1992 02 11 PCAw
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182.1992 Ten Carat Decade
P,LAMXNG COMX S,SXON
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall, 78-105 Calle Estado
La Quinta, California
February 11, 1992
7:00 P.M.
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE
NEXT COMMISSION MEETING
Beginning Resolution No. 92-003
Beginning Minute Motion No. 92-004
CALL TO O1:Z17E R — Flag Salute
R®LL CALL
PUBLIC HEARINGS
1. Item ................ REVISED TENTATIVE TRACT 23971
Applicant .......... Deane Homes
Location ............ Northeast corner of Washington Street and Miles
Avenue.
Request ............. Request for a Second One Year Extension of Time.
Action .............. Resolution 92-
PC/AGENDA 1
2. Item ............... TENTATIVE PARCEL MAP 27399-RELATED NON-
PUBLIC HEARING ITEMS; MINOR CHANGE TO
VESTING TRACT MAP 27031 AND PLOT PLAN 91-473
Applicant ........... Desert Hospital, El Mirador Medical Complex &
Birtcher
Location ............ East side of Washington Street and north of 47th
Avenue/Highland Palms Drive.
Request ............. Tentative Parcel Map to create four parcels on 19
acres, minor amendment to a previously approved
Vesting Tract Map and Plot Plan application to permit
a three story medical/office complex on a portion of a
65.4 acre site.
Action .............. Resolution 92- , Resolution 92- , Minute Motion
92--
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.
Persons wishing to address the Planning Commission should use the form
provided. Please complete a form and submit the form to the Recording
Secretary prior to the beginning of the meeting. Your name will be called at
the appropriate time.
When addressing the Planning Commission, please state your name and
address. The proceedings of the Planning Commission meeting are recorded
on tape and comments of each person shall be limited to three minutes.
BUSINESS SESSION
1. Item ................
Applicant ...........
Location ............
Request .............
Action ..............
TRACT 24208 - CACTUS FLOWER
Williams Development
East of Dune Palms Road, 1 /4 mile south of Fred
Waring Drive.
Review of new architectural elevations for two
additional units.
Minute Motion 92-
2. Item ................ TRACTS 24517 AND 25290 - RANCHO OCOTILLO
Applicant ........... Williams Development
Location ............ Southeast corner of Fred Waring Drive and Adams
Street.
Request ............. Review of new/revised architectural elevations (one
revised and two additional units) .
Action .............. Minute Motion 92-
PC/AGENDA
CONSENT CALENDAR
Approval of the Minutes of the regular Planning Commission meeting held
January 28, 1992, and Joint Planning Commission/Design Review Board
meeting held January 28, 1992.
OTHER
ADJOURNMENT
-------------------------
STUDY SESSION
MONDAY, FEBRUARY 10, 1992
City Council Chambers
DISCUSSION ONLY
4:00 P.M.
1. All Agenda items.
2. Additional discussion on Draft Sign Ordinance and Draft Historic Preservation
Ordinance.
ITEMS :IDENTIFIED FOR FUTURE AGENDAS
a. Height limits along Washington Street - Specific Plan Amendment
b . PGA West Specific Plan - review
c. Guest houses, •- draft regulations
d . Satellite Dishes - Commercial & Residential zones
PC/AGENDA 3
PH #1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 11, 1992
APPLICANT: DEANE HOMES
OWNER: DEANE LA QUINTA LIMITED PARTNERSHIP
PROJECT: REVISED TENTATIVE TRACT 23971; REQUEST FOR A
SECOND ONE YEAR EXTENSION OF TIME.
LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND
MILES AVENUE (SEE ATTACHMENT #1).
GENERAL PLAN
DESIGNATION: MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC); LOW
DENSITY RESIDENTIAL (2-4 DU/AC)
EXISTING
ZONING: R-2-8000; R-1 (ONE FAMILY DWELLING)
ENVIRONMENTAL
CONSIDERATIONS: A NEGATIVE DECLARATION WAS PREPARED AND
ADOPTED FOR TENTATIVE TRACT 23971. NO CHANGES
ARE PROPOSED. THEREFORE ADDITIONAL
ENVIRONMENTAL REVIEW IS NOT WARRANTED FOR THIS
EXTENSION OF TIME REQUEST.
PROJECT
DESCRIPTION: REVISED TENTATIVE TRACT MAP 23971 IS A
SUBDIVISION OF A +70 ACRE SITE INTO 228 SINGLE
FAMILY RESIDENTIAL LOTS INTENDED FOR SALE, WITH
A PUBLIC STREET SYSTEM. (REFER TO ATTACHMENT
#2).
NET DENSITY: 3.5 UNITS PER ACRE (NET ACREAGE = 64 ACRES)
LOT SIZES: MINIMUM LOT SIZE = 7,200 SQUARE FEET (7,200 SQUARE
FOOT MINIMUM REQUIRED - SEE CONDITIONS OF
APPROVAL) .
AVERAGE LOT SIZE = +9,361 SQUARE FEET
MAXIMUM LOT SIZE = +16,500 SQUARE FEET
DRAINAGE
CONSIDERATIONS: ON -SITE RETENTION OF 100 YEAR STORM FLOW
REQUIRED TO BE PROVIDED.
STAFFRPT.042 1
00 6
ON -SITE
CIRCULATION: PUBLIC STREETS PROPOSED. THE MAJOR ENTRY INTO
THE SUBDIVISION IS OFF WASHINGTON STREET.
THERE ARE TWO MINOR ACCESS POINTS ON THE EAST
SIDE OF THE SUBDIVISION THROUGH TO THE
ADJOINING APPROVED SUBDIVISION (TT 23268) .
INTERNAL CIRCULATION CONSISTS OF CUL-DE-SAC
AND LOOPED ROADS SERVED BY COLLECTOR STREETS.
OFF -SITE
CIRCULATION: WASHINGTON STREET: DESIGNATED AS A MAJOR
ARTERIAL AT 120 FEET TOTAL RIGHT-OF-WAY.
MILES AVENUE: DESIGNATED AS A PRIMARY ARTERIAL
AT 110 FEET OF RIGHT-OF-WAY WITH AN 18 FOOT WIDE
RAISED LANDSCAPED MEDIAN.
BACKGROUND:
1. Tentative Tract 23971-1 comprises lots 1 through 82, including well site,
adjacent street lots, retention basin and park site, and perimeter landscape
lots. The total area for Phase 1 is 29.65 acres. Phases 2 through 5,
comprises the remainder 146 lots, on +34 acres.
2. The original application for Tentative Tract 23971 was approved on March 3,
1989, by the City Council.
3. Tentative Tract 23971 revision #1 was approved by the City Council on March
6, 1990.
4. Tract 23971-1 (see attachment #2) was recorded on February 9, 1990.
5. The request for a first extension of time for TT 23971 was approved by the
City Council on March 19, 1991. The current expiration date for this tract is
March 3, 1992.
6. A second request for an extension of time has now been made. If approved,
the new expiration date for TT 23971 would be March 3, 1993.
ANALYSIS:
The Planning and Development Department, Engineering Department, and Fire
Marshal have no required changes to the existing Conditions of Approval for Revised
Tentative Tract 23971.
Staff therefore feels that the Conditions of Approval approved for Revised Tentative
Tract 23971 are acceptable and should be attached to the approval of this Second
Extension of Time.
STAFFRPT.042
00 ""
FINDINGS:
Findings for recommendation of approval of Revised Tentative Tract 23971, Second
Extension of Time can be found in the attached Planning Commission Resolution 92-
RECOMMENDATION:
By adoption of attached Planning Commission Resolution 92- , recommend to the
City Council concurrence with the Environmental Analysis and approval of Tentative
Tract 23971, Second Extension of Time subject to the attached conditions.
Attachments:
1. Locality plan
2. Revised Tentative Tract 23971
3. Planning Commission Resolution 92-
4. Conditions of Approval
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PLANNING COMMISSION RESOLUTION 92-_
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF REVISED
TENTATIVE TRACT 23971, SECOND
EXTENSION OF TIME
CASE NO. REVISED TT 23971 - DEANE HOMES
WHEREAS, the Planning Commission of the City of La Quinta, did, on
the 14th day of February, 1989 and the 13th day of February, 1990, did hold a duly
noticed Public Hearing to consider the request of Deane Homes to approve and amend
Tentative Tract 23971 respectively, generally located at the northeast corner of
Washington Street and Miles Avenue, more particularly described as:
A PORTION OF THE NORTHWEST AND
NORTHEAST QUARTER OF SECTION 10,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE MERIDIAN
WHEREAS, the City Council of the City of La Quinta, California, did on
the 7th day of March, 1989, and the 6th day of March, 1990, hold a duly noticed
Public Hearing to consider the Applicant's request and recommendation of the
Planning Commission concerning Tentative Tract 23971 and Revised Tentative Tract
23971 respectively, and on both occasions made findings to justify the approval of
the applications; and,
WHEREAS, the City Council of the City of La Quinta, did on the 16th
day of January, 1990, approve the final map for Tract 23971-1; and,
WHEREAS, the City Council of the City of La Quinta, did on the 19th
day of March, 1991, approve a First One Year Extension of time for Tentative Tract
23971; and,
WHEREAS, said Tentative Map has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" ( County
of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance
No. 5) , in that the Planning Director conducted an initial study, and has determined
that the proposed Tentative Tract will not have a significant adverse impact on the
environment; and,
WHEREAS, mitigation of various physical impacts have been identified
and incorporated into the approval conditions for Revised Tentative Tract 23971,
thereby requiring that monitoring of those mitigation measures be undertaken to
assure compliance with them; and,
REsopc.015
WHEREAS, the owners, Deane La Quinta Limited Partnership, have
applied for this Second Extension of Time for Revised Tract 23971, in accordance
with Section 13.16.230 of the La Quinta Municipal Code relating to time extension on
tentative maps; and,
WHEREAS, at said Public Meeting, said Planning Commission did find the
following facts to justify recommendation for approval of said Tentative Tract Map
Second Extension of Time:
1. That Revised Tentative Tract 23971, as conditionally recommended, is
consistent with the goals, policies, and intent of the La Quinta General Plan
for land use density, unit type, circulation requirements, R-2-8000 and R-1
zoning district development standards, and design requirements of the
Subdivision Ordinance.
2. That the subject site has a rolling topography because of the sand dunes, with
the overall slope going from the west to the east side of the property. The
proposed circulation design and single family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of Revised Tentative Tract 23971 may cause substantial
environmental damage or injury to the wildlife habitat of the Coachella Valley
Fringe -Toed Lizard, but mitigation measures in the form of fees for a new
habitat area will lessen this impact.
4. That the design of the subdivision, as conditionally approved, will be
developed with public sewers and water, and, therefore, is not likely to cause
serious public health problems.
5. That the design of Revised Tentative Tract Map 23971 will not conflict with
easements acquired by the public at large for access through the project,
since alternate easements for access and for use have been provided that are
substantially equivalent to those previously acquired by the public.
6. That the proposed Revised Tentative Tract 23971, as conditioned, provides
for adequate maintenance of the landscape buffer areas.
7. That the proposed Revised Tentative Tract 23971, as conditioned, provides
storm water retention, park facilities, and noise mitigation.
8. That general impacts from the proposed tract were considered within the MEA
prepared and adopted in conjunction with the La Quinta General Plan.
WHEREAS, in the review of the Second Time Extension of this revised
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, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
REsopc.015
2
00 t,
1. That the above recitations are true and correct and constitute the findings of
the Commission in this case;
2. That it does hereby recommend the conclusion that a new Environmental
Assessment is not needed and the Environmental Assessment (88-107),
approved by the City Council as part of the original project approval, applies
to this Second Extension of Time.
3. That it does hereby recommend approval to the City Council Revised Tentative
Tract 23971 Second Time Extension 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 llth day of February, 1992, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
KATIE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
BERRY HERMAN, Planning Director
City of La Quinta, California
RESOPC.015 3
PLANNING COMMISSION RESOLUTION 92-
CONDITIONS OF APPROVAL - PROPOSED
TENTATIVE TRACT MAP NO. 23971, REVISED
FEIBRUARY 11, 1992
Second Extension of Time - Proposed expiration date March 3,
1993.
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23971 shall comply with the
requirements and standards of the State Subdivision Map
Act and the City of La Quinta Land Division Ordinance,
unless otherwise modified by the following conditions.
2. This Tentative Tract Map approval shall expire two years
after the original date of approval by the La Quinta City
Council unless approved for extension pursuant to the City
of La Quinta Land Division Ordinance.
3. The Applicant acknowledges that the City is considering a
City-wide Landscape and Lighting District and, by
recording a subdivision map, agrees to be included in the
District and to offer for dedication such easements as may
be required for the maintenance and operation of related
facilities. Any assessments will be done on a benefit
basis, as required by law.
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. The Developer of this subdivision of land 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 the final map without
the approval of the City Engineer.
Traffic and Circulation
6. The Applicant shall construct or bond for half street
improvements to the requirements of the City Engineer and
the La Quinta Municipal Code, as follows:
a. Washington Street shall be constructed to City
standards for a 120-foot right-of-way width (Major
Arterial), with a curb -to -curb width of 96 feet,
with a eight -foot sidewalk, and two -percent cross
slope to centerline, plus joins.
b. Miles Avenue shall be constructed to City standards
for a 110-foot right-of-way width (Primary
Arterial), with an 18-foot raised median island,
six-foot sidewalk, and two -percent cross slope to
centerline, plus joins. 00"I
RJ/CONAPRVL?030 - 1 -
C. The interior public street system shall be designed
pursuant to the approved Exhibit A (tract map) for
TT 23971, with a 60-foot right-of-way, a four -foot
sidewalk, and two -percent slope. Streets A, E, H,
and G (south of street A) shall have a curb -to -curb
width of 40 feet. The remainder of the streets
shall have a curb -to -curb width of 36 feet.
Any variations to the approved street system design
sections shall be subject to review and approval by
the Public Works Department.
7. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements (i.e., County of Riverside).
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
g. Prior to final map approval by the City Council, the
Applicant shall submit a proposal to the Planning
Commission, for recommendation to the City Council, for
meeting parkland dedication requirements as set forth in
Section 13.24.030, La Quinta Municipal Code. The proposal
for dedication, fee -in -lieu, or combination thereof shall
be based upon a dedication requirement of 1.96 acres, as
determined in accordance with said Section.
9. A noise study shall be prepared by a qualified acoustical
engineer, to be submitted to the Planning and Development
Department for review and approval prior to final map
approval. The study shall concentrate on noise impacts on
the tract from perimeter arterial streets, and recommend
alternative mitigation techniques. Recommendations of the
study shall be incorporated into the tract design. The
study shall consider use of building setbacks, engineering
design, building orientation, noise barriers (berming and
landscaping, etc.), and other techniques so as to avoid
the isolated appearance given by walled developments.
10. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval
by the Public Works Department and the Planning and
Development Department.
11. The subdivider shall make provisions for maintenance of
all landscape buffer and storm water retention areas via
one of the following methods prior to final map approval:
BJ/CONAPRVL.030 - 2 -
a. Subdivider shall consent to the formation of a
maintenance district under Chapter 26 of the
Improvement Act of 1911 (Streets and Highways Code,
Section 5520 et seq.) or the Lighting and
Landscaping Act of 1972 (Streets and Highways Code
22600 et seq.) to implement maintenance of all
improved landscape buffer and storm water retention
areas. It is understood and agreed that the
Developer/Applicant shall pay all costs of
maintenance for said improved areas until such time
as tax revenues are received from assessment of the
real property.
b. The Applicant shall submit to the Planning and
Development Department a Management and Maintenance
Agreement., to be entered into with the unit/lot
owners of this land division, in order to insure
common areas and facilities will be maintained. A
unqualified right to assess the owners of the
individual units for reasonable maintenance costs.
The association shall have the right to lien t
he
property of any owners who default in the payment of
their assessments.
The common facilities to be maintained are as
follows:
(1) Storm water retention system.
(2) Twenty -foot perimeter parkway lot along
Washington Street
(3) Twenty -foot perimeter parkway lot along Miles
Avenue.
12. Prior to recordation of a final map, the Applicant shall
pay the required mitigation fees for the Coachella Valley
Fringe -Toed Lizard Habitat Conversion Program, as adopted
by the City, in the amount of $600 per acre of disturbed
land.
13. The Applicant shall coordinate with Sunline Transit and
the City to provide a future bus turnout and shelter
location on Washington Street. A bus turnout shall be
provided for in the approved street improvement plans, and
shall either be constructed with those improvements bonded
for. Appropriate bonding shall be provided in lieu of a
completed bus stop shelter, until such time as service is
provided by Sunline.
BJ/CONAPRVL.030 - 3 -
Grading and Drainage
14. The Applicant shall submit a grading plan that is prepared
by a registered civil engineer.
A registered civil engineer shall exercise sufficient
engineering control during grading and construction to
insure compliance with the plans, specifications and code
within his purview.
Certification at the final grade stage and verification of
pad elevations is also required prior to final approval of
grading construction.
