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1992 06 09 PCEf 1 T T O I Ld inta 982 - 1992 Ten Carat Decade A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado La Quinta, California June 9, 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 92-023 Beginning Minute Motion 92-019 CALL TO ORnE R — Flag Salute n®LL CALL PUBLIC HEARINGS 1. Item ................ CONDITIONAL USE PERMIT 92-003 Applicant ........... Eisenhower Medical Center & La Quinta Medical Development Location ............ Northeast corner of 48th Avenue and Washington Street. Request ............. To construct a 3 story medical center containing approximately 74,500 sq. ft. of gross floor area and confirmation of environmental determination. Action .............. Resolution 92- PC/AGENDA 1 2. Item ................ ZONING ORDINANCE AMENDMENT 92-025 Applicant ........... City of La Quinta Location ............ City wide. Request ............. An amendment to the Municipal Code regarding fencing standards in an R-1 Zone District and confirmation of the environmental determination. Action .............. Resolution 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. When addressing the Planning Commission, please state your name and address. BUSINESS SESSION 1. Item ................ PLOT PLAN 92-485 Applicant ........... Dan Featheringill-DoDoco Construction Location ............ Northeast corner of Desert Club Drive and Calle Fortune, 51-289 Desert Club Drive. Request ............. To convert an existing single family home into a chiropractic office on 0.24 acres in a Commercial Village "The Core", Zone District. Action .............. Minute Motion 92- 2. Item ............... PLOT PLAN 92-484 Applicant ........... Richard & Patti McCormick Location ............ 79-080 Calle Estado. Request ............. To develop a small take-out pizza restaurant in the Commercial Village "The Core" Zone District. Action .............. Minute Motion 92- 3. Item ............... SR ADJUSTMENT 92-006 Applicant ........... Bruce Swan, Better Building Company Location ............ 51-757 Avenida Rubio Request ............. To install a 5'0" high stucco wall along Calle Sinaloa on the existing property line. Action .............. Minute Motion 92 CONSENT CALENDAR Approval of the Minutes of the regular Planning Commission meeting held May 26, 1992. OTHER ADJOURNMENT PC/AGENDA 2 STUDY SESSION MONDAY, JUNE 8, 1992 City Council Chambers DISCUSSION ONLY 4:00 P.M. 1. All Agenda items. 2. PC/AGENDA PH 1 STAFF REPORT PLANNING COMMISSION REPORT DATE: JUNE 9, 1992 CASE NO: CUP 92-003 (EA 92-235 ) REQUEST: APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A THREE STORY MEDICAL CENTER CONTAINING APPROXIMATELY 74,500 SQ . FT. OF FLOOR AREA. LOCATION: NORTHEAST CORNER OF 48TH AVENUE AND WASHINGTON STREET. APPLICANT: EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT,INC. ARCHITECT: JERDE PARTNERSHIP EXISTING ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL) GENERAL PLAN DESIGNATION: MIXED COMMERCIAL SURROUNDING ZONING & LAND USES: NORTH: C-P-S; VACANT LAND SOUTH: R-2; PYRAMIDS PROJECT EAST: R-1; VACANT RESIDENTIAL LOTS AND LAKE LA QUINTA WEST: R-1; VACANT LAND TO THE SOUTHWEST OF THE SITE IS LAGUNA DE LA PAZ WHICH IS A CONDOMINIUM DEVELOPMENT. ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 92-235 HAS BEEN _ PREPARED IN CONJUNCTION WITH THIS APPLICATION. INITIAL STUDY INDICATES THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL INCUR THAT CANNOT BE MITIGATED BY IMPOSITION OF MITIGATION MEASURES. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS PROJECT. DESCRIPTION OF SITE: The site contains a total of approximately 12 acres and is somewhat rectangular in shape with the majority of the frontage along Washington Street. The sites northern boundary is Lake La Quinta Drive which is a main entry into the Lake La Quinta project. Along the east side of the site is Caleo Bay which is a collector street and western boundary for the residential portion of the project. PCST.065 1 This parcel and the northerly parcel across Lake La Quinta Drive were created as a result of Tract 24230 which also created the Lake La Quinta residential project to the east. That project was developed by A. G. Spanos Company. Presently Wilma Pacific is developing lots along the frontage of the lake. To date, the street improvements around the property have been installed with perimeter landscaping along Washington Street, Lake La Quinta Drive and most of the 48th Avenue frontage installed. Most of the perimeter landscaping also functions as a retention basin and is therefore depressed. Since the perimeter street improvements have been installed, rough grading of the site has also occurred. The site is essentially flat and 2-4 feet above street grade. Although the site consists of a little over 12 acres, the Applicants are only intending to develop the southern 4.5+ acres of the site at this time. This amounts to approximately the southern 3800 feet of the site. PROJECT DESIGN: Site Layout The project consists of a three story building containing approximately 74,500 square feet of gross floor space. The building is laid out with a setback of approximately 210 feet from Washington Street, 90 feet from 48th Avenue, and 83 feet from Caleo Bay. As previously indicated, the first phase is adjacent to 48th Avenue. The Applicant has indicated that future development will be dependent upon market demand. Parking and Circulation The building is located on an east -west axis and located in approximately the middle of the developed area. The main vehicular access to the site will be from Caleo Bay across from Via Florence which is the major access street to the southern side of Lake La Quinta. This driveway leads into the main entry area of the building which is located on the north