Developer(s) to obtain said easements.
Any easement requirements over and above that stated, herein, will be requested by
separate notice during the project scoping study or as soon as the need is apparent.
NO FINAL PRINTS FOR OVERHEAD AND/OR UNDERGROUND POWER FACILITIES
WILL BE ISSUED TO THE DISTRICT'S CONSTRUCTION FORCES, UNTIL SUCH TIME
THAT THE DISTRICT'S ENGINEERING DEPARTMENT HAS RECEIVED FIVE -FULL SIZE
COPIES OF THE RECORDED TRACT AND/OR PARCEL MAP WITH ITS ASSOCIATED
TITLE SHEET(S) WHEN APP':_ICABLE.
PROJECT SERVICE SCHEDULE
1. Application for electrical service(s) to proposed project
(Imperial irrigation District Business Office).
2. Requirements of Developers Information Letter completed.
3. Conduit drawings by Imperial Irrigation District completed
and mailed to Developer or Contractor (60 days typical).
4. Cable Charges prepared and mailed to Developer
or Contractor when available.
5. Cable Charges paid.
NOTE: Further scheduling will not occur until
Item 5 is completed .
6. Cable drawings prepared and material ordered
(45 days typical).
7. Underground conduit system installation completed
and approved by Imperial Irrigation District Inspector.
S. Imperial Irrigation District work order released to Construction
Department for scheduling (45 days typical).
9. Start construction as per scheduled date.
10. Construction completed.
DATE
COMPLETED
Developer's Letter -7- September 15, 1994
NOTE: Any changes made by the Applicant to the project that will require
the District to make modifications or changes to the original design
of the electrical facilities for the project will cause the project
schedule to revert back to Item 2.
PLEASE FORWARD ALL MAPS, AUTOCAD MEDIA AND CORRESPONDENCE TO:
COACHELLA VALLEY AREA
IMPERIAL IRRIGATION DISTRICT Date Issued:
81-600 Avenue 58
P.O. Box 1080
La Quinta, California 92253-1080 Issued By:
Telephone: (619) 398-5854 Section or Un
Fax Number: (619) 391-5999
Received By:
Owner, Developer and/or Agent
IMPERIAL VALLEY AREA
IMPERIAL IRRIGATION DISTRICT Date Issued:.
333 East Barioni
P.O. Box 937
Imperial, California 92251-0937 Issued By:
Telephone: (619) 339-9182 Section or U
Fax Number: (619) 339-9140
Received By:
Owner, Developer and/or Agent
/2"
Developer's Letter
.........................................................
RECORDING REQUESTED BY:
IMPERIAL IRRIGATION DIm,
No Recording Fees Required Per
Government Code: Section 27383
AND WHEN RECORDED MAIL TO:
REAL ESTATE SECTION
IMPERIAL IRRIGATION DISTRICT
P.O. BOX 937
IMPERIAL, CALIFORNIA 92251
-8-
EXHIBIT "A"
1/2"
.................................
-TOP OF FORM
2-3/4 INCHES
September 15, 19
1/2" FROM EDGE OF FORM —
ON ALL SIDES OF THE FORM
5 INCHES
SPACE ABOVE THIS LINE FOR RECORDER'S USE
PROJECT LEGAL DESCRIPTION
INCLUDING TRACT No., PARCEL No., OR RECORD OF SURVEY No.