15. The Applicant shall submit a copy of the proposed grading,
landscaping, and irrigation plans to Coachella Valley
Water District for review and comment with respect to
CVWD's water management program.
16. A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan. The
report's recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The
soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan.
17. Any earthwork on contiguous properties required a written
authorization from the owner(s) (slope easement) in a form
acceptable to the City Engineer.
18. Drainage retention basin(s) shall be designed to retain
the 100-year storm (24 hour) on -site within the basin,
subject to the approval of the City Engineer. Retention
basin size shall be adequate to provide required "storage"
without use of street area for storage. Basin in excess
of six-foot water depth shall be fully fenced (security)
with lockable gate(s).
19. Owner shall execute and record a "Declaration of
Dedication" in a form acceptable to the City and offering
the dedication of drainage retention basin(s) to the City
for future acceptance and maintenance. In the interim,
the owners shall maintain the basin(s) and provide bond
assurance accordingly.
Traffic and Circulation
20. Applicant shall comply with the following requirements of
the Public Works Department:
a. The Applicant shall dedicate all necessary public
street and utility easements as required, including
all corner cutbacks.
BJ/CONAPRVL.030 - 4 -
b. The Applicant shall submit street improvement plans
that are prepared by a registered civil engineer.
Street improvements, including traffic signs and
markings and raised median islands (if required by
the City General Plan), shall conform to City
standards as determined by the City Engineer and
adopted by the La Quinta Municipal Code (three-inch
AC over four -inch Class 2 Base minimum for
residential streets).
C. Street name signs shall be furnished and installed
by the Developer in accordance with City standards.
21. Applicant shall dedicate, with recordation of the tract
map, access .rights to Washington Street and Miles Avenue
for all individual parcels which front or back-up to those
rights -of -way.
Tract Design
22. A minimum 20-foot landscaped setback shall be required
along Washington Street and Miles Avenue. Design of the
setbacks shall be approved by the Planning and Development
Department. Setbacks shall be measured from ultimate
right-of-way lines.
a. The minimum setbacks may be modified to an "average"
if a meandering or curvilinear wall design is used.
b. Setback areas shall be established as a separate
common lot and be maintained as set forth in
Condition No. 11, unless an alternate method is
approved by the Planning and Development Department.
23. The tract layout shall comply with all the R-1 zoning
requirements, including minimum lot size and minimum
average depth of a lot. The minimum lot size to be
recorded in a final map shall be 7,200 square feet.
24. The Applicant shall acquire property from the owners of TT
23269 to allow for a third access. The access should line
up with street "A" in TT 23971. Alternatively, the
Applicant shall acquire property from the owner of TT
23268 to provide an access to line up with street "B" in
TT 23971.
The Applicant is responsible for the necessary
construction of the road connection. The above is subject
to City Engineer review and approval. Condition 34 shall
also apply to the above access point.
BJ/CONAPRVL.030 - 5
Walls, Fencing, Screening, and Landscaping
25. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department an
interim landscape program for the entire tract, which
shall be for the purpose of wind erosion and dust control.
26. Prior to final map approval, the Applicant shall submit to
the Planning Division for review and approval a plan (or
plans) showing the following:
a. Landscaping, including plant types, sizes, spacing,
locations, and irrigation system for all landscape
buffer areas. Desert or native plant species and
drought resistant planting materials shall be
incorporated into the landscape plan.
b. Location and design detail of any proposed and/or
required walls.
C. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
27. Prior to final map approval, the subdivider shall submit
criteria to be used for landscaping of all individual lot
front yards. At a minimum, the criteria shall provide for
two trees and an irrigation system.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
28. Prior to the issuance of a building permit for
construction of any building or use contemplated by this
approval, the Applicant shall obtain permits and/or
clearances from the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department, Planning
Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the
above -mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
0I-s
BJ/CONAPRVL.030 - 6
29. 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.
30. Seventy-five percent of dwelling units within 150 feet of
the ultimate right-of-way of Miles Avenue shall be limited
to one story, not to exceed 20 feet in height. The
Applicant shall submit to the Planning and Development
Department for approval a drawing showing the location of
any units higher than one story located along Miles Avenue
frontage. No dwelling units within 150 feet of the
ultimate right-of-way of Washington Street shall be higher
than one story.
31. The appropriate Planning approval shall be secured prior
to establishing any of the following uses:
a. Temporary construction facilities.
b. Sales facilities, including their appurtenant
signage.
C. On -site advertising/construction signs.
32. If a specific dwelling product is envisioned or if groups
of lots are sold to builders prior to the issuance of
building permits, the Applicant/ Builder shall submit
complete detail architectural elevations for all units.
The Planning Commission will review and approve these as a
Business Item. The basic architectural standards shall be
included as part of the C.C. & Rs.
Traffic and Circulation
33. The Applicant shall pay a 25 percent share of all fees
necessary for signalization costs at the corner of
Washington Street and Miles Avenue, and 100 percent of
signalization costs at the Washington Street access to the
tentative tract.
34. The termination point of the street shown as Lot "H" on
Exhibit A (Tentative Tract Map), shall be barricaded to
the satisfaction of the Public Works Department, unless
the road network for Tract 23268 has been constructed and
completed.
Public Services and Utilities
35. The Applicant shall comply with the requirements of the
City Fire Marshal.
0 Y0
BJ/CONAPRVL.030 - 7 -
36. The Applicant shall comply with all requirements of the
Coachella Valley Water District. Any necessary parcels
for District facility expansion shall be shown on the
final map and conveyed to the Coachella Valley Water
District, in accordance with the Subdivision Map Act.
37. All utilities will be installed and trenches compacted to
City standards prior to construction of any streets. The
soils engineer shall provide thelnecessa ycompaction test
reports for review by YEngineer,
y be
required.
0 1�,;
BJ/CONAPRVL.030 - 8 _
Pik #2
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 11, 1992
PROJECT: PLOT PLAN 91-473
TENTATIVE PARCEL MAP 27399
VESTING TENTATIVE TRACT MAP 27031 (MINOR CHANGE)
APPLICANT: DESERT HOSPITAL, EL MIRADOR MEDICAL COMPLEX &
BIRTCHER
REQUEST: A PLOT PLAN DEVELOPMENT PLAN TO PERMIT A THREE
STORY MEDICAL/OFFICE COMPLEX (82,000 SQUARE
FEET/PHASE I) ON A PORTION OF A 65.4 ACRE SITE LOCATED
ON THE EAST SIDE OF WASHINGTON STREET NORTH OF 47TH
AVENUE.
A REQUEST TO SUBDIVIDE 19 ACRES INTO FOUR PARCELS.
A REQUEST TO MODIFY A PREVIOUSLY APPROVED TENTATIVE
TRACT MAP WHICH ALLOWED THE SUBDIVISION OF 65.4
ACRES INTO 8 LOTS (7 DEVELOPABLE LOTS) .
GENERAL
LOCATION: EAST SIDE OF WASHINGTON STREET AND NORTH OF 47TH
AVENUE/HIGHLAND PALMS DRIVE, A SIGNALIZED
INTERSECTION.
LARGER
LOCATION: NORTH OF 47TH AVENUE, SOUTH OF SIMON DRIVE AND
HIGHWAY 111, EAST OF WASHINGTON STREET, AND WEST OF
THE FUTURE ADAMS STREET.
SURROUNDING ZONING
AND LAND USE:
NORTH: C-P-S/VACANT & SIMON MOTORS (ACROSS SIMON
DRIVE) AND VACANT AND THE FUTURE ONE
ELEVEN LA QUINTA SHOPPING CENTER (ACROSS
HIGHWAY 111) .
SOUTH: R-1 / SINGLE FAMILY, LAKE LA QUINTA, VACANT.
EAST: C-P-S/ PROPOSED REGIONAL MALL SITE (ACROSS
ADAMS STREET).
WEST: R-1 RESIDENTIAL/SINGLE FAMILY HOMES
(ACROSS WASHINGTON STREET)
LAND AREA: TOTAL 65.4 ACRES (19 ACRES PROPOSED FOR DEVELOPMENT)
BUILDING AREA: 82,000 SQUARE FEET (PHASE I) - MEDICAL CENTER
PCST.039
BACKGROUND:
In September and December of last year, the City reviewed the development plans
of Desert Hospital for their proposed out -patient facility on the west side of
Washington Street, south of Highland Palms/47th Avenue. The proposed medical
facility was not permitted as the zoning was not allowed to change to office/medical
and related services from R-1 Single Family Residential. The Applicant has
requested reconsideration of the project on this site.
Property Summary: The Washington property has received various approvals over
the last few years. They are:
1. Specific Plan 87-01]./Change of Zone 87-028; The original specific plan was
approved by the City Council on March 21, 1989, and consists of 348,000
square feet of retail, 19, 000 square feet of restaurant area, 90, 080 square feet
of office, 350 hotel rooms, and two hotels, and 900 seat cineplex. The
property is 65.4 acres in size and vacant at this time. At that same time a
change of zone for a majority of the site was approved from R-1 and R-1
12,000 to C-P-S. Since the time of the original approval, the City Council has
amended the plan once and the approved specific plan now runs currently with
approved Vested Tentative Tract Map 27031. The Amendment was approved
in 1991.
2. Vesting Tentative Tract Map 27031; The Vesting Map was processed
concurrently with Specific Plan 87-011 (Amendment #1) in 1991. The Map was
approved in July and it allows eight lots on approximately 65.4 acres. A map
extension request will be required in July of 1993, if not recorded by then.
DESCRIPTION OF SITE:
The proposed 19 acre site is a portion of the 65.4 acre property. The Desert
Hospital Group is in escrow on the 19 acre property contingent on the approval of
this development plan. The remaining acres has frontage along Washington Street,
Simon Drive, and Highway 111.
The Desert Hospital site has 1,000 feet of frontage along Washington Street and 705
feet on 47th Avenue. The parcel (s) are vacant at this time. The site elevation along
Washington Street is approximately 59 feet. The site is partially improved with new
street improvements along Washington Street, but the site does not have curb,
gutter or sidewalk improvements except on 47th Avenue. A raised frontage road
median island exists on the west side of Washington Street installed by the City in
1989.
SITE DESIGN:
The proposed Phase I three story medical building has been positioned in the center
of the lot with proposed parking encircling the building. The plan has been
designed to meet the requirements of the Washington Street Specific Plan originally
adopted by the City in 1989 and amended in 1991. Access driveways have been
positioned to permit easy access to and from the site with all parking areas
conveniently placed to assist patron usage.
PCST.039
LANDSCAPING / SCREENING:
The landscape setback along the frontage of the site is approximately 20 feet, and
a meandering sidewalk is shown along Washington Street. The sidewalk along
Washington Street, a major arterial, is eight feet wide to allow pedestrian and
bikeway travel.
A concept landscape plan was submitted in December, 1991, and the plan is attached.
ARCHITECTURAL DESIGN:
The three story building which is the same design as previously proposed, is 160
feet from Washington Street and is designed to allow easy access from the abutting
parking lot areas into the first floor common waiting area. The proposed Spanish
style design motif is indicative of this region (e.g., the roof, rough stucco exterior,
large glass windows, etc.) . Preliminary discussions with the architect have
indicated the building will be painted white and include green and yellow accent
tiles. A covered arcade is proposed for the perimeter of the building around the
first floor and the architect has included textured paved areas to define the public
spaces. Planters are also :interspersed along the pedestrian areas to add additional
character to the entry into the proposed facility. The proposed building meets the
design parameters of the City.
DESIGN REVIEW BOARD ACTION:
On February 5, 1992, the Design Review Board evaluated the proposed project. The
Committee voted to conditionally approve the project as follows:
1. The landscape program for Washington Street should include a variation of
planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and
groundcover. The material listed in the specific plan should be utilized.
Uplighted trees or palms should be considered along Washington Street.
Incandescent light fixtures will be required (less than 160 watts) .
2. The proposed retention areas on -site should be landscaped with materials
which will support growth even though they are accepting water run-off from
paved surfaces.
3. A meandering eight foot wide sidewalk should be installed along Washington
Street along the frontage of the site. If the sidewalk is to be located on a
portion of private property an on -site easement shall be offered. Lawn should
not be used between the street curbs and meandering sidewalk except in those
areas where it can be kept five feet from the curb, planting adjacent to curb
should utilize emitter irrigation.
4. Public art pieces should be installed on the property along Washington Street
at each of the project entries. The primary art feature should be located at
the Washington Street access point.
5. Public easements should be offered to the City for the intersections of
Washington Street/47th Avenue and Washington Street/Via El Mirador to
permit the City the option of placing public art objects on these corners in the
future, in case the property does not opt to install art objects in these
locations per the City's Art in Public Places Ordinance.
PCST.039 3
6. All future buildings will be subject to further study by the Design Review
Board through Plot Plan applications.
7. All trash and loading area facilities should be located so that they cannot be
seen from any public thoroughfare. The areas should be screened by using
masonry wall enclosures and landscaping.
8. All windows on the second and third floor should include a minimum 4 inches
stuccoed "eyebrow" plant -on to reduce the sun exposure on the areas which
are susceptible to mid -afternoon heating.
9. Prior to preparation of final landscaping/irrigation plans, preliminary
landscaping plans should be submitted and approved by the Design Review
Board.
10. Landscape design, planting, and screening shall comply with the specific plan
approval and applicable City codes.
11. A master sign program should be reviewed/approved by the Design Review
Board prior to the issuance of any permits for permanent signs at this
location.
12. Design measures should be examined to minimize the exposure of the proposed
parking lot (s) as they relate to Washington Street, a public thoroughfare as
required in the Specific Plan.
13. Decorative paved entryways should be included into the project design to
enhance the development. The specific plan standards should be met.
GOALS OF THE SPECIFIC PLAN:
Washington Square is a 65.4 acre planned development project that will accommodate
the needs of commercial users in the area. The Specific Plan provides site specific
development standards and criteria within which phased development of the project
site will occur.
Specifically, the plan is designed to achieve the following objectives:
1. Create a high quality development within which commercial and office facilities
can locate;
2. Achieve consistency with the City of La Quinta design standards. Consistent
design and development standards will work to insure a high quality,
integrated project compatible with present and future surrounding
development;
3. Implement the General Plan of the City of La Quinta and the proposed Highway
III Specific Plan;
4. Provide a land use program that will allow development to occur in an orderly
manner, and yet will have the flexibility to respond to changes in market
demand;
5. Respond to growing pressures of commercial expansion in the Coachella Valley
region; tt
0
PCST.039 4
6. Provide an expanding economic base for the City of La Quinta;
7. Provide employment opportunities for persons living in the La Quina area who
are currently commuting to outlying employment centers;
8. Create a landscape and streetscape that will enhance the aesthetic and visual
quality of the area and be consistent with proposed streetscapes adjacent to
the project site;
9. Provide a planned infrastructure, utility and service program that can meet
the expanding needs of the project site in an efficient and cost effective
manner;
10. Improve traffic at project area intersections to a level of service "D"
(Washington Street and Highway 111) ; and,
11. Design a project that will maintain a minimum traffic level of service "C",
except for the intersection of Highway 111 at Adams street and Washington
Street.
The proposed Phase I development plan of Desert Hospital meets the goals and
objectives of the Washington Square Specific Plan. No deficiencies are found in the
attached plan.
SUNLINE TRANSIT REQUEST:
On January 30, 1992, Staff received a request by the local transit agency to include
a bus turnout/shelter in front of the proposed medical facility on Washington Street,
and a request to have a traffic signal at Washington Street and Simon Drive to
facilitate access into the future transit site on Simon Drive as required by the
approved Specific Plan. Staff is not opposed to the request of the transit authority
for a bus stop on Washington Street, however, Staff cannot support the request for
a new traffic signal at Via El Mirador as part of this review because the original
conditions of Vested Map 27031 and the Specific Plan do not permit it at this time.
The original Conditions of Approval for the Vested Map state, "...an opening in the
median island to permit left turns in and out may be approved by the City Council
at a future date if a traffic study confirms the need for this median opening."
In summary, this issue should be reviewed in the future when other elements of the
property initiate development, a traffic study is prepared, or the Conditions of
Approval are revised through a public hearing procedure.
TRAFFIC STUDY:
A traffic impact report was prepared for the Washington Square project in 1988 and
updated in 1991. The previous reports analyzed the ultimate development plans of
the 64.5 acre site and its effect on abutting existing and future public streets in this
area. The traffic consultant made various recommendations to the City to reduce the
off -site impacts of the project, and these findings become Conditions of Approval for
both the Specific Plan and Vesting Tentative Tract Map. In summary, this initial
phase of construction (+82,000 square feet) and its related traffic impacts are an
incremental portion toward the ultimate development of the site to that which was
originally approved by Specific Plan 87-011 (Amendment #1) . The Applicant has
prepared an updated summary to show the relationship of this project to the original
traffic study (see attached information) . As future phases are proposed, updated
POST.039 5 00 1,_)
traffic figures will be required of the Applicant to assure the traffic volumes
generated are consistent with the original traffic study prepared by Barton--Aschman
Associates.