side of the structure. The secondary access, also on Caleo Bay, would be located between the main drive and 48th Avenue. Parking is spread out around the entire_ building. Landscaping Presently, there is an existing 20 foot planted perimeter setback along Washington Street and 48th Avenue. Along Washington Street it is also used for retention and is therefore recessed. Along 48th Avenue most of it is recessed and utilized for retention. No planting exists along Caleo Bay at this time. Along Caleo Bay the Applicant is showing a 10 foot perimeter landscape setback. Due to the pad elevation the lot being higher than the adjacent street, in most areas the parking lot surface will not be visible. The Applicant has submitted a conceptual landscaping plan which shows planting areas and tree types. Along the main entry from Caleo Bay, Palm trees will line both sides of the entry driveway. Additionally, Palm trees will encircle the drop-off area and border the south side of the building. Along the perimeter of the parking lot and the within the parking lot area, canopy trees will be utilized to provide the required parking lot shading. PCST.065 In the middle of the drop-off area on the north side of the building, the Applicant is showing a round traffic island. The Applicant intends to provide some type of Art in Public Places sculpture or fountain within this island. Architectural Design The architectural style of the building can be described as Spanish or Early Californian. The building will have stucco walls, 6 inch recessed windows, a flat roof arcade along portions of the first story and a two color blended tile roof. Although the overall shape is rectangular, the building has many different vertical and horizontal planes to break up the boxiness of the structure. The building is designed so that it looks somewhat like a series of buildings as opposed to one solid building. The primary exterior stucco color is a pearl white with a light tan utilized on the covered arcade. As an accent, a very light aqua is proposed to be utilized on the flat roof portion of the three story structure. The roof tile will be a red terra cotta blend. The colors proposed to be utilized are red and a burnish red. Along portions of the building on the second floor level will be outdoor terraces. The maximum height of the building is 50 feet although most of the building is slightly less. It should be noted that the design before the Planning Commission is the second set of plans submitted by the Applicant. The initial set which was reviewed by the Design Review Board earlier, was rejected mainly due to non -compatibility. A two space loading area is proposed at the rear of the structure facing Caleo Bay. However, it is not anticipated that heavy extensive use of this area will occur. Within this area also will be a mechanical/trash area which will be in a structure. Future Development As indicated previously, this project is the first phase of what is anticipated to be a multi -phase project. The entire site consists of approximately 12 acres of which they are only developing one third at this time. It is anticipated that the future development will also be medical related. However at this time they do not have any plans for what the future expansion will be. The Applicant has indicated that future expansion will be dependent on market demand. It should be noted that at the time of future expansion further conditional use permit and environmental review of the project will be necessary. Drainage Considerations The Engineering Department has indicated that the project is required to be graded to permit storm water flow into Lake La Quinta through a designated outlet. Utilities Presently adjacent to Washington Street on the east side of the landscape setback, there are existing overhead utility poles . The Engineering Department is recommending that these poles be undergrounded as part of the project. This undergrounding will have to occur based on Imperial Irrigation District's requirements and schedule. A. G. Spans has been conditioned to be responsible for this undergrounding. PCST.065 3 Technical Information 1. Site area of phase one construction 2. Parking 108,713 sq. ft. 3. Required and provided parking Standard 244 cars 74 0 of total Compact 65 cars 20% of total Handicap 18 cars 6% of total Total 325 100% 4. Building Areas Level # TOTAL Gross Sq . Footage 25,059 25,492 23,950 74,501 Parkin 189,920 sq. ft. (4.36 acres) Leasable Sq. Footage 22,159 22,087 20,854 65,100 The Municipal Code requires 325 cars for this facility. As can be seen above, the Applicant is proposing to provide 325 cars including 65 cars or 20% of the total as compact spaces. The 20% is a maximum allowed by Code. Sinae The submitted site plan indicates three monument signs provided for the project. These signs are shown at the corners of Washington Street and 48th Avenue, 48th Avenue and Caleo Bay, and Caleo Bay and Via Florence (at main vehicular entry) . The Municipal Code allows one sign per street frontage. At this time no building signage is indicated. DESIGN REVIEW BOARD ACTION: The Design Review Board reviewed this item on two occasions. On May 6, 1992, the Design Review Board reviewed the initial plans. At that time the site plan was slightly different and the architectural plans were considerably different. The initial architectural plans indicated a structure of various heights with a maximum three stories. The building was a flat roof structure and of an architectural style which could probably be called "Urban". The Design Review Board felt the building was attractive but not appropriate for the site. The Board took action to approve the project subject to it being redesigned. They instructed that they redesign, soften the architecture, and provide a style which