INDEMNIFICATION STATEMENT
"IT IS ACKNOWLEDGED AND UNDERSTOOD BY THE PARTIES HERETO, THAT THE OWNER(S) ANDi
DEVELOPER(S) OF THE HEREIN ABOVE DESCRIBED PROPERTY OR DEVELOPMENT PROJECT. SHALL
FULLY RESPONSIBLE FOR THE CONDITION, SAFETY, MAINTENANCE AND REPAIRS, AS WELL
REQUIRED CORRECTIONS, AS TO ALL UNOCCUPIED AND UNENERGIZED COMPONENTS OF 1
PERMANENT OR TEMPORARY ELECTRICAL SERVICE DISTRIBUTION FACILITIES, BOTH ON AND OFF 7
CONSTRUCTION OR PROJECT SITE, WHERE SUCH SYSTEMS AND FACILITIES ARE REQUIRED TO
CONSTRUCTED OR INSTALLED BY THE OWNER(S) OR DEVELOPER(S). THIS RESPONSIBILITY V1
CONTINUE UNTIL SUCH TIME THAT THE SYSTEMS AND FACILITIES HAVE BEEN ENERGIZED BY -
DISTRICT. THE OWNER(S) OR DEVELOPER(S)INDEMNIFIES THE DISTRICT AND HOLDS THE DISTR
HARMLESS FROM ALL DAMAGE CLAIMS, INCLUDING, BUT NOT LIMITED TO, CLAIMS FOR BODILY INJI
OR PROPERTY DAMAGE RELATING TO OR ARISING AS A RESULT OF THE INSTALLATION OF S
FACILITIES, UNTIL THEY HAVE BEEN ENERGIZED BY THE DISTRICT. THE INDEMNIFICATION INCLUI
THE DISTRICT'S COSTS OF DEFENDING ANY APPLICABLE CLAIMS, INCLUDING REASONA
ATTORNEY'S FEES."
IN WITNESS WEREOF, said Grantor_ ha hereunto affixed signature — this
day of
,19
GRANTOR -GRANTORS
( Example 1 )
H.K.Porter Company
A Limited Partnership
By: Rg64aet .5, FuWa .gT,
r
Principle Partner and President
�. Example 2) ..........I
Owner
IMPERIAL IRRIGATION DISTRICT
Developer's Fact Sheet
Your Project
The staff of IID realizes how important
your project and meeting your deadline is to you
and the company you represent.
This fact sheet is designed to answer
questions most commonly asked by developers,
such as yourself, and assist you in meeting your
goals. If you need more information, however,
the staff at IID will gladly assist you.
Initial Meeting
Normally, the developer and IID staff
meet to get acquainted and familiarize
themselves with important elements of the
project such as: the size of the development,
load information, the route for service,
streetlights, and substation and equipment needs.
To plan for this meeting, it is a good idea
to bring your preliminary plans and load
information so we may analyze your project.
You may even want to provide us with a copy of
your plans in advance. With this information, we
can determine if we have adequate capacity to
fill your needs and those of existing and future
customers in the surrounding area.
Customer Service Proposals (CSPs)
It is also advisable to visit our
Consumers Service Office and sign up for
service as soon as possible. Our staff there will
ask general information about your project, such
as the name of the development, tract and phase
numbers, addresses and amount of horsepower
you will be using. If you are requesting service
to several residences or commercial buildings,
please bring a list of addresses with ycu.
We will issue one CSP or multiple CSPs
based on your request. It is a good idea to
obtain a copy of your CSP in the event you need
to inquire about its status. We use the CSP
number as a means of tracking your project.
We will then forward this information to
the Engineering Section where an engineer or
distribution estimator will be assigned to your
project. He or she is responsible for designing
the layout of conduit, estimating the cable
charges and compiling a list of materials needed
to complete your job for the line crews. Once
this is completed, the "work order" is released to
the Construction Section where it will be
scheduled for actual construction work.
Please keep in mind that there is
approximately a six-month period between the
time we initiate a CSP and the time the crews
begin construction. So please come in to sign up
for service as soon as possible.
Construction Charges & Scheduling
The engineer or estimator assigned to
your project is responsible for calculating
construction charges. These charges are based
on required material and manhours. The
Consumers Services Office will mail a letter to
you advising you of these charges. All charges
must be paid before the wiring layout is
completed, materials are ordered, and our
construction crews are scheduled to begin work.
If your project has completed the
engineering phase and you would like to know
when it is scheduled for construction, please
contact Work Order Control at (619) 398-5834.
Please have your CSP number handy.
Underground Conduit
The developer, owner or contractor is
responsible for installing the underground
conduit and vault system --at his or her expense.
These underground systems include:
O padmount transformers
• switches
• street lighting systems (if necessary)
Developer's Fact -Sheet- Page 2 of 2
Conduit requires an inspection and
mandreling before III) can accept or occupy the
system. We have a Power Inspector on staff
who is available to inspect these systems during
installation or assist with mandreling.