SUBDIVISION APPLICATIONS:
Two applications have been filed with the plot plan application an amendment to the
Vesting Tract Map has been requested in order to modify the original tentative map
approval which occurred in 1991. The map permitted eight lots and the Applicant
has requested that the Planning Commission allow a minor change to his past
approval to allow a restructuring of the lots to conform with the request of Desert
Hospital's development request. The tentative parcel map request by the hospital
would divide the 19 acre corner parcel at 47th Avenue and Washington Street into
four new parcels.
The Planning Commission is in final authority on the parcel map case. The cases
which forward to the City Council are the plot plan case and the Vesting Tract Map
change. However, the City Council's review of the plot plan is only for information
purposes unless an appeal is filed by an aggrieved party. If an appeal is filed, a
public hearing date is set by the City Council. In the case of the Vesting Tract Map
Minor Change, the City Council may make a final decision on the matter when it
initially appears on its agenda or it may continue the matter without the consent of
the land division. The review and/or approval by the City Council of a minor change
shall not affect the time period within which the land division must prepare and file
the final map.
A minor change to a tentative map is defined as "...a modification of an approved
tentative map that involves a change of lot lines, lot shape, lot dimensions, street
alignment, width or grade; grading proposals or other elements that do not change
the basic design or improvements required in the approved tentative map and the
conditions thereof." The proposed change in the Vesting Tract Map is therefore
considered minor since the Applicant has requested three lot configuration changes.
Original
Approval
New Map
Lots 1
3.15 acres
Same size
2
1.90
Same size
3
9.21
Same size
4
3.62
Same size
5
15.43
*19.00 acres (Desert Hospital site)
6
11.95
*15.39 acres
7
14.63
* 7.62 acres
8
.61 (Retention)
Same size
New changes
The sizes are adequate to allow commercial development, and no problems are
anticipated by the request. No other changes to the original map are proposed.
The parcel map, if approved, could not be finaled until the Vesting Tract Map is
recorded. Once the legal lot (Lot 5) is created, the parcel map could be finaled and
recorded too.
PCST. 039 6 0 01 � �
WALL REQUIREMENT ALONG WASHINGTON STREET FRONTAGE ROAD:
As required by the settlement between the City and property owner on the west side
of Washington Street, this project will necessitate construction of a masonry sound
wall in the frontage road median. The Applicant's are aware of this requirement and
will construct the wall as required.
.
FINDINGS:
The proposed project is consistent with the goals and policies of the La Quinta
General Plan and the standards of the Municipal Zoning and Land Division
Ordinances, subject to conditions.
1. The proposed project is consistent with Specific Plan 87-011 (Amendment #1) .
2. The subject site is currently developed with some existing off -site
improvements, therefore no known impacts are anticipated by the requested
applications. The division of the property will not affect the continued use
of the property nor affect the future sale of the existing homes to the west or
south.
3. The design of the land division will not cause public health problems and will
not conflict with existing public easements.
4. The proposed parcel map is not likely to cause substantial environmental
damage or injury to fish or wildlife or their habitat, and a Categorical
Exemption 15315 ( Class 15) is allowed pursuant to CEQA statutes.
5. The proposed Vesting Tentative Tract Map (Minor Change) is consistent with
the previously approved tentative map and no new impacts are anticipated
since the Applicant has only requested minor lot pattern changes to the map
application as permitted by the City Subdivision Ordinance.
RECOMMENDATION:
1. That the Planning Commission adopt Planning Commission Resolution 92-
approving Tentative Parcel Map 27399, subject to the attached conditions as
noted in the Planning Commission Resolution.
2. That the Planning Commission adopt Planning Commission Resolution 92-
approving Vesting I''entative Tract Map 27031 (Amendment #1, Minor Change) ,
subject to the attached conditions as noted in the Planning Commission
Resolution.
3. That the Planning Commission by Minute Motion 92- approve Plot Plan 91-
473 subject to the attached conditions.
0 0i f
PCST.039
Attachments
1. Location Map
2. Vicinity Map/Parcel Map/Vesting Tentative Tract
3. Large Development Plans
4. Letter from Applicant
5. Reduced plans
6. Agency comments
7. Excerpts from the Washington Square Specific Plan
8. HDR Landscape Development Concept text
9. Space inventory summary
10. Trip Generation Data
11. Draft Resolution for TPM 27399
12. Draft Resolution for, TTM 27031 (Minor Change)
13. Draft Conditions for PP 91-473
PCST.039 8
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Il��"o- HOSPITAL
✓'sfi�
January 27, 1992
Mr. Jerry Herman
Planning and Development Department
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
Re: Desert Hospital Application
Dear Jerry:
4 �:.1992
a ,
T
The purpose of this communication is to identify changes to the
Desert Hospital project associated with the change in site from
the west side of Washington Street (adjacent to St. Francis of
Assisi Church), to the east side as a part of the Washington
Square development. These changes include:
1.) Satisfaction of community and Council concerns to use
commercially zoned property. our site is part of an
approved specific plan which permits all hospital and
healthcare uses contemplated for short and long-term
development on the site;
2.) Satisfaction of community and Council concerns over
external traffic access. The new site has one full
access entrance and one right-in/right-out access
from public thoroughfares, and 1 full access entrance
internal to the Washington Square development at the
north. In addition, a signal at Washington/Avenue 47
and proposed signalization on Highway 111 at Simon
Drive and at Adams Street provide superior secondary
traffic access from both the north and east;
3.) Reorientation of the site plan from east -facing to
west -facing, in recognition of the change in location;
4.) Use of the same schematic and architectural drawings
as presented for the previous site;
5.) Enhancement of internal circulation on the site com-
pared to the old site;
0 1 - .:
I ioc•n Fitt\ \(,rth Indian C'a;;.\i)n I)ti\c•, 1) 0. Box 2739, Palm Springs. ( a; :• rnui')2263 (619) ?23-051
Mr. Jerry Herman
January 27, 1992
Page Two
6.) An increase in the availability of surface parking, as
water retention will be handled off -site. At full
build -out, a 3 story parking structure will be used;
however, it will be located in the northeast corner of
the site some 500 feet off of Washington and largely
screened from view by future phases of the development;
and
7.) Development of the Washington Street frontage of the
Washington Square development will result in construc-
tion of a sound wall in the frontage road median,
thereby providing residents on the west side of
Washington with long -sought relief from traffic noise.
Desert Hospital is proud to sponsor excellent access to much
needed quality healthcare services for La Quinta residents and
to surrounding communities. We are also pleased to participate
as a catalyst in the enhancement of the Highway 111/Washington
Street gateway to the City. We look forward to a long and
mutually beneficial partnership with the community which the City
and Desert Hospital both serve.
Sincerely,
D ERT %HOSPITAL CORPORATION
Peter Be ann
Chief F n ncial Officer
PB:as
cc: Greg Trousdell, Planning and Development Department
David Seeley
Howard Wiefels
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6
SOUTHERN CALIFORNIA gay COMPANY
1981 LUGONIA AVENUE, REDLANDS, CALIFORNIA
MAILING ADDRESS: P.O. BOX 3003, REDLANDS, CALIFORNIA 92373-0306
January 13, 1992
ity of La Quinta - Planning & Development Division
B-105 Calle Estado
a Quinta, CA 92253
TTENTION: Greg Trousdell
E: Desert Hospital -Plot Plan #91-473
his letter is to inform you that Southern California Gas company has facilities
n the area where the above named project is proposed. Gas service to the project
ould be provided from a 4" main, on 47th Avenue and a 4" main on Washington Street
ithout any significant impact on the environment. The service would be in
ccordance with the Company's policies and extension rules on file with the
alifornia Public Utilities Commission at the time contractural arrangements are
ade.
ou should be aware that this letter is not to be interpreted as a contractural
ommitment to serve the proposed project, but only as an informational service.
he availability of natural gas service, as set forth in this letter, is based
pon present conditions of gas supply and regulatory policies. As a public
tility, the Southern California Gas Company is under the jurisdiction of the
alifornia Public Utilities Commission. We can also be affected by actions of
ederal regulatory agencies. Should these agencies take any action which affects
as supply or the conditions under which service is available, gas service will be
rovided in accordance with revised conditions.
Typical demand use for:
a. Residential (System Area Average/Use Per Meter) Yearl
Single Family 799 therms/year dwelling unit
Multi -Family 4 or less units 482 therms/year dwelling unit
Multi -Family 5 or more units 483 therms/year dwelling unit
'hese averages are based on total gas consumption in residential units served by
iouthern California Gas Company,, and it should not be implied that any particular
Lome, apartment or tract of homes will use these amounts of energy.
b. Commercial_
Due to the fact that construction varies so widely (a glass building
vs. a heavily insulated building) and there is such a wide variation
in types of materials and equipment used, a typical demand figure is
not available for this type of construction. Calculations would need
to be made after the building has been designed.
P-J
We have developed several programs which are available, upon request, to provide
assistance in selecting the most effective applications of energy conservation
techniques for a particular project. if you desire further information on any of
our energy conservation programs, please contact our Area Market Services Manager,
F.O. Box 3003, Redlands, CA 92373-0306, phone 1-800-624-2497.
Sincerely,
Kevin Flum
Technical Supervisor
KF:blh
cc: Environ Affairs-ML209B
Vi ATEq
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
��sra�a�
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1o58 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398&2651
DIRECTORS OFFICERS
TELLISCODEKAS, PRESIDENT THOMAS E LEVY, GENERAL MANAGER -CHIEF ENGINEER
RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY
JOHN W. McFADDEN OWEN MCCOOK ASSISTANT GENERAL MANAGER
DOROTHY M. DE LAY January 2, 1992 REDWINE AND SHERRILL, ATTORNEYS
THEODORE J. FISH
File: 0163.1
Planning Commission
City of La Quinta BAN 0 9 13�2
Post Office Box 1504
La Quinta, California 92253
Gentlemen:
Subject: Parcel Map 27399, Plot Plan 91-473, Portion
of Northeast Quarter, Section 30, Township 5
South, Range 7 East, San Bernardino Meridian
This area is protected from stormwater flows by the Coachella Valley Stormwater
Channel and may be considered safe from stormwater flows except in rare
instances.
This area is designated Zone X on Federal Flood Insurance rate maps which are in
effect at this time.
The district will furnish domestic water and sanitation service to this area in
accordance with the current. regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
Plans for grading, landscaping, and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
gGeneral
Levy
Manager -Chief Engineer
RF:sv/el
cc: Don Park
Riverside County Department
of Public Health
79-733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
TRUE CONSERVATION
USE WATER WISELY
02 i
SunLine Transit
MEMBER AGENCIES
Cathedral City
Coachella
Desert Hot Springs
Indian Wells
Indio
La Quinta
Palm Desert
Palm Springs
Rancho Mirage
Riverside County
Mr. Greg Trousdell,
City of La Quinta
78-105 Calle Estado
P. 0. Box 1504
La Quinta, CA 92253
Associate Planner
JAN 3 0
January 28, 1992
RE: TPM 27399;P1ot Plan 91-473;Desert Hospital
Dear Greg:
Thank you for allowing SunLine Transit Agency to review the plans
for Desert Hospital to be located on Washington Street north of
Avenue 47.
SunLine Transit Agency has two concerns in regards to this porject.
First, SunLine Transit Agency currently operates Line 4 on Washing-
ton Street past this site. In order to adequately serve the
hospital, we will need a.bus turnout and passenger waiting shelter
to be located on Washington Street just south of the primary
entrance into the medical office building. In addition to the turn-
out and shelter, we do need a pedestrain walkway from the bus stop
into the proposed medical office building. Of course, as this is a
medical facility, we especially need to ensure handicapped access.
The need for transit facilities in relation to medical office
buildings, especially one the size of this project, is noteworthy.
SunLine Transit Agency currently carries some 300 to 400 passengers
per day to Desert Hospital in Palm Springs. A significant number of
riders will be needing to get to this facility as well.
The second issue that we would like to address is the need for an
off -site transfer facility in the vicinity of Washington and Hwy
111. At one point, the developers of Washington Square had pro-
posed a facility to be located in th general neighborhood of where
Via E1 Mirador and Simon Drive meet. I believe that city staff, the
developer, and SunLine are in agreement that this transfer facility
is needed and would be suitably placed at this location. In order
to make this transfer facility work, however, SunLine Transit Agency
requires that a signal be installed on Washington Street which would
allow our buses to make a left hand turn from Via E1 Mirador onto
32.505 Harry Oliver Trail . Thousand Palms, CA 92276 • (619) 343.3456 • FAX (619) 343-3845
A Public Agency
Mr. Greg Trousdell, Associate Planner
January 28, 1992
Page Two
southbound Washington. Without the signal, the off street transfer
facility simply does not work. Therefore, we are requesting the
city to assist SunLine Transit Agency in creating the transfer
facility by including as a condition that a signal be installed on
Wahsington Street at Via E1 Mirador. The benefits to the residents
of La Quinta will be a safe and efficient transfer ability between
bus routes, in addition to close proximity to several major develop-
ments. This facility is considered crucial in SunLine's long range
planning efforts. This is SunLine staff's view of the current
situation. If the city has another concept or additional infor-
mation, we would certainly be happy to discuss other options.
Please feel free to call me or Mr. Richard Cromwell, III to discuss
our needs and our concerns. We will be happy to attend planning
commission meetings or city council meetings or provide any
additional information that you see as necessary. Please let us
know how we can assist the city in realizing our needs.
Yours very truly,
S LINE TRANSIT AGENCY
u�
Debra Astin
Director of Planning
DA/n
cc: Richard Cromwell, III
File
091,
4 •
CHAMBER
GENII OF 'THE DESERT
FEB 01 1992
OF COMMERCE
City Council & February 6, 1992
City Planning Commission
City of La Ou.inta
La Ouinta, Ca,. 92253
Re: Plot Plan # 91-473 Parcel Map #27399
The La Buinta Chamber of Commerce Commercial Development
Review Sub -Committee met on 2-6-92. It was the conclusion
of the Sub -Committee that:
1.) The proFosed project was consistant with zoning and
would enhance the commercial viability of the Highway 111
Commercial ccrridor.
2.) Due to the nature of the type of project proposed, that
the City explore the Enviromental Impact Review process to
mitigate any issues that might challenge this project and
thus delay the project unnecessarily.
Note: Due to a challenge to the EIR, Desert Hospital's
expansion project was delayed in 1991. Some of the issues
related to that challenge remain in legal process.
Sinc y
Mark Moran
Chairman,
La 9uinta Chamber Commercial Development Task Force
Planning and Review Sub -Committee
POST OFFICE BOX 255.51-351 AVENIDA BERMUDAS 9 LA QUINTA, CALIFORNIA 92253 • (619) 564-3199
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WASHINGTON
COMMERCIAL MULL
LA QUINTA, CALIFORNI
BIRTCHER
72120 Monutocturing Rt
Tnousond Polms, CA i
Tel: 619 343.2330 Fox
HIGHWAY 111 / WASHING'
ADAMS STREETS LANDSCAI
00o SIMON DRIVE / AVENUE
LANDSCAPE
•ee AVENUE 47 LANDSCAPE
MAJOR CORNER LANDSCA
PEDESTRIAN SEATING AREA
LANDSCAPE
MAIN ENTRY
r� SECONDARY ENTRY
SOURCE:
Landscape Concept flan, Ronald I
Assoclata, IFobnsay 11. 1"1.
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Table VI-i
Proposed Plant Palette
Bdmkal Name Gonxnorr Name t�
Palms:
Charroerops Hum111s Medtterroneon Fon Palm 24' - 48' Box
Phoenix Doctylifera Date Palm 16' - 20' Hb
Trees:
Chliopsis Unearls
Desert Willow
24' - 36' Box
Brochychlfon Populrw~u
Bottle Tree
24' - 36' Box
Jocarondo AcutlfohC
Jocorondo
24' - 4V Box
Prosopsls Chikira
Chilean Mesquite
2e - 48' Box
Rhus Lancea
African Sumac
24' - 36' Box
Schlnus Molls
;olifomia Pepper
24' - 36' Box
Shrubs:
Bougainvillea 10 Jolla'
Clumping Bougainvillea
S Gal
Coesalpinic Gllllesii
Mexican Bird of Paradise
S Gal
Coesolpinlo Puicheffkw
Red Bird of Paradise
S Gal
Cassia Artemisloldes
Feathery Cossk7
S Gal
Cassia NUN*
Shrubby Senn
S Gal
Dodonec V. 'Purpuroea'
Hopseed Bush
S Gal
Encelio Formosa
Brittle Bush
S Gal
Larrec Tridentata
Creosote Bush
S Gal
Leucophyflum F. 'Green Cloud
Texas Ranger
S Got
Nertum Oleander 'Petrie Pink'
Dwarf Oleander
S Got
Pennisetum S. 'Cuprem
Purple Fountain Grass
S Gal
Solvlo Greggil
Sage
5 Gal
Coctl:
Echinococtus Grusonu
Golden Barrel CocIus
10' - 14' No
Fououterio Splend9n$
Ocotillo
5'- 6 His. 6-8 C<
Hesperaioe POMtlaa
Red Yucca
S Gal
Yucco Pendulo
Sort Leof Yucca
S Gal
Es tiers:
BougainvMeo 'Son Diego Red
BougainOw
S Gal
Gebemlum SemperArens
Carolina Jessamine
S Gal
Grewlo Catfra
lavender Star Flower
S Gal
Groundcover
Annual Color
Seasonal Flowers
Fiats @ 9.O.C.