is more compatible with the City and the specific site. The Applicant submitted the revised plan that is before you at this meeting. The Design Review Board reviewed these plans at their meeting of June 3, 1992. The Board felt that these plans were architecturally acceptable and met the intent of their May 6, 1992, action. PCST.065 4 ANALYSIS: The project has been designed in an east -west axis in order to minimize the visual impact of the project from the east which will eventually be developed residentially. Additionally, the structure has been designed to look like a complex of buildings as opposed to one large three story structure. The building has been designed with large setbacks from all streets. Due to the Washington Street Specific Plan, the policy has been to limit development heights within the first 150 feet of Washington Street. This project has been designed so that the setback is 207 feet from Washington Street. The C-P-S Zone allows a maximum 50 feet high structure. The project is designed so that its maximum height is 50 feet in portions of the building. However most of the building is slightly less than 50 feet in height. Due to the commercial nature of the project and surrounding residential land uses, Staff feels that it is imperative that the screening of the parking lot and cars be incorporated. Due to the grading of the site, the parking lot surfaces are relatively screened. However, the cars will be visible without some type of screening. Staff feels that a combination of walls and shrubbery should be used to screen the cars and provide an acceptable appearance. Additionally preliminary landscaping plans will need to be submitted and reviewed by the Design Review Board and Staff. The landscaping plan should emphasize providing shading of parked cars through the use of canopy trees. Additionally it should be noted that both entries will need to have the landscaping kept low in order to ensure that no visibility obstructions occur due to the curve in the road. The parking lot is required to comply with all applicable size, design, and development standards, including the provision of bicycle racks. Additionally it should be noted that there are minimum planter widths which will have to be complied with for the trees. Staff feels that the location of the monument signs is acceptable. The specific design will need to be submitted for approval to the Design Review Board. Additionally, Staff feels that there should not be any individual signing on the building of individual tenants other than the Applicants. Identification of the individual tenants should be through the use of building directories. As previously indicated, the Applicant intends to provide public art at the entry near the drop-off area. Pursuant to Code requirements this will have to be approved through the Art in Public Places Committee. The future development area consists of over 7 acres. Since it unknown as to when this area will be developed, Staff does feel that the area should be seeded in temporary planting (i.e., wildflowers) . Due to the grading of the site it may not be necessary to seed the entire parcel. However, it will be necessary to at least chemically treat any unplanted areas. Due to recent concerns regarding childcare, Staff feels that it may be appropriate to provide some type of childcare facility on the site sometime in the future. Therefore, a condition is recommended that future phases include a childcare facility if deemed necessary by the City. PCST.065 5 At this time the Applicant has not provided any information regarding night lighting. Obviously, it will be necessary to provide it. Due to the surrounding residential uses, Staff feels that it is necessary to limit pole heights and require down shining fixtures with the light sources recessed into the fixture. By requiring lower poles this will necessitate additional light standards. However Staff feels that this will be necessary due to the residential nature of the area surrounding the site. CONCLUSION: Staff feels that the project as designed and presented will be compatible with the neighborhood. The project has been designed to minimally impact adjacent views . The project will provide adequate landscaping to soften the commercial aspect of the project and provide necessary screening. The Engineering Department has reviewed the project and feels that it is acceptable provided their recommended Conditions of Approval are imposed. RECOMMENDATION: By adoption of Resolution 92- approve Conditional Use Permit 92-003 and confirm the Environmental Determination, subject to the attached conditions . Attachments: 1. Location map 2. Environmental Study 3. Plans and exhibits 4. Traffic Study 5. Comments from various City Departments and agencies 6. Draft Planning Commission Resolution PCST.065 ss'� I `-/ N01•Rf! COI LL A[!/. j VAR/fS 1• Lot E! 1� Lot Y w /.7BAc. 3, rRA 020-042 b3s.iw' '. 84 3s' h n M. 2I27r7 fev is' a y/4 yv' Lot l ,� �' 32 d* 'f Le/ tea h 5.45Ac. �3yj tt19 ' ^ w s . a W:AZT 83/rt i D .' 4`' 4- fo Mci lti� flog 3 Lot M,v_ v 2 „ � �, � 'zrt,, '+ '• � z ' s, • a < 8 xM •I ` �e IV ti S �@ /*O Lot NN �160 Q A I♦ / �, ti � LAXE � i 306 z' 22.//Ae.- se a 8/ it 40, 82 T. ` st ,1'of v I .le � i Vw ` •n O NO �, � i 0 Sze 2P s s N. r Ilk INV 4P 2f ry 1 Lot 2B �'- �C , ac, 25 a : ; u' 80 O w r Q• b `♦ W a t � 79 Z5 v a Z Z a , su IS� .V "se 'ts� �efs•7! nps♦ c s2 f'� 70 CASE MAP CASE Na, Conditional Use Permit 92-003 OIRTH SCALE: NTS Environmental Assessment No. �lo��. 3`•� Case No.-c703 ENVIRONMENTAL CHECKLIST FORM Background . Name of Proponent MCdl�,A�. LCY,Git�vy�Sp � 1.�1�i • Address & Phone Number of Proponent tij, r*)j4avL LZK142-14 • Date Checklist Prepared r�-Cis • Agency Requiring Checklist 644m a LQ cou win, • Name of Proposal, if applicable hnedlca.