Please contact us at (619) 398-5854 to
schedule an inspection or mandrel assistance at
least 48 hours in advance.
Easements
Padmount transformers and switches
must be located within a ten -foot easement
adjacent to all public and private streets and
parking lots. Easements must be cited on the
final tract map title sheets, and original
easements must be signed by an III)
representative before recording. Details about
preparing easements are included in the
Developer's Information Letter.
Substations
For certain projects, IID may require that
the owner or developer donate a piece of land to
build a substation that will serve your project
and surrounding customers. IID staff will assist
you in finding the most logical location for this
substation.
Details of this substation, if needed, may
be obtained by your project engineer or
estimator. We strongly recommend that this be
done in the early stages of the project.
Clearance and Access
To ensure the safety of our personnel
during maintenance and operation of padmount
facilities, we require a ten -foot area surrounding
these facilities to be free of trees, bushes and
other encumbering landscaping.
We must also have around -the -clock
access to our facilities for maintenance and
emergency purposes. If IID facilities are located
within a gated or secured area, we will require
the developer equip unstaffed gates with Knox
locks. Please call Consumers Service at
398-5841 for information on how to obtain these
key -activated control devices.
Before you dig ._
Before you begin ground excavation,
please contact Underground Service Alert
(USA). This service is free of charge, however,
USA does require at least two working days'
notice. Please call toll free at 1-800-422-4133.
USA will notify all utilities in the area about
your need to have their underground services
located.
Overhead Dangers
Please remind your construction crews to
check for overhead wires before using any
cranes, forklifts, or other equipment that may
come in close proximity with overhead power
lines or equipment. Please contact the
Engineering Section at 398-5854 for information
about state -required clearances.
Other Assistance
IID's Developer's Information Letter
will provide you with details on submitting your
project drawings, preparing easements, and
other vital information. Please request one from
the Engineering Section if you do not already
have one.
We strive to make this experience a
positive one for our customers. Should you run
into problems or have a change in plans, please
let us know immediately. We will gladly assist in
any way we can.
You may write, visit, phone or fax us as
indicated below. Office hours are Monday
through Friday from 8:30 a.m. to 1:00 p.m. and
2:15 p.m. to 4:45 p.m., except holidays.
Appointments are recommended.
Imperial Irrigation District
81-600 Avenue 58 - P. O. Box 1080
La Quinta, CA 92253-1080
Engineering:
Phone (619) 398-5854 or Fax 391-5999
Consumers Service:
Phone: (619) 398-5841 or Fax 398-5893
Construction:
Phone: (619) 398-5886 or Fax 398-5875
T4ht 4 4 Qum&
MEMORANDUM
DATE: APRIL 17, 1995
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: GREG TROUSDELL, ASSOCIATE PLANNER
SUBJECT: PARK NAMING POLICY
Enclosed, please find a copy of the City's Park Naming program and other supplemental
information. The information is being transmitted to you based on your meeting of April
11. The last page of the information packet has a form that will allow you to nominate an
individual or organization to have a City park named in their honor. Currently, there are
two existing parks being discussed as candidates for renaming by the Parks and Recreation
Department.
If you have any questions, please contact our office at 619-777-7067.
MEMOGT.057
MEMORANDUM
TO: PARKS AND RECREATION COMMISSION
FROM:. TOM HARTUNG, INTERIM PARKS AND RECREATION DIRECTOR 7-#.
DATE: APRIL 10, 1995
SUBJECT: UPDATE ON SOLICITING FOR PARK NAMING SUGGESTIONS
On March 13, 1995 the Commission discussed the procedure for soliciting for park
naming suggestions. Staff was directed to write an article for the May La Quinta
Newsletter, as well as prepare a form which would be mailed to residents who wish to
submit a park name suggestion. Attached you will find a copy of the article which has
been submitted to the Chamber of Commerce for the Newsletter (Attachment A). Also
attached is a packet which outlines the criteria for the naming of the parks, which was
approved by the City Council on January 3, 1995, as well as a Park Naming Submittal
Form (Attachment B) which will be mailed (or available for pick-up at City Hall) to those
interested. Deadline for submitting the form to the Parks and Recreation Department is
May 31, 1995.