Baccharb P. 'Centennior
BoochaM
b Gal
Dolea GreM
Trolling Indigo Bush
S Gal
Lantana C. 'Dwarf YOW
Dwarf Lantana
5 Gal
Palm Springs Gold Fines
S Gal
Verbena P. 'Storllrs'
Verbena
04
s w• ! A l e n p l i M
DEC 2 0 1991
December 19, 1991
LANDSCAPE DEVELOPMENT CONCEPTS
El Mirador Medical Plaza fal
La Quinta, CA
I. Objectives: Through the proper use of plant materials, irrigation systems and other
traditional "landscape" features/ materials, establish a development
that achieves the following:
A. Appropriate "blend" with existing adjacent landscapes.
E. Desirable aesthetics for both the "users" of this site, as well as
the general public driving by.
C. ]Functional design that exhibits limited requirements for
excessive maintenance.
D. Protection from harmful effects of wind and water erosion.
II. Criteria/Assumptions: The "baseline" from which this overall landscape development
concept has evolved is as follows:
A.
13
C.
III. System Description:
There will be an adequate budget to allow for
construction/installation of landscape development as shown on
drawings and/or as specified in Project Manual.
There will be a commitment on the part of Desert Hospital to
employ the services of a professional maintenance organization
to properly maintain the landscape development following
construction/installation.
Landscape development outside the property lines, other than
establishment of a "rock surface" (i.e. within the Washington
Street R.O.W.), is not considered a part of this project at this
time.
A. The Landscape Development Concept Plan illustrates various
separate and distinct landscape "zones". These zones were
initially conceived and isolated from one another based on two
critical factors: level of maintenance required; and cost of
installation.
1. Landscape Zone A: Combination of durable turf areas
and hand -planted ornamental trees,
shrubs, and groundcovers; "high"
maintenance requirements; "high"
Henningson, Durham Suite 125 Telephone
& Richardson, Inc. 12700 Hillcrest Road 214 960-4000
Dallas, Texas
75230-2096
Architecture
Engineering
Planrnn
irrigation system requirements.
Plant list typical for this zone:
Hybrid Bermuda grass, Cactus,
Bird -of -Paradise, Asparagus Fern,
Cycad, Bougainvillea, Gazania,
Sage, Lilyturf, Lantana, Yucca,
Abelias, Cotoneaster, Nandina,
Jasmine, Roses, Palms, Loquat,
Abyssinian Banana, Weeping Fig,
Edible Fig, Creeping Fig,
Evergreen Ash, Honeylocust,
California Holly, Jacaranda,
Goldenrain Tree, Crape Myrtle,
Primrose Tree, Sweet Bay, Olive,
Photinia, Pittosporum,
Pomegranate, Oak, Linden,
Chinese Jujube, and other plants
from the suggested plant list
contained within the Washington
Square Specific Plan Document.
2. Landscape Zone B: Durable turf areas; "medium"
maintenance requirements;
"medium" irrigation system
requirements.
Plant list typical for this zone:
Common Bermuda grass.
3. Landscape Zone C: Hydroseeded native grasses,
wildflowers and/or groundcovers;
"medium" maintenance
requirements; "low" irrigation
system requirements.
Plant list typical for this zone:
Fescue grasses, Ryegrasses,
Rattlesnake grass, Pampas grass,
Fountain grass, Gazania, Lantana,
and other native grasses and
wildflowers.
B. This landscape development needs to have the capability of
minimizing irrigation demand in selected areas following
establishment of plants (particularly in the drought
tolerant/resistant zones).
C. This landscape development needs to utilize drought
tolerant/resistant plant materials within certain areas of the
site.
D. This landscape development will utilize a limited number of
ornamental trees, shrubs and groundcovers, predominantly
restricted to the high-profile/pedestrian areas.
E. This landscape development will utilize a limited amount of
durable turf areas in high use/active areas of the site.
F. The irrigation system in this landscape development will be
comprised of a hierarchy of different types of systems as
necessary to meet plant material establishment and
maintenance requirements, as well as the ongoing overall
anticipated maintenance regime. These systems can be divided
into five basic categories:
1. Small turf area systems (spray heads spaced between 7
and 15 feet on center).
2. Shrub area systems (spray heads spaced between 5 and
15 feet on center, using fixed position risers and 12-inch
pop-up heads), including bubbler and drip systems where
appropriate.
3. Large turf area systems (gear driven rotor heads with 3-
inch pop-up stroke, spaced 30 to 60 feet on center).
IV. Design Evaluation:
A. In general, utilize low maintenance plant materials, suitable for
proper mature development in the La Quinta microclimate.
B. Minimize irrigation water needs where possible.
0 Z.1 .
PROGRAM
Space Inventory Summation
The foMwing program space listing was derived from discussions with
hospital personnel, the physician survey, the market survey, and professional
experience. It represents the total space required for Phase One.
r
Space Description Sq. Ft.
1 Physician Interest Space Medical Offices
a. Physician Survey 23,200 NSF
b. Physician Recruitment 5,000 NSF
c. Cancer Care Center 6,000 NSF
Sub -total 34,200 NSF
2. Ancillary Services Space
a. Ambulatory Surgery Center 11,822 GUSF
b. Diagnostic Imaging/Linear Accelerator 14,172 GUSF
c. Clinical Laboratory 550 GUSF
d. Pharmacy 869 GusF
e. Urgent Care Center 2,000 GUSF
Sub -total 29,413 GUSF
Medical Office Building
Physician interest, Physician Recruitment,
34,200 NsF
Cancer Care Center
Phwma,y
869 NSF
Urgent Care Center
2,000 NSF
Total Gross Usable Square Feet Atfected by
Efficiency Factor (839'e)
37,069 CAW
37,069 divided by .83 - (GROSS MOB SO FT)
44,66�
Ambulatory Outpatient Building
Ambulatory Surgery Center
11,822 GusF
Diagnostic Imaging CenterA inear Accelerator
14,172 GusF
Clinical laboratory
550 GUSF
Total Gross Usable Square Feet Atlected by
Efficiency Factor (839ro)
26,544 GUSF
26,544 divided by .83 = (AMSULATORY OUTPATIENT
BLDG. GROSS SQUARE FT.)
31,981 GSF
Total Gross Building Square Feet 76,642 GSF
Optional Ancillary Services
a. Physical Therapy/Cardiac Rehab
3,240 AU$F
NOTE: An assumed 83% efficiency factor was used for preliminary design purposes,
this could vary based on final design considerations.
Henningson, Durham a Richardson, Inc.
%��
AEvi f-W Page 4
1
<5<>>
MIRADOR
IEDICAL PLAZA
L A 0 U( N T A
:OACHELLA VALLEY HOSPITALS
•-------------------------
3EDS
)ERSONNEL
MEDICAL STAFF MEMBERS
>ERVICES %
INTENSIVE CARE UNIT
COMMUNITY HEALTH EDUC.
OCCUPATIONAL HEALTH
SERVICES
OUTPATIENT SERVICES
PEDIATRIC INPATIENT
OBSTETRICS
NEONATAL INTENSIVE
CARE UNIT (NICU)
CANCER PROGRAM
(RADIATION THERAPY)
CARDIAC SERVICES
REHABILITATION
INPATIENT
OUTPATIENT
DIALYSIS
HOME CARE
HOSPICE
SKILLED NURSING
FACILITY (SNF)
EMERGENCY DEPT
TRAUMA CENTER
PSYCHIATRIC
CHEMICAL DEPENDENCY
3FFICE SPACE
(USEABLE SQ. FT.)
Iij,Gv n
---- - --
Cl','Y Of LA GU',dTA
PUNNN3 OEPARTMEHT
w
DESERT EISENHOWER JOHN F.
HOSPITAL MEDICAL CTR. KENNEDY
--------------------------------
350 239 131
1600 1500 450
243 210 66
160,000 185,500 93,500
150 NORTH INDIAN CANYON DRIVE • PALM SPRINGS • CALIFORNIA 92262 • (619) 323.1234
Vll, IMPLEMENTATION
A Land Use and Trip
Generation
The development of Washington Square will occur through the use
planning areas. The project has been broken down into seven individl
planning areas. The square footage and land use designation for ea
planning area is shown in Figure V11-1, Planning Areas. A maximum fit
area ratio (FAR) of .75 has been established for each of the planni
areas. The FAR was determined dividing the sum of the maxims
allowable p.m. peak hour trips by the lowest trip generating u
multiplying it by 1000 and then dividing it by the total project squ(
footage {[(max pm trips/trip rate) x 1000]/total acres}. The overall goc
to maintain a minimum Level of Service "C" at most intersections, exco
Highway 111 at Adams Street and Washington Street. To accomplish tl
the Specific Plan has been designed to use a maximum number
allowable PM trips to determine the total maximum square footage that 1
site could be built out at. By using the PM trips as the limiting factor, 1
guarantees that the project will always maintain a level of service "D'
the intersections. How this is accomplished for the proposed projec
shown in Table V11-1, Land Use/Trip Generation Matrix. This table represe
one example of land uses and square footage. Many combinations
land uses and square footage may be used, as long as maximum 1
generation numbers for "in' and 'out' trips are not exceeded.
Table VII-1
Land Use/Tdp Generation Matrix
Proposed Project
PM PQC*
Lava use
Squat'
Trilim R
Feet
IN
OUT
at
a
General Retail
555,000
.00138
.00156
765
86
Health Club
20,000
.00075
.00075
15
1 i
Ofk*
65,000
.0003
.00176
20
11
Hotel
100 rooms
.25
.20
25
21
Sit -Down
40,000
.0095
.0085
380
34
Restaurant
Fast -Food
10,000
.0025
.0022
25
7
Restaurant
Service Station
12 humps
2.5
1.66
30
21
with Car Wash
Service Station
12 pumps
1.66
2.08
20
21
without Car
Wash
Totals
775,000
1,795
1.4
(not to
(not
w.
exceed 2020)
exceed
WASHINGTON SQUARE SPICIFIC PLAN
August 7, 1991
V
The specific plan allows for a combination of several differ
permitted and conditional land uses to comprise the entire projects!
The allowable combination(s) of land uses will be determined by using t
trip budget allowances for the site. Combinations which fall on or beii
the maximum allowable trip budget will be permitted. A list of permitti
land uses and their p.m. peak trip generation ratios are shown In Table
2, Land Use Trip Generation Ratios.
M
WVASHINGTON SQUARI SPICIFIC PLAN
August 7, 1991 V1I'
WASIIINOTOH SQUARE SPECIFIC PLAN
August 7, 1991 Vil.
S. Processing
By taking combinations of the permitted land uses and applying the
trip generation ratios according to the allocated square footage of eac
selected use, the trips used can be calculated. If the trips used do nc
exceed the trip budget, the selected combination may be a viable
alternative. The following, Table VII-3, provides an example combination
of land uses that might be allowed within the trip budget parameters:
Table VII-3
Sample Scenario of Trip Budget Process
PM Peak
Land Use Square Footage Trips Trips
IN OUT
Entertainment
2,000 seats (35,000 s.f.)
200
200
Administrative
65,000
20
115
and Professional
Offices
Health Clubs and
20,000
15
15
Spas
Hotels, Hometels,
50,000
18
14
and Motels
Fast Food Sales
15,000
40
38
Eating and
45.000
477
423
Drinking
Establishments
Auto Cleaning
10.000
24
24
Service Station
NA (5,000 s.f.)
13
13
General Retail
530,000
1,036
692
Totals 775,000
1,843 1,534
(not to (not to
exceed exceed 1660)
20201
Planning areas will be processed as a plot plan not requiring public
hearing per Section 9.180.030 of the City of la ®uinto municipal code.
The Specific Plan allows for planning areas to be processed in any
order, as well as any combination of planning areas at one time. A plot
plan may also be processed for approval of one buildingtuse within a
single individual planning area.
WASHIHGTOH SAUARI SPECIFIC PLAN
August 7, 1991 VII-5
C. Intrestructure
With each plot plan application, a conceptual site plan must
submitted, showing full buiidout of the entire site for approval of an eni
planning area or combination of areas. A conceptual site plan o
needs to be submitted when approval of an individual building or usi
being sought. The purpose of these site plans is to show full buiidout, r
exceeding the maximum allowable trip budget. Full buiidout represe
existing development, proposed development, and future developme
In addition, an updated traffic analysis must be submitted along w
the application, evaluating previously used trips, proposed trips to I
used, and future available trips. The purpose of this analysis will be
demonstrate potential buildout of the remaining portions of the site wh
maintaining the trip budget.
The construction of new infrastructure and utilities, and any necessc
improvements to existing utilities, will be completed as required in genes
conformance with the planning area use described above. All watt
sewer, drainage, and road facilities within or outside of a planning ari
boundary will be constructed or improved prior to the construction
structures within the planning area boundaries to insure that the projects
demands of development are met. AN exterior improvements will t
constructed at the time of development of the first planning area.
WASNINOTON SQUARE SPiCIFIC PLAN
August 7, 1991 V11-1
r =Z-L' r - ?c r r- 1 U=1 : ; l 1 U : bHt I Uf J- ESL Hf'1HN I
ItL N0: 714-730-5545
13arton•Aschman Associates, Inc. i
2522 Chambers Road, Suite 215
Tustin, California 92680
USA
February 4, 1992
47Zq.0 I. () i
Phone: (714) 730-0095
'"• � r Fax: (714) 730-6545
T..y -_ �-. 1, `•, 1 t 1, �
VIA U.S. MAIL AND FAX
a
Mr. Lee R. Redmond, III, Principal
Birtcher
701 N. Haven Avenue, Suite 150
Ontario, CA 91764
Dear Mr. Redmond:
_ __---�?o�!•ft'' br�nti fax transmittal memo 7671 aofpeyss ►
T roro
SUBJECT: TRIP GENERATION ANALYSIS FOP, WASHINGTON SQUARE
LA QUINTA, CAUFORNIA
Barton-Aschman Associates, Inc. is pleased to present this report which summarizes the
results of trip generation analysis for the Washington Square site.
The proposed Washington Square project would have mixed land uses with retail, restaurant,
service station (w/car wash), office, day care center, the El Mirador Medical Plaza, health
club and theater as components.
This analysis estimates the number of vehicular trips for 4 specific land use schemes, all of
which include the El Mirador Medical Plaza. The approved Washington Square Specific Plan
limits the total number of p.m. peak hour vehicular trips attributable to the entire
Washington Square site to 2,020 inbound and 1,660 outbound. This letter -report compares
the trip generation for each of the 4 schemes to the specific plan trip caps.
In October of 1991, ASL Consultants, Inc., with the help of Barton-Aschman Associates,
Inc., prepared a traffic impact analysis for the El Mirador complex when it was proposed
to be located further south on 'Washington Boulevard. In that study, trip generation
estimates were made for this relatively unique land use. The rates that were estimated in
that study are higher than those published in the Washington Square Specific flan for the
medical office use. We have therefore calculated trip generation for each scenario using
the rates estimated specifically for the El Mirador facility. Having approved the
methodology and assumptions for El Mirador traffic study, the City may insist on using the
higher rates for the medical complex.
The attached Table 1 summarizes the proposed land uses for each of the 4 schemes. This
information was taken from site plan sketches prepared by Mush Perkowitz Ruth, Inc., dated
December 12, 1991.
L�
FEB 7 192 9:4e BARTON-ASCHMAN T PAGE.001
FEB-07-'92 FRI 09:12 I1):BHRTOk-HSCH1HH T TEL NO:714-730-6545 4220 F02
Barton-Aschman Associates, Inc.
Mr. Lee R. Redmond, III
Page 2
February 4, 1992
Table 2 shows the p.m. peak hour trip generation rates published in the Washington Square
Specific Plan. The specific plan did not establish rates for the Auto Sales and Day Care
Center land uses. Rates listed for these uses are taken from SANDAG's Traffic Generators
and ITE's Trip Generation.
Table 3 is excerpted from the AASL study and shows the trip generation for the El Mirador
Medical Plaza and day care center. The combined p.m. peak hour trip generation for these
land uses was estimated to be 256 entering and 518 exiting trip ends (applying the specific
plan rates to the El Mirador facility results in 224 entering and 332 exiting trip ends).
Tables 4 through 7 show site trip generation using the trips rates specifically formulated for
the El Mirador facility and specific plan rates for the balance of the site. None of the
scenarios result in trip generation exceeding the specific plan caps. Table 8 summarizes the
findings of the trip generation analysis. From the trip cap standpoint, the inclusion of the
El Mirador Medical Plaza will not preclude development of the balance of the parcel as
identified in the four alternative development schemes.