�, Cep -tit. I. Environmental Impacts Explanation of "yes" & "maybe" answers are required on attached sheets.) YES MAYBE NO . Earth. Will the proposal result in: a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or 'IV over covering of the soil? c. Change in topography or ground surface V relief features? d. The destruction, covering or modification V of any unique geologic or physical features. e. Any increase in wind or water erosion of �r soils, either on or off the site? f. Changes in deposition or erosion of beach sands or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure or similar hazards? FORM.009/CS -1- YES MAYBE NO 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? b. The creation of objectionable odors? c. Alteration of air movement, moisture, or temperature or any change in climate, either locally or regionally? 3. Water. Will the proposal result in: a. Changes in currents or the course of direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? c. Alterations to the course or flow of flood waters? d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality including but not limited to temperature, dissolved oxygen or turbidity? ` V f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, either through direct additions or with - drawls, or through interception of an aquifers by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water supplies? \- i. Exposure of people or property to water related hazards such as flooding or tidal waves? YES MAYBE NO 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or �r number of any species of plants (including trees, shrubs, grass, crops, & aquatic plants)? b. Reduction of the numbers of any unique, rare or endangered species of plants? \ c. Introduction of new species of plantsy into an area, or in a barrier to the normal replenishment of existing species? d. Reduction in acreage of agricultural crops? 5. Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish & shellfish, benthic organisms or insects)? b. Reduction of the numbers of any unique, rare or endangered species of animals? c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife �► habitat? 6. Noise. Will the proposal result in: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? 7. Light and Glare. Will the proposal produce IN new light or glare? 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? 9. Natural Resources. Will the proposal result in: \ a. Increase in the rate of use of anyy natural resources? cr\0" nno lr a -3- 10. Risk of Upset. Will the proposal involve: a. A risk of an explosion or the release of hazardous substances (including but not limited to oil, pesticides, chemical or radiation) in the event of an accident or upset conditions? YES MAYBE NO e► 11. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities or demand for new parking? c. Substantial impact upon existing transportation systems? \ d. Alterations to present patterns ofy circulation or movement of people and/or goods? `_ e. Alterations to waterborne, rail or air Y traffic? f. Increase in traffic hazards to motor 14 vehicles, bicyclists or pedestrians? 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities & roads? f. Other governmental services? V 15. Energy. Will the proposal result in: a. Use of substantial amount of fuel or energy? b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Communications systems? c. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health). 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 20. Cultural Resources a. Will the proposal result in the alter- ation of or the destruction of a pre- historic or historic archaeological site? YES MAYBE NO V V b. Will the proposal result in adverse _ physical or aesthetic effects to a prehistoric or historic building, structure or object? LI ff 4 FnRM.009/CS -5- YES c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? d. Will the proposal restrict existing religious or sacred uses within the potential impact area? 21. Mandatory Findings of Significance. a. Does the project have the potential _ to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one in which occurs in a relatively brief definitive period of time while long-term impacts will endure well in the future). c. Does the project have impacts which are _ individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant). d. Does the project have environmental _ effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. Discussion of Environmental Evaluation (Narrative description of environmental impacts.) MAYBE NO ki rn".m nnn 1r•e -(,- IV. Determination (To be completed by the Lead Agency). On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet \ have been added to the project. V A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed projeci MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 6-1 - cla 42�ef� r Date Signature of Preparer FORM.009/CS -7- ENVIRONMENTAL ASSESSMENT 92-235 CONDITIONAL USE PERMIT 92-003 EISENHOWER MEDICAL CENTER & LA QUINTA MEDICAL DEVELOPMENT, INC. III. DISCUSSION OF ENVIRONMENTAL EVALUATION REGIONAL LOCATION: The project is located in the City of La Quinta in the eastern portion of the Coachella Valley. La Quinta is one of nine incorporated cities that form a strip of urban development beginning with Palm Springs and continuing southeast approximately 35 miles to the city of Coachella. PROJECT LOCATION: The project is located on the east side of Washington Street approximately one mile south of Highway 111. The site is a +12 acre CPS zoned parcel which was created as a part of Tract 24230. Property surrounding the site to the east, south and west are zoned Residential with land to the north zoned Commercial. The properties to the north, east and west are presently vacant with a golf course surrounded by vacant