The suggestions will be brought back to the Parks and Recreation Commission for
consideration, and a recommendation of three names for each park (Cove Mini -Park and
Palm Royale Park) will be forwarded to the City Council by July, 1995.
Attachment A - Chamber of Commerce Newsletter Item
Attachment B - Criteria for Naming of Parks & Submittal Form
MEMOPRC.002
ATTACHMENT A
PARKS & RECREATION DEPARTMENT
ITEMS FOR MAY LA QUINTA NEWSLETTER
Parks & Recreation Commission Soliciting For Park Names
The Parks and Recreation Commission and the City Council has recently adopted a
Park Naming Policy for parks located in the City. Beginning May 1 st the Parks and
Recreation Commission will be soliciting name suggestions for the park in the Cove
which is located at the comer of Calle Colima and Eisenhower Drive (currently known
as "the mini -park"), and the park in north La Quinta located at the comer of Adams
and La Palma (currently known as Palm Royale Park). Those interested in suggesting
a name should contact the City of La Quinta at 777-7090 for a suggestion form and a
copy of the Park Naming Policy. Deadline for receiving suggestions is May 31, 1995.
After review by the Parks and Recreation Commission, three names will be submitted
to the City Council for final selection.
NEWS.004
ATTACHMENT
CITY OF LA QUINTA
CRITERIA FOR NAMING OF PARKS
Approved by City Council January 3, 1995
1. Facilities should be named within six months after the City has acquired title to
land to be designated as a park site. It is suggested that the Parks and
Recreation Commission maintain a list of names.
2. Names can be solicited from the general public by the Parks and Recreation
Commission. A request for the naming or dedication of any city facility shall be
submitted to the Parks and Recreation Commission in writing and with justification,
and may be forwarded to the City Council for consideration and/or approval. At
least three (3) names should be submitted to the Council for consideration when
naming a park is under review.
3. The Parks and Recreation Commission will be responsible for soliciting park
names through the community and screening names prior to presenting them to
the City Council for consideration and/or approval.
4. Exceptional situations may require deviation from this general policy and the
Council may take the appropriate action.
Naming
Options to be considered in naming facilities: (in order of importance)
a. This can be local, regional or national major significance. The City of La
Quinta is rich in history, and the La Quinta Historical Society may be
consulted for suggested names and events the Parks and Recreation
Commission might consider for recommendation to the Council.
a. Recognizable area or neighborhood. If on a school site, it need not
necessarily be the same name as the school. Names that aid in locating
a park are acceptable.
b. Assumed name. Use only if the area has been known by this name for a
long period of time.
C. Natural phenomena.
d. Combination of natural phenomena and place name.
DOCCB.003
-«' i� -- is \11- �•
S. Horticultural.
f. Combination horticultural and place.
g. Rivers, creek ways.
a. Deceased, group or person, Civilian national heroes.
b. Uving Persons.
Criteria: Facilities may be named after persons only after a study has been
completed. Individuals should be known for their civic work. This civic work
shall be over and above an ordinary interest level. A resident of the City
of La Quinta who attains local, state or national recognition for human,
community, health, safety, or parks and recreation work would be
acceptable.
Donors: People who have been instrumental in acquiring sites either by
actual land or monetary donation (enough to purchase the entire site) or
who have donated the entire amount for complete development of a site.
A donation of land which serves as a part or parcel of a larger park or open
space may be honored by an "area" dedication.
DOCCB.003
TAvl 4 4a 0"
78-495 CALLE TAMPICO - LA QUINTA, CALIFORNIA 92253 - (619) 777-70C
FAX (619) 777-710
PARK NAMING SUBMITTAL FORM
NAME OF INDIVIDUAL OR ORGANIZATION MAKING REQUEST:
MAILING ADDRESS:
CITY/STATEOP:
DAYTIME PHONE:
LOCATION/PRESENT NAME OF EXISTING PARK SITE:
PROPOSED NAME FOR DESIGNATED PARK SITE:
JUSTIFICATION:
All completed applications must be received at the Parks and Recreation Department by
May 31,1995. Return completed forms to: City of La Quinta, Parks and Recreation Department
P.O. Box 1504, La Quinta CA, 92253. Thank you for your suggestion!
FORM.026 74
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253