If you have any questions or comments, please call.
Sincerely,
BARTON-ASCHMAN ASSOCIATES, INC.
qc:==-1,4 � -->
Garold B. Adams, R.C.E., T.E.
Attachments
c. Jeffery P. Sobczyk
FEB 7 192 9:49 BAPTON-A=CHMAN T PAGE.002
FEB 7 192 11:08 FROM COURTYARD BY MARRIOT PAGE.002
FEB-07-'92 FRI 09:13 IDaBARTON-ASCHMAN T TEL N0:714-730-6545 #2-20 PO4
BarteneAseh men Asumlatre, ileo
Mr, Lee I. Redmond, M
Attachment
February 4, 1992
P.M. PEAK HOUR TRIP GENERA17ION RATEs/EQUAIIONS
Land Use
In
Out
General Retail
11956/19000 s.f
1.3di4/1,000 sL
Fastfood Saes
2.65/1,000 s.£
Z.55/1,000 Lt
Eating and Drinl g ]Establishments
10.6/ 1,000 51
9.4/1,000 s f
Health Clubs and spas
0.75/1,000 LE
0.75/1,0oo s.E
Administrative and Professionai Offices
033/1,000 s.L
1.75/1,000 a
Auto Sales*)
9.6/Ace
14.4/Acre
Medical and Health Care ieMm
046/1,000 s f,
tD 76/1,000 a
Day Care Centet2)
0.38/Student
0.45/Sta
SeMce Station Tl Ca. Wash
Z51PU P
1.66/pump
Movie Theater (Ente ent) 0-1/seat - 0.1 f sent
(1) hates derived from Tables VU-1 and V -2, W4 m Squw Specyk ply, AuSM
7, 1991, unless otherwise noted.
(2) Th& Generators, San Diego Asmcciation of Governments, Jammuy 1990.
(3) Trip G 'an, lmstitute of Transportation Engheers, 5th Edi*m% 1991.
b
FEB 7 '92 11:08 FROM CCURTYARD BY MARRICT
FEB-07-°92 F'RI 09:14 ID;BA?TON-ASCHMAN T TEL NO;714-730-6545
Burton-Amohme" Assoclat9go Inc.
AW- 148 X Reft=4 III
Attadme»t
February 4, I
MEDICALTABLE 3
PLAZA, t,
NET TOTAL 774
256
(1) k, ImpactAnarysa for El M marMaft- a, ASL C..WUatts„ ir
FEB 7 '92 11:09 FROM COURTYARD BY MARRIOT
FEB-07-192 FRI M 14 M-13ARTON-ASCNMAN T TEL N0:714-730-6545
PAGE.004
2M am
futon-Aocht�o Aii"iptess Inc.
W L•eC R. Ro&wnd, M
Attachment
Febmary 4. 1992
TALE 4
.
WASHINGTON
,
rM
P K Peak How
Land Use
Size
Out
TOW
General Retail
230,000 S.F.
450
300
750
4,500 Ste,
- 13
12
2,�
�F��stf�dg�S�a,le� •ddng
I.IRt�Estotay ])Q6ggqinn�'ii��1Y@+ +
�7,00M S.F.
307
Health Club and Spas
30,000 S.F.
23
23
46
Administrative and Professional
80,000 S.F.
27
140
167
Offices
Auto iesa)
7 Acres
67
101
169
ltiied' aftd Heaith Car',' Serums
& Day Care(3)
330,000 S.F.
256
$18
'74
Service Station 'ash
24,250 S.F.
Toial .�
1,168
19M
I
4
S ecwc Plan Caps
020
19NO
3AD
Gvftwors, SIM
Mitt AwAation
FEB 7 192 11:10 FROM COURTYARD BY MARRIOT PAGE.005
FEB-07-192 FRI 09z15 ID;BPP?TON-PI5CHMAN T TEL NO:714-73"545 2a0 P07
041rton.A"hMen As;i1t•ll' Inc.
Mr. Lee R. Redmond, III
Attachment
February 4, 1992
WASIHINGN SQUARETABLE 5
TRIP GEN RATION . )
PX Pk Hour
d '
Size
in
Tait
®®��yygq �y� ��g]
G4nexa�l Rett�
233,6:50 S.F.
456
304
760
Fastfood SAIes
4,500 S.F.
13
Establishments29'
` S.F,
307
12
273
25
sw
lieaith Club and Spas
25,500 S.F.
19
Administrative and Professyo.rai
offices
80,000 S.F.27
140
167
Auto Swe9(s)
7 Acres
67
101
168
Medical and Health Care Sei�ceP�
A Day Carr 1P)
330,b00 S.F.
256
518
4 '�
Service Station w/ Car Mash
24,250 S.F.
75
25
Movie Theatex (Entertainment)
20W %ats
2W
50
Taal
Specific P 2
1,370
Z=
1,6b0
3,6$0
'1hbir.im Si ra
` ;♦ ♦ 1 i r r r► ►1 r r r r r
ffic Impactk i
,.
1991.
FEE 7 192 11:10
FROM COURT`rARD BY
MARRIOT
PAGE.00E
FEB-07-' 92 FR 109:15
I D : BARTOIA-A9CHMAN T
TEL N0:?14-?M-6545
4220 P08
BOrtOA®Anaiman Associates, Inc,
Mr. LA* Re Redmond, M
Attacbm=nt
Fobraary 4, 1992
TXIE 6
WASHINGTON SQUARE TRIP GENERAITON b-r, 30)
i
I
1 ,z and l Professional
80,000S.F.
27
140
167
11Ofaces
Auto SialvafA)
i Duy Can,
L
Somice o:I. Wash
■
25
25
s:
prp
FEB 7 192 i1:11 FROM COURTYARD BY MAkRIGT
FEB-07-192 FR I 09:16 I D : BW.TON—ASCHMRN T TEE, NO o '71 4-730-6545
PAGE.007
0220 P09
bartoot,& uchunan X iaft% Inc.
Mr.14e R. Redmond, M
Attacbment
Febay #, 1992
T,,hLE 7
WASIUNGTON SQUARE TRIP GENERAITON - SCHEME-(
l_
Fa5dDWSalft
4,500
atffig and .r, n .. l
29,0000
atabushments
Health Club and Spas
25,000
9
A&gnistmflve and
iAO S.F.
27
140
167
ces
'
ti_
HealthMedical and Care Urvices
330,000 S.F.
256
Sig
774
G
{
p G&wratorso SmaDiego m. i i, o '` till ",P. ,, =l:.ma ♦.•', 0
t l'w r'. i .. r r
1991.
FEB 7 `92 11:11
FROM COURTYARD BY
IIRRRIOT
PAGE.008
FEB-V-192 FRI
09:17 1D°SARTON-ASCHMAN T
TEL NC:714-730-6545
#220 P10
11
Billrten-Ascalman ,after Inn.
Mr. Lze R. Kedmoaud, M
AtUichmont
February 4, 1992
TABLE 8
TRIP GENERATION S �RY
P.K Peals Maur
Land Use
in
out
Total
Washington Square
2,
1,660
8y6w
Specific Pal cap
Scheme 1
1,168
1,392
z
Scheme 2
1,370
1,592
Z962
Scheme 3
1,313
1,554
ZA67
Scheme 4
1.,,209
1,418
2,627
PLANNING COMMISSION RESOLUTION 92-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA APPROVING THE
ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL
OF TENTATIVE PARCEL MAP 27399 TO ALLOW FOUR
DEVELOPMENT LOTS.
CASE NO. TPM 27399 - DESERT HOSPITAL
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11th day of February, 1992, hold a duly noticed Public Hearing to
consider the subdivision of 19 acres into 4 lots, generally located on the east side of
Washington Street north of 47th Avenue, more particularly described as:
PORTION OF THE SOUTH 1/2 SECTION 30,
T.6.S., R.7.E., S.B.B.M.
WHEREAS, said tentative map has complied with the requirements of the
"The Rules to Implement the California Environmental Quality Act of 1970" (as
amended) and adopted by City Council Resolution 83-68, in that the Planning
Director conducted an initial study, and has determined that the proposed tentative
parcel map will not have a significant adverse impact on the environment; and,
WHEREAS, mitigation of various physical impacts have been identified
and will be incorporated into the approval conditions for Tentative Parcel Map 27399
thereby retaining that monitoring of those mitigation measures be undertaken to
assure compliance with them; 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 approval of said
tentative parcel map:
1. That Tentative Parcel Map 27399, as conditionally approved, is generally
consistent with the goals, policies, and intent of the La Quinta General Plan
for land use, circulation requirements, zoning district development
standards, and design requirements of the Subdivision Ordinance.
2. That the subject site is vacant. The proposed circulation design and lot
layouts are consistent with City standards and the project has been conducted
accordingly, therefore, suitable for the proposed land division.
3. That the design of Tentative Parcel Map 27399 will not cause substantial
environmental damage or injury to the wildlife habitat of the Coachella Valley
Fringe -Toed Lizard, but mitigation fees shall be paid because the project is
within the Coachella Valley Habitat area.
4. That the design of the subdivision, as conditionally approved, will not impact
the existing public sewers and water improvements, and therefore, is not
likely to cause serious public health problems.
RESOPC.064
5. That the design of Tentative Parcel Map 27399 will not conflict with easements
acquired by the public at large for access through the project, since alternate
easements for access and for use have been provided that are substantially
equivalent to those previously acquired by the public.
6. That the proposed Tentative Parcel Map 27399, as conditioned, provides for
adequate maintenance of the landscape buffer areas and provides storm water
retention.
7. That general impacts from the proposed tentative parcel map were considered
within the MEA prepared and adopted in conjunction with the La Quinta
General Plan.
8. That the Tentative .Parcel Map is consistent with the approved Specific Plan
87-011 (Amendment 41) and proposed Vesting Tract Map 27031 (Minor Change,
Amendment #1) .
WHEREAS, in the review of this Tentative Parcel Map, the Planning
Commission has considered the effect of the contemplated action of the housing and
economic needs of the region for purposes of balancing these 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, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
the Commission in this case;
2. That it does hereby confirm the conclusion of Environmental Assessment and
accept Categorical Exemption 15315, Class 15 relative to the environmental
concerns of this Tentative Parcel Map;
3. That it does hereby approve the subject Tentative Parcel Map 27399 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 llth day of February, 1992, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RESOPC.064 2
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
RESOPC.064
PLANNING COMMISSION RESOLUTION 92-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE PARCEL MAP 27399 - DESERT HOSPITAL
FEBRUARY 11, 1992
GENERAL CONDITIONS OF APPROVAL
1. Tentative Parcel Map 27399, marked Exhibit "A", shall comply with the
requirements and standards of the State Subdivision Map Act and the City of
La Quinta Land Division Ordinance, unless otherwise modified by the following
conditions. Provisions for rights -of -way and frontage road to be as noted in
Plot Plan 91-473.
2. This Tentative Parcel Map approval shall expire two years after the approval
by the La Quinta City Council unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
3. Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire map, which shall be for the purpose of wind erosion and dust control.
The land owner shall institute blowsand and dust control measures during the
grading and site development. These shall include, but not be limited to:
A . The use of irrigation during any construction activities.
B . Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site.
C. Provision of wind breaks or wind rows, fencing, and/or landscaping to
reduce the effects upon adjacent properties and property owners. The
land owner shall comply with requirements of the Director of Public
Works and Planning and Development. All construction and graded
areas shall be watered at least twice daily while being used to prevent
the emission of dust and blowsand.
4. Graded but undeveloped land shall be maintained in a condition so as to
prevent a dust and blowsand nuisance and shall be either planted with interim
landscaping or provided with other wind and water erosion control measures
as approved by the Planning and Development and Public Works Departments.
5. The appropriate Planning approval shall be secured prior to establishing any
of the following uses:
A. Temporary construction facilities including their appurtenant signage.
6. If buried remains or artifacts are encountered during development (including
grading) , work shall be stopped and a qualified archaeologist shall be
contacted immediately at Applicant's expense and appropriate mitigation
measures shall be taken.
RESOPC.064 4
Planning Commission Resolution 92-
Conditions of Approval
February 11, 1992
ENGINEERING DEPARTMENT:
7. Applicant shall provide a fully improved landscaped setback area of noted
minimum width adjacent to the following street right of way:
A. Washington Street 20 feet wide;
B . 47th Avenue, 10 feet wide.
C . Via El Mirador, 10 feet wide
8. Applicant shall provide a 10-foot wide public utility easement outside, and
adjacent to, the Washington Street and Avenue 47 right of ways.
9. Applicant shall vacate vehicle access rights to Washington Street and Avenue
47 from Parcel #1 except for the access locations approved on Plot Plan 91-473.
10. Access to Washington Street from the site shall be limited to right turns in and
out only at all locations on Washington Street.
11. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off -site streets as required
by these conditions of approval. All street improvements shall be designed
and constructed in accordance with the LQMC and adopted Standard
Drawings,and City Engineer and shall include all appurtenant components
required by same, except mid -block street lighting, such as but not limited
to traffic signs and channelization markings, street name signs, sidewalks,
and raised medians with landscape improvements where required by city
General Plan. Street design shall take into account the soil strength,
anticipated traffic loading, and design life.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off -site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. OFF -SITE STREETS
1. Washington Street (limits are north and south site boundaries)
Install half width Major Arterial street improvements, refer to
General Plan Figure VII-2;
RESOPC.064
Planning Commission Resolution 92-
Conditions of Approval
February 11, 1992
2. Lot E (VTM 27031) (from west site boundary to 375 feet easterly)
Install half width street improvement as shown in Specific Plan
87-011, Amendment #1.
12. Applicant shall construct a full width landscaped raised median in Washington
Street from Avenue 47 to the centerline Lot E (VTM 27031) . The City will pay
for 500 of the design and construction cost.
13. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and utilities, and on -site common area
improvements before the grading permit is issued. Applicant shall pay cash,
in lieu of and equivalent to the respective fair -share construction cost, for
those improvements that the Applicant has partial cost responsibility and
construction must be deferred until the full complement of funding is
available. Payment of cash may be deferred to a future date mutually agreed
by Applicant and City, provided security for said future payment is posted
by Applicant.
14. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and/or the engineering geologist must certify to the adequacy of the grading
plan.
15. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to issuance of a grading permit.
16. The site shall be designed and graded in a manner so the building pad
elevations are not more than three (3.0) feet higher than Washington Street.
17. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity to flow out off the site through a designated
emergency overflow outlet and into the historic drainage relief route.
Similarly, the site shall be graded in a manner that anticipates receiving storm
flow from adjoining property at locations that has historically received flow.
18. Storm water run-off produced on -site in 24 hours by a 100-year storm shall
be retained on site in landscaped retention basins or discharged to an
approved off -site storm water facility. If the retention basin option is
selected, the water depth in the basin shall not exceed six feet and the basin
slopes shall not exceed 3:1. The percolation rate shall be considered to be
zero inches per hour unless Applicant provides site -specific data that
indicates otherwise. Other requirements include, but are not limited to, a
grassed ground surface with permanent irrigation improvements, and
appurtenant structural drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed necessary by the City
Engineer. The City will consider and may approve other ground cover/slope
stabilization plant life in lieu of grass on a case by case basis.
RESOPC.064 6
Planning Commission Resolution 92-
Conditions of Approval
February 11, 1992
The tributary drainage area for which the Applicant is responsible shall
extend to the centerline of Washington Street, Avenue 47 and Lot E (VTM
27031).
19. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped setback area and median island. The landscape
and sidewalk improvements shall be coordinated with the electric power
facilities to facilitate landscape masking of power vaults and to eliminate
clearance conflicts with the sidewalk.
The plans and proposed landscaping improvements shall be in conformance
with requirements of the Planning Director, City Engineer, and Coachella
Valley Water District. The plans shall be signed by these officials or agencies
prior to construction.
20. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
21. Applicant shall landscape and maintain the landscaped setback area and right
of way area located between the curbs on Washington Street and Avenue 47
and the property line.
22. Applicant shall construct an eight -foot wide meandering bike path in the
easterly parkway and landscaped setback area along Washington Street. A
six-foot wide sidewalk shall be constructed adjacent to the curb in Lot E (VTM
27031).
23. Applicant shall provide a blanket easement for sidewalk purposes in the
landscape setback areas along Washington Street and Avenue 47.
24. Applicant shall provide unrestricted blanket cross -access easements on all
numbered lots on the parcel map.
25. All existing and proposed telecommunication, television cable, and electric
power lines with 12,500 volts or less, that are adjacent to the proposed site or
on -site, shall be installed in underground facilities.
26. Underground utilities that lie directly under street improvements or portions
thereof shall be installed, with trenches compacted to city standards, prior
to installation of that portion of the street improvement. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
27. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount (s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
City.
RESOPC.064 7
Planning Commission Resolution 92-
Conditions of Approval
February 11, 1992
28. Applicant shall retain a California registered civil engineer, or designate one
who is on the Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
A. The engineer shall sign and seal a statement placed on the "as built"
plans that say "all (grading and grades) (improvements) on these plans
were properly monitored by qualified personnel under my supervision
during construction for compliance with the plans and specifications
and the work shown hereon was constructed as approved, except where
otherwise noted hereon and specifically acknowledged by the City
Engineer".
B . Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each
lot in the tract, state the pad elevation approved on the grading plan,
the as built elevation, and clearly identify the difference, if any. The
data shall be organized by tract phase and lot number and shall be
cumulative if the data is submitted at different times.
C . Provide to the City Engineer a signed set of "as built" reproducible
drawings of the site grading and all improvements installed by the
Applicant.
RESOPC.064 8
CONDITIONS OF APPROVAL
PLOT PLAN 91-473 - PROPOSED
FEBRUARY 11, 1992
DESERT HOSPITAL
GENERAL
1. The development of the property shall be generally be in conformance with the
exhibits contained in the file for PP 91-473, unless amended otherwise by the
following conditions.
2. The approved plot plan shall be used within one year of the final approval
date; otherwise it shall become null and void and of no effect whatsoever. "Be
used" means the beginning of substantial construction which is contemplated
by this approval, not including grading which is begun within the one year
period and is thereafter diligently pursued until completion. A one year time
extension may be requested as permitted by Municipal Code.
3. Approval of this plot plan shall be subject to final approval of Vesting Tract
Map 27031 (Amendment #1) and all applicable provisions of previously
approved Specific Plan 87-011 (Amendment #1).
4. There shall be no outdoor storage or sales displays without specific approval
of the Planning Commission.
5. All exterior lighting shall be shielded and directed so as not to shine directly
on surrounding adjoining properties or public rights -of -way. All parking lot
lighting plans utilizing light pole standards shall be a maximum 20 feet and
shall be submitted to the Planning Director for review and approval prior to
issuance of a building permit. Light standard type with recessed light source
shall also be reviewed and approved by the Planning Director. Exterior
lighting shall comply with Outdoor Light Control Ordinance and off-street
parking requirements.
6. Adequate trash enclosures and recycling enclosures shall be provided. Each
trash receptacle shall be equipped with opaque metal doors. Plans for trash
enclosures to be reviewed and approved by the Planning Director prior to
issuance of a building permit. Applicant shall contact local waste management
company to insure that enclosure size is adequate.
7. Decorative enclosures may be required by the City around any retention
basins depending on site grading requirements and the color, location, and
placement of said fence shall be approved by the Planning and Development
Department.
8. Future expansion of the property shall be subject to Planning Commission
review. Parking demand shall be reviewed at that time to insure adequate
parking is provided.
9. Handicapped parking spaces and facilities shall be provided per Municipal
Code and State requirements.
CONAPRVL.046 1
Conditions of Approval
Plot Plan 91-473
February 11, 1992
10. As required by the General Plan, Applicant shall provide noise study by
qualified engineer to determine impacts on surrounding residential zones and
uses. The noise study shall suggest mitigation measures which the City can
require concerning the development of Phase I.
11. Screen wall height adjacent to loading areas shall be determined by required
noise study. Should noise problems from use of loading areas arise, Planning
Commission shall retain the right to limit the hours of loading and unloading.
Surrounding property owners and residents which could be affected by noise
shall be notified of Planning Commission consideration of limitations on
delivery hours.
12. The project shall comply with all existing off street parking requirements
including but not limited to shading of parking lot areas and bicycle parking
spaces.
13. Screening (i.e., berms with landscaping, etc.) provided adjacent to street
shall be high enough to screen parking lot surfaces and a majority of parked
cars from view of the street. Determination of height of walls shall be made
after review of landscaping and grading plans by City.
14. Landscaping planters along the north, south and east property lines shall be
provided at maximum width possible with all unusable areas adjacent to
property lines provided in landscaping.
15. The project shall comply with applicable Arts in Public Places Ordinance.
16. The City shall retain a qualified archaeologist, with the Developer to pay
costs, to prepare a mitigation and monitoring plan for artifact location and
recovery. Prior to archaeological studies for this site as well as other
unrecorded information, shall be analyzed prior to the preparation of the
plan.
The plan shall be submitted to the Coachella Valley Archaeological Society
(CVAS) for a two -week review and comment period. At a minimum, the plan
shall: 1) identify the means for digging test pits; 2) allow sharing the
information with the CVAS; and 3) provide for further testing if the
preliminary result show significant materials are present.
The final plan shall be submitted to the Planning and Development Department
for final review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained
a qualified cultural resources management firm and completed the testing and
data recovery as noted in the plan. The management firm shall monitor the
grading activity as required by the plan or testing results.
CONAPRVL.046 2
Conditions of Approval
Plot Plan 91-473
February 11, 1992
A list of the qualified archaeological monitor (s) , cultural resources
management firm employees, and any assistant (s) / representative (s) , shall be
submitted to the Planning and Development Department. The list shall provide
the current address and phone number for each monitor. The designated
monitors may be changed from time to time, but no such change shall be
effective unless served by registered or certified mail on the Planning and
Development Department.
The designated monitors or their authorized representatives shall have the
authority to temporarily divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or recognition of any human
remains, there shall be no further grading, excavation or disturbance of the
site or any nearby areas reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies
of the final report containing the data analysis to be prepared and published
and submitted to the Planning and Development Department.
17. Prior to issuance of a building permit for construction of any building or use
contemplated by this use, the Applicant shall obtain permits or clearances
from the following agencies:
o City Fire Marshal
O City of La Quinta Public Works Department
o City of La Quinta Planning & Development Department
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
o Palm Desert Disposal
o Sunline Transit Agency
o U . S . Postal Office
Evidence of said permits or clearances from the above mentioned agencies shall
be presented to the Building Department at the time of application for a
building permit for the proposed project.
18. Provisions shall be made to comply with the terms and requirements of the City
adopted infrastructure fee program in affect at the time of issuance of
building permits.
19. Final landscaping plans shall include approval stamps and signatures from the
Riverside County Agricultural Commissioners office and Coachella Valley Water
District.
20. A bus waiting shelter shall be provided as requested by Sunline Transit on
the Washington Street and bus turn out lane when street improvements are
installed. Pedestrian crosswalks and traffic safety devices shall be installed
as required.
CONAPRVL.046
Conditions of Approval
Plot Plan 91-473
February 11, 1992
21. Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire site which shall be for the purpose of wind and erosion and dust
control. The land owner shall institute blow sand and dust control measures
during grading and site development. These shall include but not be limited
to: a.) use of irrigation during construction and grading activities; b. )
areas not constructed on during first phase shall be planted in temporary
ground cover or wildflowers and provided with temporary irrigation system;
and c.) provision of wind breaks or wind rolls, fencing, and or landscaping
to reduce the effects upon adjacent properties and property owners. The
landowner shall comply with requirements of the Directors of Public Works and
Planning and Development. All construction and graded areas shall be
watered at least twice daily while being used to prevent emission of dust and
blow sand.
22. Construction shall comply with all local and State Building Code requirements
in affect at time of issuance of building permit as determined by the Building
Official.
23. Prior to issuance of a grading permit, the Applicant shall prepare and submit
a written report to the Planning and Development Director demonstrating
compliance with those conditions of approval which must be satisfied prior to
issuance of a building permit. Prior to a final building inspection approval,
the Applicant shall prepare and submit a written report demonstrating
compliance with all remaining conditions of approval and mitigation measures.
The Planning and Development Director may require inspection or other
monitoring to assure such compliance.
24. A parking lot striping plan including directional arrows, stop signs, no
parking areas, and. parking spaces shall be approved by Planning and
Development and Engineering Departments prior to issuance of a building
permit. All roof equipment shall be screened from view by parapet walls of
building or other architecturally matching materials.
25. All compact spaces shall be clearly marked "compact cars only".
26. That all conditions of the Design Review Board shall be complied with as
follows:
A. The landscape program for Washington Street should include a variation
of planting materials, such as Palm trees, accent shade trees, lawn,
shrubs, and groundcover. The material listed in the specific plan
should be utilized. Uplighted trees or palms should be considered along
Washington Street. Incandescent light fixtures will be required (less
than 160 watts) .
CONAPRVL.046 4
Conditions of Approval
Plot Plan 91-473
February 11, 1992
B . The proposed retention areas on -site should be landscaped with
materials which will support growth even though they are accepting
water run-off from paved surfaces.
C . A meandering eight foot wide sidewalk should be installed along
Washington Street along the frontage of the site. If the sidewalk is to
be located on a portion of private property an on -site easement shall be
offered. Lawn should not be used between the street curbs and
meandering sidewalk except in those areas where it can be kept five
feet from the curb, planting adjacent to curb should utilize emitter
irrigation.
D . Public art pieces should be installed on the property along Washington
Street at each of the project entries. The primary art feature should
be located at the Washington Street access point.
E . Public easements should be offered to the City for the intersections of
Washington Street/47th Avenue and Washington Street/Via El Mirador
to permit the City the option of placing public art objects on these
corners in the future, in case the property does not opt to install art
objects in these locations per the City's Art in Public Places Ordinance.
F. All future buildings will be subject to further study by the Design
Review Board through Plot Plan applications.
G . All trash and loading area facilities should be located so that they
cannot be seen from any public thoroughfare. The areas should be
screened by using masonry wall enclosures and landscaping.
H . All windows on the second and third floor should be included in a
minimum 4 inch stuccoed plant -on "eyebrow" to reduce the sun
exposure on the areas which are susceptible to mid -afternoon heating.
I. Prior to preparation of final landscaping/irrigation plans, preliminary
landscaping plans should be submitted and approved by the Design
Review Board.
J. Landscape design, planting, and screening shall comply with the
specific plan approval and applicable City codes.
K. A master sign program should be reviewed/approved by the Design
Review Board prior to the issuance of any permits for permanent signs
at this location.
L. Design measures should be examined to minimize the exposure of the
proposed parking lot(s) as they relate to Washington Street, a public
thoroughfare as required in the Specific Plan.
CONAPRVL.046 5
Conditions of Approval
Plot Plan 91-473
February 11, 1992
M. Decorative paved entryways should be included into the project design
to enhance the development. The specific plan standards should be
met.
27. The courtyard areas as shown on the approved site plan shall be developed
into shaded lounging areas with permanent seating provided. Said plans to
be approved by the City at the time of landscaping plan review.
CITY FIRE MARSHAL
28. Provide or show there exists a water system capable of delivering 3500 gpm for
a 3 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
29. A combination of on -site and off -site Super fire hydrants, on a looped system
(6" X 4" X 2-1 / 2" X 2-1 / 2") , will be located not less than 25 feet or more than
165 feet from any portion of the building(s) as measured along approved
vehicular travelways. The required fire flow shall be available from any
adjacent hydrant (s) in the system.
30. 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 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 . "
The required water system including fire hydrants shall be installed and
operational prior to start of construction.
31. Install a complete fire sprinkler system per NFPA 13. 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 building(s) . System plans must
be submitted with a. plan check/inspection fee to the Fire Department for
review. A statement that the building(s) will be automatically fire sprinklered
must be included on the title page of the building plans.
32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper
placement of equipment.
33. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform
Building Code.
34. Certain designated areas will be required to be maintained as fire lanes.
CONAPRVL.046
Conditions of Approval
Plot Plan 91-473
February 11, 1992
35. Provide fire apparatus road to within 150-feet of any portion of the exterior
wall of the first floor. Such road shall have a minimum of 20 feet of
unobstructed width and a minimum of 13 feet 6 inches of vertical clearance.
36. Center divider in entrance way shall be set back a minimum of 20 feet from
curb line.
37. Provide valve supervision and 24 hour monitoring of the waterflow alarm at the
automatic fire sprinkler system.
38. Approved building numbers or address shall be placed in such a position as
to be plainly visible and legible from the street or road. Said numbers shall
contrast with their background.
39. This project may require licensing and/or review by State agencies.
Applicant should prepare a letter of intent detailing his proposed usage to
facilitate case review. Contact should be made with the Office of the State
Fire Marshal (818) 960-6441 for an opinion and classification of occupancy to
the type. This information and a copy of the letter of intent should be
submitted to the Fire Department so that property requirements may be
specified during the review process.
ENGINEERING DEPARTMENT:
40. Applicant shall provide a fully improved landscaped setback area of noted
minimum width adjacent to the following street right of way:
A. Washington Street 20 feet wide;
B . 47th Avenue, 10 feet wide.
C . Via El Mirador, 10 feet wide
41. Applicant shall provide a 10-foot wide public utility easement outside, and
adjacent to, the Washington Street and Avenue 47 right of ways.
42. Applicant shall vacate vehicle access rights to Washington Street and Avenue
47 from Parcel #1 except for the access locations approved on Plot Plan 91-473.
43. Access to Washington Street from the site shall be limited to right turns in and
out only at all locations on Washington Street.
44. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off -site streets as required
by these conditions of approval. All street improvements shall be designed
and constructed in accordance with the LQMC and adopted Standard
Drawings,and City Engineer and shall include all appurtenant components
required by same, except mid -block street lighting, such as but not limited
CONAPRVL.046
Conditions of Approval
Plot Plan 91-473
February 11, 1992
to traffic signs and channelization markings, street name signs, sidewalks,
and raised medians with landscape improvements where required by city
General Plan. Street design shall take into account the soil strength,
anticipated traffic loading, and design life.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off. -site street transitions that extend beyond tract boundaries and
join the widened and, existing street sections.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. OFF -SITE STREETS
1. Washington Street (limits are north and south site boundaries)
Install half width Major Arterial street improvements, refer to
General Plan Figure VII-2;
2. Lot E (VTM 27031) (from west site boundary to 375 feet easterly)
Install half width street improvement as shown in Specific Plan
87-011, Amendment #1.
45. Applicant shall construct a full width landscaped raised median in Washington
Street from Avenue 47 to the centerline Lot E (VTM 27031) . The City will pay
for 50 0 of the design and construction cost.
46. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and utilities, and on -site common area
improvements before the grading permit is issued. Applicant shall pay cash,
in lieu of and equivalent to the respective fair -share construction cost, for
those improvements that the Applicant has partial cost responsibility and
construction must 'be deferred until the full complement of funding is
available. Payment of cash may be deferred to a future date mutually agreed
by Applicant and City, provided security for said future payment is posted
by Applicant.
47. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and/or the engineering geologist must certify to the adequacy of the grading
plan.
48. The grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to issuance of a grading permit.
CONAPRVL.046 8
Conditions of Approval
Plot Plan 91-473
February 11, 1992
49. The site shall be designed and graded in a manner so the building pad
elevations are not more than three (3.0) feet higher than Washington Street.
50. The development shall be graded in a manner that permits storm flow in excess
of the retention basin capacity to flow out off the site through a designated
emergency overflow outlet and into the historic drainage relief route.
Similarly, the site shall be graded in a manner that anticipates receiving storm
flow from adjoining property at locations that has historically received flow.
51. Storm water run-off produced on -site in 24 hours by a 100-year storm shall
be retained on site in landscaped retention basins or discharged to an
approved off -site storm water facility. If the retention basin option is
selected, the water depth in the basin shall not exceed six feet and the basin
slopes shall not exceed 3:1. The percolation rate shall be considered to be
zero inches per hour unless Applicant provides site -specific data that
indicates otherwise. Other requirements include, but are not limited to, a
grassed ground surface with permanent irrigation improvements, and
appurtenant structural drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed necessary by the City
Engineer. The City will consider and may approve other ground cover/slope
stabilization plant life in lieu of grass on a case by case basis.
The tributary drainage area for which the Applicant is responsible shall
extend to the centerline of Washington Street, Avenue 47 and Lot E (VTM
27031).
52. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped setback area and median island. The landscape
and sidewalk improvements shall be coordinated with the electric power
facilities to facilitate landscape masking of power vaults and to eliminate
clearance conflicts with the sidewalk.
The plans and proposed landscaping improvements shall be in conformance
with requirements of the Planning Director, City Engineer, and Coachella
Valley Water District:. The plans shall be signed by these officials or agencies
prior to construction.
53. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
54. Applicant shall landscape and maintain the landscaped setback area and right
of way area located between the curbs on Washington Street and Avenue 47
and the property line.
55. Applicant shall construct an eight -foot wide meandering bike path in the
easterly parkway and landscaped setback area along Washington Street. A
six-foot wide sidewalk shall be constructed adjacent to the curb in Lot E (VTM
27031).
CONAPRVL.046
Conditions of Approval
Plot Plan 91-473
February 11, 1992
56. Applicant shall provide a blanket easement for sidewalk purposes in the
landscape setback areas along Washington Street and Avenue 47.
57. All existing and proposed telecommunication, television cable, and electric
power lines with 12,500 volts or less, that are adjacent to the proposed site or
on -site, shall be installed in underground facilities.
58. Underground utilities that lie directly under street improvements or portions
thereof shall be installed, with trenches compacted to city standards, prior
to installation of that portion of the street improvement. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
59. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amounts) shall be those
which are in effect at: the time the work is undertaken and accomplished by the
city.
SPECIAL:
60. The Environmental Fees of the State Fish and Game Department and the
County of Riverside shall be paid within 24 hours after review of the proposal
by the Planning Commission and/or City Council.