land to the south. PROJECT DESCRIPTION: The project under consideration at this time consists of a three story medical office building containing 74,500 square feet of floor space. The development will take up approximately 4.4 acres of the +12 acre site. It is anticipated that additional medical related development will occur on the balance of the property sometime in the future. Exact nature of this development will depend upon market demand at the time of development. Additional Environmental Review will occur as development is proposed. EXPLANATION OF ANSWERS FOR ENVIRONMENTAL CHECKLIST FORM EARTH 1. b. & c. - Since the site is presently vacant, it can be expected that overcovering of the soil and change in surface relief features will occur. Additionally there may be additional water erosion on the site. DOCSS.001 1 Mitigation Measures for 1. a. & b. The required Engineering Ecological and sales reports will be submitted along with the grading plans. Report recommendations will be incorporated into the grading plan. The applicant will be required to either landscape or chemically treat the site to minimize water and wind erosion. Additionally, the site will be required to drain into approved drainage facilities. AIR 2. a. - There could be some deteriation of ambion air quality or air emissions due to the project and subsequent traffic. Mitigation Measures for 2. a. The project will have to comply with any Air Quality Management Control District regulations which are in effect or come into effect in the future. WATER 3. b. - Due to the construction of building and paving of parking and pedestrian areas, it can be expected that there will be a change in water absorption rates, drainage patterns and surface runoff on the site. Mitigation Measures for 3.b. Drainage disposal facilities will be provided as required by the City Engineer. The applicant shall be required to comply with all provisions of the City Master Plan of Drainage. PLANT LIFE Due to the grading of the site, there will be no impact on vegetation. Presently the site only contains some planting that was utilized for dust control and small native shrubs. ANIMAL LIFE Although the property is within the habitat area of the Coachella Valley Fringed Toad Lizard, which has been designated as an endangered species by the Federal Government, there will be no impact upon the lizard. The applicant has already paid a Fringe Toad Lizard Mitigation Fee at the time of grading on the site. No other animals are expected to be on the site. NOISE DOCSS.001 2 6. a. - During construction it can be expected that there will be an increase in existing noise levels on and around the site. There may be an additional increase in noise due to operation of the center and utilization of vehicles. Mitiqation Measures for 6. a. a. The applicant shall be required to apply with pertinent restrictions regarding construction hours which will minimize impact on adjacent areas. b. Applicant shall submit a noise study as required by the General Plan to ensure minimal noise impacts. LIGHT & GLARE 7. There will be parking lot signage, landscaping, building and security lighting utilized during the project. Mitigation Measures for 7 a. Applicant is required to comply with the Dark Sky Lighting Ordinance. b. The applicant shall be required to submit an exterior lighting plan which will provide for shielded light with minimum glare or spill over and lower pole heights. LAND USE The present zoning and land use designation of the site allows the proposed project. Therefore there will be no impact on land use. NATURAL RESOURCES The project is not expected to have substantial impacts on any natural resources. RISK OF UPSET 10. a. - Due to the medical nature of the proposed operation, there could be a risk in the areas of chemical or radiation hazards. Mitiqation Measures for 10. a. Operations of this nature are regulated by both the State and local agencies. This regulation will minimize any substantial risk. DOCSS.001 3 POPULATION It is not expected that the proposal will alter the location distribution density or growth rate of the population in the area. HOUSING 12. The proposal will create new jobs as well as transfer a number of jobs from the existing Eisenhower Medical Office in Plaza La Quinta. This may create additional demand for housing in the area. Mitigation Measures for 12 No mitigation measures are deemed necessary since adequate housing in various price ranges exist within the city and surrounding areas. TRAFFIC/CIRCULATION 13. a, b, c, f - The project may create substantial additional vehicular traffic depending on the types of medical facilities located within the building. This will create additional demand for parking facilities on the site and could impact the existing transportation system surrounding the site. Due to new traffic created by the project there may be additional traffic hazards created for vehicles, bicycles or pedestrians. Mitigation Measures for 13 a, b, c & f - Presently surrounding the site all street improvements have been installed. These street improvements have taken into account any new traffic created by development of this property. The applicant is required to comply with applicable parking requirements. Applicant is providing parking in order to meet code requirements. Additionally there is extra land available for expansion of parking facilities. Due to the fact that the street improvements have been installed, including sidewalks and bikeways, it can be expected that any increase in traffic hazards will be minimal. Additionally, as traffic warrants demand, a signal will be installed at 48th Avenue and Washington Street. DOCSS.001 4 PUBLIC SERVICES 14. a. b. e. & f. - The project may have an effect on fire protection, police protection, maintenance of