61. All required improvements shall be completed prior to site occupancy of the
proposed development.
62. Reciprocal access agreements shall be prepared and approved by the City
Engineering and Director of Planning and Development which secures common
on -site access systems between the property and the abutting properties to
the east.
63. Fringe -Toed Lizard fees shall be paid at the time the grading or building
permit is issued.
64. All mitigation measures of previously approved Environmental Assessment
91-207 shall be complied with.
65. Prior to issuance of first building permit for this project, Applicant's shall
construct a decorative masonry sound wall at least six feet higher than the
grade of Washington Street prior to realignment within the frontage road
median. The wall is to run between Singing Palms Drive and residences south
of Highland Palms Drive. Wall construction shall be pursuant to
recommendations contained in the Noise Study which shall be provided by the
Applicant prior to wall plans being prepared. Design and layout of wall shall
be coordinated with City plans for landscaping of the frontage road median.
CONAPRVL.046 10
PLANNING COMMISSION RESOLUTION 92-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
ANNOUNCING FINDINGS, RE -CONFIRMING THE
ORIGINAL ENVIRONMENTAL ANALYSIS AND
GRANTING APPROVAL OF VESTING TENTATIVE
TRACT MAP 27031 (MINOR CHANGE,
AMENDMENT #1) TO ALLOW A MIXED USE
COMMERCIAL PROJECT ON +65.4 ACRES.
CASE NO. VESTING TENTATIVE TRACT 27031 - BIRTCHER
(MINOR CHANGE, AMENDMENT #1)
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the llth day of February, 1992, hold
a meeting to consider the request of Birtcher to revise an
approved 8 lot vesting subdivision map on 65.4 acres in the
C-P-S zone in the area generally bounded by Highway 111, Adams
Street (future), 47th Avenue, Washington Street, and Simon
Drive, more particularly described as:
A PORTION OF THE NORTHEAST QUARTER
OF SECTION 30, TSS, R7E, S.B.B.M.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 25th day of June, 1991, hold a
duly noticed Public Hearing and continued Public Hearing on
July 16, 1991, to consider the request of Birtcher for approval
of a 47 lot vesting subdivision of 65.4 acres in the C-P-S zone
in the area generally bounded by Highway 111, Adams Street
(future), 47th Avenue, Washington Street, and Simon Drive.
WHEREAS, the City Council of the City of La Quinta,
California, did on the 2nd day of July, 1991, and the 16th day
of July 1991, hold a duly noticed Public Hearing to consider
the Applicant's request and recommendation of the Planning
Commission concerning the Environmental Analysis and Vesting
Tentative Tract Map 27031; and,
WHEREAS, the City Council of the City of La Quinta,
California on the 16th day of July, 1991, approved an 8 lot
Vested Tentative Map on 65.4 acres after lengthy discussion and
debates; and,
WHEREAS, said tentative map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" and adopted by City Council
Resolution No. 83-68, in that the Planning Director conducted
an initial study, and has determined that the proposed vesting
tentative tract will not have a significant adverse impact on
the environment; and,
RESOPC.032/CS -1-
WHEREAS, mitigation of various physical impacts
have been identified and will be incorporated into the approval
conditions for Vesting Tentative Tract 27031 (Minor Change,
Amendment #1) in conjunction with this tentative tract, thereby
requiring that monitoring of those mitigation measures be
undertaken to assure compliance with them; and,
WHEREAS, at said meeting, 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 approval
of said vesting tentative tract map:
1. That Vesting Tentative Tract 27031, (Minor Change,
Amendment #1;) as conditionally approved, is generally
consistent with the goals, policies and intent of the La
Quinta General Plan for land use density, circulation
requirements,, C-P-S Zoning District development
standards, and design requirements of the Subdivision
Ordinance.
2. That the subject site is generally level. The proposed
circulation design and lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of the tract, as conditionally approved,
will be developed with public sewers and water, and
therefore, is not likely to cause serious public health
problems.
4. That the design of Vesting Tentative Tract 27031 (Minor
Change, Amendment #1) will not conflict with easements
acquired by the public at large for access through the
project, since alternate easements for access and for use
have been provided that are substantially equivalent to
those previously acquired by the public.
5. That the proposed Vesting Tentative Tract Map 27031,
(Minor Change, Amendment #1) as conditioned, provides for
adequate maintenance of landscape common areas.
6. That the proposed Vesting Tentative Tract 27031, (Minor
Change, Amendment #1) as conditioned, provides storm
water retention, and noise mitigation.
7. That general impacts from the proposed Tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
B. That the city has provisions to permit vesting of
commercial tentative tracts.
RESOPC.032/CS -2-
WHEREAS, in the review of this Vesting Tentative
Tract Map, Minor Change Amendment #1, 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 physical and
environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this case;
2. That it does hereby reaffirm the conclusion of
Environmental Assessment 90-207 relative to the
environmental concerns of this tentative tract;
3. That it does hereby approve the subject Vesting Tentative
Tract Map 27031 (Minor Change, Amendment #1) for 8 lots
(7 developable) 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 11th day of
February, 1992, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
KATIE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
RESOPC.032/CS -3-
PLANNING COMMISSION RESOLUTION 92-
CONDITIONS OF APPROVAL - RECOMMENDED
VESTING TENTATIVE TRACT 27031 - BIRTCHER
AMENDMENT #1 (MINOR CHANGE)
FEBRUARY 11, 1992
* Mitigation measures for Environmental Assessment 90-207
GENERAL CONDITIONS OF APPROVAL:
1. Vesting Tentative Tract 27031, Amendment #1 for 8 lots, marked Exhibit "A",
shall comply with the requirements and standards of the State Subdivision Map
Act and the City of La Quinta Land Division Ordinance, unless otherwise
modified by the following conditions.
2. This Vesting Tentative Tract Map approval shall expire two years after the
approval by the La Quinta City Council unless approved for extension
pursuant to the State Subdivision Map.
*3. Development of lots in this Vesting Tract shall comply with all provisions of
Specific Plan 87-011, Amendment #1, as approved.
4. Approval of this Vesting Tract shall be subject to approval of Specific Plan 87-
011, Amendment #1.
5. Applicant shall submit proposed private street names with alternatives to the
Planning and Development Department for approval prior to final map approval
by City Council.
6. The appropriate Planning approval shall be secured prior to establishing any
of the following uses:
a. Temporary construction facilities
b. Sales facilities, including their appurtenant signage
c . On -site advertising/ construction signs.
7. Provisions shall be made to comply with the terms and requirements of the City
adopted Infrastructure Fee Program now in effect.
8. If lot mergers or lot line adjustments are necessary to accommodate
development, applications for them shall be submitted with the applicable plot
plan or conditional use permit requests.
ENGINEERING DEPARTMENT:
*9. Applicant shall dedicate public street right of way and utility easements in
conformance with the city's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
a. Highway 111 -• Major Arterial (half width) or as required by Caltrans;
b. Adams Street - Primary Arterial, 55-foot half width;
CONAPRVL.043 1
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
February 11, 1992
*10. Applicant shall vacate vehicle access rights to Highway 111, Washington
Street, Adams Street, and Avenue 47 from all abutting lots. Access to these
streets from this land division shall be restricted to street access points
shown on the Internal Circulation Plan, Figure V-1, in Specific Plan 87-011
Amendment #1
*11. Turning movements of traffic accessing the subject subdivision shall be as
follows:
Highway 111
a. Simon Drive: left and right turns in and out are allowed;
b. Lot D between lots 2 and 3: left and right turns in and out are allowed;
c. Lot D between lots 1 and 2: right turn in and out only.
Washington Street
a. Simon Drive: right turn in and out only;
b. Lot E : right turn in and out only; an opening in the median island to
permit left turns in and out may be approved by the City Council at a
future date if a traffic study confirms the need for this median opening.
C. Figure V-1, north of 47th Avenue: right in and out only at access
locations shown in Specific Plan 87-011, Amendment #1.
Adams Street
a. Lot C : right turn in and out only.
Avenue 47
a. At access locations shown in Specific Plan 87-011 Amendment #1 Figure
V-1 (revised on 7-16-91 at City Council meeting) : right and left turns
in and out are allowed.
12. Applicant shall provide a fully improved landscaped setback lot or easement
of noted width adjacent to the following street right of ways:
a. Highway 111, 38-feet wide;
b . Washington Street, 20-feet wide;
C. Adams Street, 20-feet wide;
d. Avenue 47, 10-feet wide;
e. Simon Drive, 10-feet wide.
13. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and/or the engineering geologist must certify to the adequacy of the grading
CONAPRVL.043
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
February 11, 1992
plan. A statement shall appear on the final subdivision map that a soils report
has been prepared for the tract pursuant to Section 17953 of the Health and
Safety Code.
14. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
*15. The tract shall be designed and graded in a manner so the difference in
building pad elevations between contiguous lots that share a common street
frontage or join lots with adjoining existing tracts or approved tentative tracts
does not exceed three (3.0) feet. The pad elevations of contiguous lots within
the subject tract that do not share a common street shall not exceed five (5.0)
feet.
If Applicant is unable to comply with the pad elevation differential
requirement, the city will consider and may approve other alternatives that
satisfy the city's intent to promote and ensure community acceptance and
buyer satisfaction with the proposed development.
*16. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site in landscaped retention basin(s) or discharged to the
Whitewater Channel via a storm drain system installed by the Applicant. If
the retention basin option is elected, it shall be designed for a maximum water
depth not to exceed six feet. The basin slopes shall not exceed 3:1. The
percolation rate shall be considered to be zero inches per hour unless
Applicant provides site -specific data that indicates otherwise. Other
requirements include, but are not limited to, a grassed ground surface with
permanent irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
17. Lot 8 shall not be used as a retention basin as shown on the vesting map. All
retention basin locations shall be approved by the City Engineer.
18. Applicant shall install a trickling sand filter and leachfield in the retention
basin to percolate nuisance water in conformance with requirements of the City
Engineer. The sand filter and leach field shall be sized to percolate 160
gallons per 5000 square feet of landscaping per day.
*19. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off -site streets as required
by these conditions of approval. All street improvements shall be designed
and constructed in accordance with the LQMC and adopted Standard
Drawings,and City Engineer and shall include all appurtenant components
required by same, except mid -block street lighting, such as but not limited
to traffic signs and channelization markings, street name signs, sidewalks,
and raised medians where required by city General Plan. Street design shall
CONAPRVL.043 3
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
February 11, 1992
take into account the soil strength, anticipated traffic loading, and design
life. The minimum structural section for residential streets shall be 3" AC
over 4" Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off -site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
The following specific street widths shall be constructed to conform with the
General Plan street i:ype noted therewith:
a. ON -SITE STREETS
1.) All streets shown on vesting map: One 14-foot wide travel lane
in each direction separated by a 12-foot wide continuous two-way
left turn lane, or approved equivalent; minimum total width shall
be 40 feet, or as approved by the City Engineer.
b. OFF -SITE STREETS
1.) Highway 111 (Simon Drive to Adams Street) Install, or
participate in the cost of, one-half Major Arterial improvements
per Caltrans' requirements, improvements includes half of the
raised median, refer to the Project Study Report/Project Report
approved by Caltrans in March 1991.
2 .) Washington Street ( Simon Drive to Avenue 47) Install half width
Major Arterial, improvement includes one half of raised median,
refer to General Plan Figure VII-2. Applicant shall reimburse
City for improvements previously installed on east side of
centerline.
3.) Adams Street (Highway 111 to Avenue 47) Install three-quarter
width Primary Arterial (3 of 4 travel lanes for 86' width
improvement option) , improvement includes full width raised
median and 16-foot wide north bound travel lane, refer to Std
Dwg #100. Applicant to be reimbursed for street improvements
between south property line and 47th Avenue based on fair share
determination of land mass.
4.) Avenue 47 (portion contiguous to tract) Reimburse developer
that installed improvements for that portion located on the north
side on the centerline. Reimbursement shall include
responsibility for 25% of the cost to design and construct the
signal at Avenue 47 and Washington Street.
CONAPRVL.043 4
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
February 11, 1992
*20. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and utilities, and on -site common area
improvements before the final map is recorded. Applicant shall pay cash, in
lieu of and equivalent to the respective fair -share construction cost, for those
improvements that the Applicant has partial cost responsibility and
construction must 'be deferred until the full complement of funding is
available. Payment of cash may be deferred to a future date mutually agreed
by Applicant and City, provided security for said future payment is posted
by Applicant.
21. Applicant shall construct an eight -foot wide meandering bike path in the
easterly parkway and landscaped setback lot/easement along Washington
Street and Highway 111 in lieu of the standard six-foot wide sidewalk.
22. Applicant shall provide a blanket easement that covers the entire landscaped
setback lot/easement for the purpose of a meandering public sidewalk.
23. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on -site, shall be installed in underground
facilities.
24. All underground utilities shall be installed, with trenches compacted to city
standards, prior to construction of any street improvements. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
25. 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 the final map without the approval of the City Engineer.
26. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at: the time the work is undertaken and accomplished by the
city.
27. A Caltrans encroachment permit must be secured prior to construction of any
improvements along State Highway 111, and all Caltrans requirements shall be
implemented.
28. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
CONAPRVL.043
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
February 11, 1992
a. The engineer shall sign and seal a statement placed on the "as built"
plans that says "all (grading) (improvements) on these plans were
properly monitored by qualified personnel under my supervision during
construction for compliance with the plans and specifications and the
work shown hereon was constructed as approved, except where
otherwise noted hereon and specifically acknowledged by the City
Engineer".
b. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each
lot in the tract, state the pad elevation approved on the grading plan,
the as built elevation, and clearly identify the difference, if any. The
data shall be organized by tract phase and lot number and shall be
cumulative with each submittal if the data is submitted at different
times.
c . Provide to the City Engineer a signed set of "as built" reproducible
drawings of the grading and improvements installed by the Applicant.
29. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
30. Landscape and irrigation plans for the landscaped lots/easements shall be
prepared in conformance with requirements of the Planning Director, and City
Engineer, and approved by same officials prior to construction.
31. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots/easements and retention basins until accepted by the
City Engineer for maintenance by a merchant's association of the subdivision.
32. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed
in the subdivision. The booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the merchant's association in planning
for routine and long term maintenance.
*33. Applicant shall install a sound barrier wall in the landscaped traffic island
located on the west side of Washington Street between Avenue 47 and Simon
Drive. A sound study shall be conducted to determine the geometrics of a wall
that is needed to achieve the LQMC sound requirements.
34. Applicant shall construct a 6-foot wide, 150-foot long landscaped island shall
be constructed in the center of Simon Drive in the transit station vicinity to
the satisfaction of the City Engineer, if and when the transit station is
installed.
CONAPRVL.043
Conditions of Approval
Vesting Tentative Tract 27031, Amendment #1
February 11, 1992
35. Applicant is responsible for the cost to design and construct traffic signals
at the following locations:
a. Highway 111;
1.) Washington Street: 20% fair share responsibility;
2.) Simon Drive: 25% fair share responsibility;
3.) Lot D : 50% fair share responsibility;
4.) Adams Street: 25% fair share responsibility.
b. Washington Street;
1.) Avenue 47: 25% fair share responsibility;
2.) Lot E : 100% cost responsibility, if approved.
36. Applicant shall provide unrestricted blanket cross -access easements on all
numbered lots in the subdivision. Easements not to be for secured areas as
approved by City.
37. Approval of this map shall be subject to approval of revised Resolution for
vesting commercial tentative tracts.
CONAPRVL.043 7
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 11, 1992
APPLICANT: WILLIAMS COMPANY
ARCHITECT: STOFFREGEN, FULLER & ASSOCIATES
PROJECT: REVIEW OF TWO ADDITIONAL UNITS FOR TRACT 24208
(CACTUS FLOWER EXTENSION)
LOCATION: EAST OF DUNE PALMS ROAD A QUARTER OF A MILE SOUTH
OF FRED WARING DRIVE.
BACKGROUND:
Tract 24208 (Cactus Flower Extension) is located just south of
Tract 22982, the original Cactus Flower project. Originally
five, and at a later stage an additional unit were approved for
Cactus Flower and Cactus flower Extension. Since then, all
units in Cactus Flower (Tract 22982) have been completed. The
applicant has now proposed two new unit designs for Cactus
Flower Extension. The following table summarizes details of
the units already approved and the proposed units:
APPROVED UNITS
Plan 1 Plan 2 Plan 3 Plan 4 Plan 5 Plan 6
House
Sq. Footage 1340 1612 1628 1870 2057 2328
Garage
Sq. Footage 641 687 620 614 594 628
# Different
Elevations 3
3 3 3 3 3
# Bedrooms 3 3 4 4 4 4
# Family Rooms 0 1 1 1 1 1
# Car Garages 3 3 3 3 3 3
STAFFRPT.078/CS -1-
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 11, 1992
APPLICANT: WILLIAMS COMPANY
ARCHITECT: STOFFREGEN, FULLER & ASSOCIATES
PROJECT: REVIEW OF TWO ADDITIONAL UNITS FOR TRACT 24208
(CACTUS FLOWER EXTENSION)
LOCATION: EAST OF DUNE PALMS ROAD A QUARTER OF A MILE SOUTH
OF FRED WARING DRIVE.
BACKGROUND•
Tract 24208 (Cactus Flower Extension) is located just south of
Tract 22982, the original Cactus Flower project. Originally
five, and at a later stage an additional unit were approved for
Cactus Flower and Cactus flower Extension. Since then, all
units in Cactus Flower (Tract 22982) have been completed. The
applicant has now proposed two new unit designs for Cactus
Flower Extension. The following table summarizes details of
the units already approved and the proposed units:
APPROVED UNITS
Plan 1 Plan 2 Plan 3 Plan 4 Plan 5 Plan 6
House
Sq. Footage
1340
1612
1628
1870
2057
2328
Garage
Sq. Footage
641
687
620
614
594
628
# Different
Elevations
3
3
3
3
3
3
# Bedrooms
3
3
4
4
4
4
# Family Rooms
0
1
1
1
1
1
# Car Garages
3
3
3
3
3
3
STAFFRPT.078/CS -1-
PROPOSED UNITS
Plan 7 Plan 8
House
Sq. Footage 1805 1731
Garage
Sq. Footage 647 620
# Different
Elevations 3 3
Bedrooms 3 4
Familv Rooms 1 1
# Car Garages 3 3
ANALYSIS:
1. The elevations of Plans 7 & 8 exhibit a similar architectural
style as the units already approved.
2. The applicant proposes to use the same color materials for
Units 7 & 8 as were used for Units 1-6. These are desert
colors and were previously approved.
3. Sufficient detailing has been shown on all four sides of
Units 7 & 8.
4. Both Units 7 & 8 have large windows on the rear elevations.
Staff therefore recommends that a trellis be added to the
rear side of these units where the rear of the unit faces
west or south.
DESIGN REVIEW BOARD MEETING FEBRUARY 5, 1992:
The Design Review Board at the above mentioned meeting recommended
approval of the two new units on condition that a trellis be added
when the rear of the unit faces west or south. It was also
recommended that the applicant coordinate with Planning Department
Staff on the size and detailed location of the trellis.
STAFFRPT.078/CS -2-
RECOMMENDATION•
By Minute Motion approve Units 7 & 8 for Tract 24208 on conditions
that a trellis be added to the rear elevations of both units when
the rear of the unit faces west or south.
Attachments:
1. Locality plan
2. Tract Map showing existing units
3. Floor plans & elevation for Units 7 & 8, Tract 24208
() 01,
STAFFRPT.078/CS -3-
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STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 11, 1992
PROJECT: APPROVAL OF ARCHITECTURAL ELEVATIONS FOR 2 NEW UNITS &
ONE AMENDED UNIT FOR TRACT 24517 & TRACT 25290 (RANCHO
OCOTILLO)
APPLICANT: WILLIAMS COMPANY
ARCHITECT: STOFFREGEN, FULLER & ASSOCIATES
LOCATION: SOUTHEAST CORNER OF FRED WARING DRIVE AND ADAMS STREET
BACKGROUND
Tract 24517 & Tract 25290 together form a 122 single family
residential subdivision on a 37 acre site located in the northern
area of La Quinta. Four units have already been approved by the
Planning Commission for this project.
PROPOSAL
The applicant has submitted two new units (Unit 5 & 6). In addition
Unit #4 has been resubmitted with minor changes including internal
changes to the two bathrooms and the removal of a court yard wall
around the front entry area. The following table shows the new
units in comparison to the original 4 units:
New New
Plan 1 Plan 2 Plan 3 Plan 4 Plan 5 Plan 6
# Sq. Footage 2164 2300 2334 1951 1737 1848
# Stories 1 1 1 1 1 1
# Different
Elevations 3
Bedrooms 4
3 3
4 4 3
3 3
4
# Bathrooms 2-1/2 2 2-1/2 2 2 2
# Family Rooms 1 1 1 1 1 1
# Car Garages 3 3 3 3 3 3
STAFFRPT.077/CS -1-
STAFF COMMENTS
1. Changes to Unit #4 are minor and will not alter the overall
image of this unit. The new units have an architectural style
in keeping with the existing five units.
2. The rear and side elevations of the new units includes
detailing around windows on all sides.
3. These units will utilize the same desert color scheme as was
approved for the other four units.
4. The rear sides of these units have large windows. Staff
therefore recommends that the applicant be required to build a
trellis on the rear sides of both Units #5 & 6 where the rear
side faces west or south.
DESIGN REVIEW BOARD MEETING FEBRUARY 5, 1992:
The Design Review Board at the above mentioned meeting recommended
approval of the proposed revision to Unit #4 and two new units on
condition that a trellis be added to the rear of the new units when
that side faces wes- or south. It was also recommended that the
applicant work with Planning Staff regarding the detailed location
and size of the trellis. There was also some discussion on the
arrangement of furniture in the master bedroom and maximizing views
from the window in the dining room of Unit #6.
RECOMMENDATION
By Minute Motion approve
& 6 for TR 24517 and TR
built on the rear side of
or south.
Attachments:
changes to Unit #4 and approve new Units #5
25290 with a condition that a trellis be
these units where the rear side faces west
1. Locality Plan
2. Tract Map showing existing units
3. Proposed Floor Plan & elevations for Unit #4, 5 & 6
00
STAFFRPT.077/CS -2-
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ATTAHMENT No. 1
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ATTACHMENT No. 2 - FRED WARING DRh
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PLANNING COMMISSION/DESIGN REVIEW BOARD
JOINT MEETING
CITY OF LA QUINTA
A special meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
January 28, 1992
I. CALL TO ORDER
6:00 P.M.
A . The meeting was called to order at 6 : 00 P.M. by Chairwoman Barrows.
The Flag Salute was led by Boardmember Rice.
II. ROLL CALL
A. Chairwoman Barrows requested the roll call. Present: Commissioners
Mosher, Ladner, Ellson, Marrs, and Chairwoman Barrows.
B. Planning Director Jerry Herman requested the roll. Present:
Boardmembers Anderson, Curtis, Rice and Walling. Absent:
Boardmembers Llewellyn and Harbison. Boardmember Anderson moved
to excuse Boardmembers Llewllyn and Harbison. Boardmember Walling
seconded the motion and it carried unanimously.
B . Staff Present: Planning Director Jerry Herman, Principal Planner Stan
Sawa, and Associate Planner Greg Trousdell.
III. BUSINESS SESSION
A. Civic Center Landscaping; a request of the City for review of the
landscaping plans as submitted by Gruen Associates.
1. Planning Director Jerry Herman presented the information
contained in the Staff report and introduced Mr. Maris Peika and
other members of Gruen Associates.
2. Mr. Maris Peika, Gruen Associates, gave a presentation of the
Civic Center landscaping and how it came to be.
3. Mr. Rick Abelson, Landscaping Architects with Gruen
Associates, described the plants to be used.
4. Commissioner Ladner stated that she appreciated the explanation
the consultant had given.
PCMIN2-28J 1
Joint Planning Commission/
Design Review Board Minutes
January 28, 1992
5. Boardmember Rice stated his concern regarding this location
being the coldest site in the City and whether these plants will
be able to tolerate this weather. He further stated his concern
for the drainage. Mr. Abelson addressed Boardmember Rice's
concern stating that special care is being taken to be sure all the
plants are the heartiest species possible as well as planted in the
best environment to assure their survival.
6. Commissioner Ellson asked if the bougainvillea came in different
colors and if the color scheme for the Civic Center building had
been determined. Mr. Peika stated the exterior would be a white
stucco with the traditional red clay roof. A dusty green color for
the window frames with a dusty grey/green for the wrought iron
with a reddish clay tile for a paving material. The interior will
be in subtle shades of the same.
7. Boardmember Walling stated he felt the color scheme was very
compatible but was still concerned that the plants would not be
able to tolerate the weather. Mr. Abelson stated that if the
Commission and Board was still concerned about the plants being
able to tolerate the weather, they would place several of the
plants on the site and see how they handle the weather while
construction is taking place.
8. Mr. Samuel Kim, Landscape Architect for Gruen Associates,
stated they were working with the nursery's to be sure the
plants would be hearty enough to tolerate the weather.
9. Boardmember Anderson stated his concern for the high
maintenance of these plants. Discussion followed relative to the
amount of maintenance that would be required.
10. Commissioner Ladner asked about the amount of lawn and annual
color. Discussion followed as to what is proposed and possible
alternatives.
11. Chairman Barrows explained her concern for the amount of lawn
next to the curb. City Engineer Frank Reynolds stated that the
City had come to the conclusion that from the cost and
maintenance of ground cover, it was becoming apparent that
grass was more economical. The problem was with overspray and
he felt. this could be controlled.
12. Mr. Abelson stated the reason the went with so much grass was
because they envisioned the area being utilized by people.
Boardmember Walling asked if the consultants had considered a
mulch, rock, or non -plant materials for the street boarder.
Discussion followed relative to different types of materials to be
used.
PCMIN2-28J
Joint Planning Commission/
Design Review Board Minutes
January 28, 1992
13. Discussion followed regrading the different variety of plants.
14. There being no further discussion, Boardmember Anderson
moved to accept the landscape plan as submitted Boardmember
Rice seconded the motion. Chairman Barrows accepted the
motion for the Planning Commission and it carried unanimously by
both the Planning Commission and Design Review Board.
IV. ADJOURNMENT
A motion was made by Chairman Barrows and seconded by Commissioner Mosher to
adjourn this special meeting of the Planning Commission and Design Review Board
to a regular meeting of the Planning Commission. This joint meeting of the La Quinta
Planning Commission and Design Review Board was adjourned at 7:20 P.M., January
28, 1992.
PCMIN2-28J 3
1992 SCHEDULE
PLANNING CO)IMISSION ATTENDANCE AT CITY COUNCIL MEETINGS
JANUARY
7
/----
JULY
7
/ELLSON
21
/BARROWS
21
/MOSHER
FEBRUARY
4
/ELLSON
AUGUST
4
/DARK
18
/MOSHER
18
/DARK
MARCH
3
/MARRS
SEPTEMBER
1
/MARRS
17
/LADNER
15
/LADNER
APRIL
7
/BARROWS
OCTOBER
6
/BARROWS
21
/ELLSON
20
/ELLSON
MAY
5
/MOSHER
NOVEMBER
3
/MOSHER
19
/MARRS
17
/MARRS
JUNE
2
/LADNER
DECEMBER
1
/LADNER
16
/BARROWS
15
/BARROWS
BJ/FORM.015
1992 SCHEDULE
PLANNING COMMISSION ATTENDANCE AT DESIGN REVIEW BOARD MEETINGS
JANUARY
8
/LADNER
JULY
1
/BARROWS
FEBRUARY
5
/ELLSON
AUGUST
5
/MOSHER
MARCH
4
/MARRS
SEPTEMBER
2
/LADNER
APRIL
1
/MOSHER
OCTOBER
7
/ELLSON
MAY
6
/ELLSON
NOVEMBER
4
/MARRS
JUNE
3
/BARROWS
DECEMBER
2
/BARROWS
FORM.010
CC
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Callle Estado, La Quinta, California
January 28, 1992
I. CALL TO ORDER
7:00 P.M.
A. The meeting was called to order at 7:25 P.M. by Chairwoman Barrows.
The Flag Salute was led by Commissioner Ellson.
II. ROLL CALL
A. Chairwoman Barrows requested the roll call. Present: Commissioners
Mosher, Ladner, Ellson, Marrs, and Chairwoman Barrows.
B . Staff Present Planning Director Jerry Herman, Principal Planner Stan
Sawa, and Associate Planner Greg Trousdell.
III. PUBLIC HEARINGS - None
IV. PUBLIC COMMENT -- None
V . BUSINESS SESSION
A. Setback Adjustment 92-090; a request of Thomas Plouffe for a rear yard
reduction of eight feet to allow a rear yard patio cover.
1. Principal Planner Stan Sawa presented the information contained
in the Staff report, a copy of which is on file in the Planning and
Development Department.
2. Commissioners Marrs and Mosher asked Staff to clarify their
recommendation.
3. Mr. Thomas Plouffe, applicant, addressed the Commission
concerning his request.
4. Discussion followed relative to the Applicant's options.
5. There being no further discussion, it was moved by
Commissioner Marrs to adopt Minute Motion 92-004 approving
Setback Adjustment 92-090 as submitted. Commissioner Ellson
seconded the motion and it carried with Commissioner Ladner
voting NO.
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Planning Commission Minutes
January 28, 1992
B . Draft Sign Ordinance; a request of Staff for Planning Commission
review.
1. Planning Director Jerry Herman gave an explanation of the
purpose and origin of the Ordinance.
2. Commissioner Ellson questioned Page 8, Section H, "credit cards
accepted" sign should include door as location; Page 14, Section
I, needs a word inserted; and same page second line should be
Planning Commission; Page 17, Section 4, line 5, the size of the
sign stating 3' on each side needs to be clarified as to what "side"
means. Discussion followed relative to allowable sign footage.
3. Planning Director Jerry Herman pointed out other areas that
Staff felt needed be clarified.
4. Commissioner Ellson questioned the use of temporary banners.
Discussion followed regarding the new length of time they are
allowed.
5. Commissioner Ellson questioned the size of pole signs and
whether landscaping would be required. Staff stated the height
is controlled by the Building Department and landscaping is
included in the ordinance.
6. Chairman Barrows questioned whether owner/builder advertising
signs. Discussion followed as to pre-existing illegal signs.
7. Commissioner Ellson questioned second story signs. Staff stated
the Ordinance still allows the Planning Commission to determine
what will be allowed over two signs.
C . Adult Entertainment Ordinance; a request of Staff for Planning
Commission review.
1. Planning Director Jerry Herman gave an explanation of the
purpose and origin of the Ordinance.
2. Commissioner Mosher asked what caused this ordinance to be
originated. Planning Director Jerry Herman stated that inquires
had been made of the City and Staff felt it should be addressed
before an application is made.
3. Commissioner Ellson questioned Page 3, Paragraph B, Section 4,
the wording "under 18 years of age" should not be restricted as
to age. It should be better defined as this could relate to a
dance studio, a college, etc. Also Paragraph J should be
modified. Discussion followed as to how this could be restricted
and yet not allow the undesirable.
PMINI-28 2
Planning Commission Minutes
January 28, 1992
4. Commissioner Ellson asked that the distance from a school be the
same as the walking distance for students as defined by the
School District Transportation Policy.
5. Commissioner Marrs asked if these businesses are restricted by
age. Staff stated they are not. Discussion followed.
6. Commissioner Ellson expressed her concern that the Overlay be
extended. Discussion followed as to how this could be done.
D . Draft Historical Society Ordinance; a request of Staff for Planning
Commission review.
1. Planning Director Jerry Herman stated that the way the
Ordinance is drafted the Ordinance calls for another committee.
Staff would prefer that this be modified to be reviewed by the
Planning Commission.
2. Commissioner Ellson felt there might be a need to have a short
time committee assigned to locate the historical sites and then let
it be monitored by the Planning Commission.
3. Chairwoman Barrows felt that in addition it might be wise to have
a representative of the Historical Society serving on the Planning
Commission and Design Review Board for assistance.
4. Councilman Sniff stated his support of creating a new committee
rather than having the Planning Commission have the added
duty. He suggested the committee only meet quarterly or as
needed. The Commission concurred with his statement.
5. Discussion followed as to whether there were any dwellings that
were 100 years or more.
6. Chairwoman Barrows stated that she would like to see recognition
of the paleontological and historical sites and incorporated these
into development designs, such as the Mall, to recognize these
features. A short time committee may be able to lend some
expertise.
7. Commissioner Ellson inquired if some of the Historical Society
members could lend any information on some of the historical
agricultural sites in La Quinta .
8. Chairwoman Barrows asked that Page 3, Paragraph 7 and 8 add
agricultural significance.
PMIN1-28
Planning Commission Minutes
January 28, 1992
9. Discussion followed regarding minor changes in the ordinance
such as the committee member should have extensive knowledge
in La Quinta history and is a long term residence.
VI. CONSENT CALENDAR
A. Commissioner Ellson asked that the Minutes of January 14, 1992, be
amended as follows: Page 3, Item 13 the word "pallet" be spelled
"palette". There being no further correction, Commissioner Mosher
moved and Commissioner Marrs seconded a motion to approve the
Minutes as corrected. Unanimously approved.
VII. OTHER
A. Planning Director Jerry Herman briefly reviewed City Council action on
various projects with the Commission.
VIII. ADJOURNMENT
A motion was made by Commissioner Mosher and seconded by Commissioner Ladner
to adjourn this regular meeting of the Planning Commission to a regular meeting on
February 11, 1992, at 8:30 P.M. in the La Quinta City Hall Council Chambers. This
meeting of the La Quinta Planning Commission was adjourned at 8. P.M., January 14,
1992.
PMIN1-28