public facilities and other governmental services. Mitigation Measures for 14 a. b. e. & f a. The Fire Marshall has indicated conditions of approval necessary to comply with the requirements of the Fire Department. Other impacts on public facilities or governmental services should be minimum. b. The applicant will be required to pay infrastructure fees at the time of issuance of a building permit. These infrastructure fees are applied to public improvements and repairs. ENERGY The proposal is not expected to create any substantial impacts upon energy systems. The effected public utilities have indicated that they can provide service as needed. TTTTTJrrTF.q The project is not expected to have any substantial impact upon the provision of utilities. As indicated in the paragraph above, the effective utility companies have indicated that they can serve the project. HUMAN HEALTH It is not expected that the project will have a substantial detrimental impact upon human health. On the contrary due to the nature of the intended uses, the project should improve human health conditions. AESTHETICS The project is not expected to have a substantial detrimental impact on the aesthetics of the area. The project is designed in a manner which minimizes visual impacts and is attractive and compatible with surrounding development. RECREATION The project is not expected to have a substantial detrimental impact on recreational facilities or opportunities in the area. DOCSS.001 5 CULTURAL RESOURCES The project is not expected to have any impact on cultural resources. Prior to the improvement of the site, archeological impacts were assessed and necessary mitigation measures complied with. MANDATORY FINDINGS OF SIGNIFICANCE Staff feels that the project will not have a significant negative impact on the environment. As previously indicated future development will require additional environmental review to determine impacts of that development. DOCSS.001 6 � � .�L s 0 d 0 i x 3nN3AV H19b 1 r ' I � '— —' VSS3f10HVW tl1A I I \ « cr W z z C) J U W Q Z Q O Q Q W O 2 Z U) w 0 0 zy (D 0 ri r-I KA m b-I Ep ter' 4� -T T pftq (D E3 r, C, Li-j ILA Irrl --77 j FA 0--- e- 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 Builder Services Manager, P.O. Bcoc 3003, Redlands, CA 92373-0306, phone 1-800-624-2497. Sincerely, Kevin B. Flum Technical Supervisor KBF:blh Oc: Fhviron Affairs -NI2O9B ik RIVERSIDE COUNTY UNT Y 11�1L` 1\ 1 RE DEPARTMENT or .— RSIr�.0 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 GLEN J. NEWMAN FIRE CHIEF To: City of La Quinta Planning Division Attn: Stan Sawa Re: Conditional Use Permit 92-003 April 20, 1992 �gsc-,rar.tr�z.--s.. mx: _i xrtvE+ac�T" n APR 2 1 199Z CITY 0E LA GuINTA PLANNING DEPARTMENT With respect to the conditions of approval regarding the above referenced CUP, the Fire Department recommends the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or recognized fire protection standards: 1. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 our duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. A combination of on -site and off -site super fire hydrants (6" x 4" x 2 1/2" x 2 1/2") will be located not less than 25' or more than 165' 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. 3. Prior to issuance of building permit applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and, the system shall meet fire flow requirements. Plans shall be signed/approved by a registered civil engineer and local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 4. 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 buildings. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at the job site for all inspections. A statement that the buildings(s) will be automatically fire sprinklered must be included on the title page of the building plans. PLANNING DIVISION 0 M10 OFFICE Q TeAECUTA OFFICE 79.733 Country Club Drive, Suite F, h4% CA 92201 41002 County Centa !rive, Su&e 225, Terowul., CA 92390 (619) 3424M a FAX (619) 775.2072 13 RIVERSIDE OFFICE (714) 694.5070 • FAX (714) 694-5076 3760 12th Sueu, Rivaslde, CA 92501 (714) 2754777 • FAX (714) 369.7451 � printed on recycled pope Tos City of La auinta Re: CUP 92-003 April 20, 199c Page 2 5. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 6. Install panic hardware & exit signs as per Chapter 33 of the Uniform Building Code. 7. Certain designated areas will be required to be maintained as fire lanes. 8. Provide valve supervision and 24 hour monitoring of the water flow alarm at the automatic fire sprinkler system. Provide a manual and automatic fire alarm system per NFPA 72. 9. Approved building numbers on 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. 10. 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 a classification of occupancy type. This information and a copy of the letter of intent should be submitted Ao the Fire Department so that proper requirements may be specified during the review process. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning 6 Engineering Staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By Tom Hutchison Fire .Safety Specialist imp �jAT&q ESTABLISHED IN 1918 AS A PUBLIC AGENCY �ISTR1G COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1o58 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 398,2651 DIRECTORS O;FICERS TELLISCODEKAS PRESIDENT THOMAS E LEVY. GENERAL MANAGER CHIEF E'sGINEER RAYMONO R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SE'_PETARY JOHN W McFADDEN OWEN MCCOOK ASSISTANT GENERAL MANAGER DOROTHYM DELAY April 20, 1992 REDWINEAND SHERRILL.AT'ORNEYS THEODORE J FISH File: 0163.1 Planning Commission City of La Quintai'. ; Post Office Box 1504 `' ��� APR 2 a t��1 4 La Quinta, California 92253 Gentlmen: i Subject: Conditional Use Permit 92-003, Portion of the Southeast Quarter of Section 30, Township 5 South, Range 7 East, San Bernardino Meridian This area lies on the sandy area in the northern portion of La Quinta and is 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. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager -Chief Engineer RF:lg/e4 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 ' CHAMBER OF COMMERCE GEM OF THE DESERT April 23, 1992 TO: Stan Sava; Principal Planner City of La Auinta Planning & Development Division FROM: Al Newkirk, President La Auinta Chamber of Commerce, Planning & Review Subcommittee RE: Conditional Use Permit 92-003/Eisenhower Medical Center request to develop a three story medical office/outpatient clinic on 5 acres in a CPS zoned area. Project location is proposed for northeast corner of Washington Street & 48th Avenue. The La Auinta Chamber of Commerce Planning & Review Committee (subcommittee of the Commercial Development Task Force) met April 20, 1992 to evaluate proposed project. Consensus of the committee, based on the plans & renderings submitted for review; the project would be a beneficial commercial development for the city of La Auinta. There was concern expressed with regard to the possibility of additional traffic being generated by this project. However, the consensus of the committee was that the project is in alignment with current commercial zoning of the property and any commercial project would generate additional traffic. Respectfully submitted, Al Newkirk, President La Auinta Chamber of Commerce AN/kc APR 21 1992 I CITY Oi LA QUIWTA PIAImit-IG DEPARTMENT POST OFFICE BOX 255 0 51-351 AVENIDA BERMUDAS 0 LA QUINTA, CALIFORNIA 92253 • (619) 564-3199 FAX (619) 564-311 SunLine Transit MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Stan Sawa Principal Planner City of La Quinta P. O. Box 1504 La Quinta, CA 92253 RE: CUP 92-003/Eisenhower Medical Dear Stan: APR 2 1 19 ..wre+m• F ..rsv+P 'c.Pb April 17, 1992 Thank you for allowing SunLine Transit Agency to review the plans for the Eisenhower Medical Clinic to be located on the northeast corner of Washington and 48th Ave. As you know, SunLine Transit Agency currently operates Line 4 on Washington Street. This route currently operates on 60 minute headways during the base period of the day, and 30 minute headways during the peak hours. We anti- cipate this route to continue to develop, and projects such as this will add to the growth of that line. Therefore, we ask the city's assistance in requesting the developer to include, as part of his project, a bus stop to be located on Washington Street, farside or north of Avenue 48. This stop should include a bus turnout and a passenger waiting shelter. Please let me know if I can answer any questions regarding these comments. Yours very truly, SUVLINE TRANSIT AGENCY Debra Astin Director of Planning DA/n cc: File 32-505 Harry Oliver Trail -Thousand Palms, CA 92276 • (619) 343-3456 • FAX (619) 343-3845 A Public Agency Note: (+) 7e-t®5 CALLE ESTADO — LA OUINTA. CAUFORN►A 92253 - (619) 564-2241 FAX (619) 564-6611 FROM: PLANNING 6 DEVELOPMENT DIVISION DATE: 4/City Manager �+�e !lic works/Engineering ene P1 ner(s) - ire Marshal _rincipal + �er Cable Vision ssociate 6 Safety + unline Transit Planner(s) _,/building _Chamber of Commerce Caltrans (District II) _Assistant Agricultural Commission Planner _L Imperial Irrigation City of Indian wells vFlanning —'Director +_y�3'outhern California Gas City of Indio +�esert Sands School Dist. +7 L. S Postal Service . Coachella Valley School Dist. Riverside County: CV Archaeological Society Planning Department Property + environmental Health Owner's Association +Sheriff's Department Received reductionsw/o Large Plans E NOW: Conditional Use Permit 92-003/Eisenhower Medical IPTION: Request to develop a three story medical office/outpatien � ApR 2 0 199"t 1A I T yr � -- PLANNING DEWTt ENT clinic on 5 acres in a CPS Zoned area. ortheA t corner of Washington Street and 48th Avenue. The City of La Quint& Development Review Committee is conducting an initi2 environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and/or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response by Z and return th a� ms.Lplans if not needed for Your file . Yod -are invited to attend ti DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for Date: Aaoi i a Z Time:_ 10. ®0 Contact Person: _ Title: Comments made by: Title: �• �"! Dates y / V 9 2- Phone: Agency/Division GU �r J?F & 7W A4 AL �,c ee C� cL t Af6 c c 0 A4 e.019?OW5 u1 ! LC 3. ��95 �.� fl � `Jfz� t3✓c � � � � � ��'� . � T is PC �> �r� Mr. Stan Sawa i t hP MF-d I r•a I rnMT) I r-Y. WI SkVPs t o haVP rah I P t v We Wl r1PPr; a trench as wPl ar, a ol'ity man to hr- ahiP to er.tPn(l n111 PY,1 st i nQ 11l an', to arrrmT )(1:it P Your rePPc l , WP m? 7 navP 1 rc a0(1 a pnwPr Snursp t.n nur rAr)I P p I rant ceDpn(XI.nq or wnat is nPP.dpl, t n -)rnvl dP sPrvl rF t n vnllr onmr) I PX . Thank yntl`�� Al anJ . Rur.hanan APR 17 1992 PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A MEDICAL OFFICE BUILDING. CONDITIONAL USE PERMIT 92-00 WHEREAS, the Planning Commission of the City of La Quinta, California did on the 9th day of June, 1992, hold a duly noticed Public Hearing to consider the request of the EISENHOWER MEDICAL CENTER and the LA QUINTA MEDICAL DEVELOPMENT, INC. for approval of a Conditional Use Permit to allow construction of a three story medical office building in the C-P-S Zone located at the northeast corner of 48th Avenue and Washington Street, more particularly described as: A PORTION OF THE SOUTH HALF OF SECTION 30, T5S, R7E, S.B.B.M. WHEREAS, said Conditional Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" ( County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5) , in that the Planning Director has determined that after an initial study, the project will not have an significant adverse effect on the environment and that a Negative Declaration should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Conditional Use Permit: 1. The proposed use will not be detrimental to the health, safety, or general welfare of the community." 2. The Conditional Use Permit, as conditioned, is consistent with the approval and conditions of Tract 24230, of which this site is a part of. 3. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements and intent of the C-P-S zone and Washington Street Specific Plan. 4. That the environmental impacts associated with the development of this project can be mitigated through the approval conditions imposed upon it. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. RESOPC.078 2. That it does hereby approve Conditional Use Permit 92-003 for the reasons set forth in this Resolution and subject to the attached conditions, labeled Exhibit "At'. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 9th day of June 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.078 2 CONDITIONS OF APPROVAL - RECOMMENDED EXHIBIT "A" CONDITIONAL USE PERMIT 92-003 EISENHOWER MEDICAL CENTER JUNE 9, 1992 PLANNING & DEVELOPMENT DEPARTMENT 1. The development shall comply with the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts. 2. The approved conditional use permit shall be used within one year of the approval date; otherwise, it shall become null and void and no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading, which is begun within the one-year period and is therefore diligently pursued to completion. Extensions of time may be requested prior to expiration pursuant to Municipal Code requirements. The expiration date shall be June 9, 1993. 3. Outside lighting shall be shielded and directed so as not to shine directly upon surrounding adjoining property or public rights -of -way. Lighting plans including light pole heights (10-15 feet) and light types shall be reviewed and approved by the Planning Director prior to issuance of a building permit. Lighting shall comply with the Outdoor Lighting Control Ordinance. 4. Plan for adequate trash provisions for each phase as constructed shall be approved by the Planning and Development Department prior to issuance of building permits. Plan to be reviewed for acceptability by applicable trash company prior to City review. 5. Comprehensive sign program for center (business identification, directional and monument signs, etc.) shall be approved by the Design Review Board prior to issuance of a building permit. Included in the program shall be applications for any adjustments if necessary. 6. 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 Caltrans o City of La Quinta Public Works Department o Planning and Development Department, & Building & Safety Department 0 Coachella Valley Water District o Desert Sands Unified School District O Imperial Irrigation District 0 Riverside County Health Department 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. CONAPRVL.058 1 Conditions of Approval Conditional Use Permit 92-003-Eisenhower Medical Center June 9, 1992 7. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of a building permit. 8. Prior to issuance of any building permits, the Applicant shall submit to the Planning and Development Department for review and approval by the Design Review Board, a preliminary plan (or plans) showing the following: a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system for all landscape areas. Desert or native plant species, drought resistant planting materials, and drip emitter irrigators shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. Preparation of the detailed landscape and irrigation plans shall be in substantial conformance with the approved conceptual landscape plan on file with the Planning and Development Department. The final plans submitted shall include the acceptance stamps/signatures from the Riverside County Agricultural Commissioner's Office and Coachella Valley Water District (CVWD) . 9. Screening of parking lot surface and cars shall be provided from all adjacent streets through the use of a combination of berming, landscaping and short (3.5 feet) decorative walls. 10. Handicap access, facilities and parking shall be provided per Federal, State and local requirements. 11. 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 erosion and dust control. The land owner shall institute blowsand and dust control measures during 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 crops or vegetation upon graded but undeveloped portions of the site; and 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 during construction to prevent the emission of dust and blowsand . CONAPRVL.058 2 Conditions of Approval Conditional Use Permit 92-003-Eisenhower Medical Center June 9, 1992 12. Future development area shall be planted with perennial wildflowers and irrigation as needed within a minimum of 100 feet of perimeter streets. 13. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 14. 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 submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed and existing surrounding residential uses and provide mitigation of noise as required in the General Plan. The study shall recommend alternative mitigation measures for incorporation into the project design. Study shall consider use of building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping, and walls, etc.) and other techniques. 15. Prior to the issuance of a grading permit or building permit, whichever comes first, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of CUP 92-003 and EA 92-235 which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 92-235 and CUP 92-003 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 92-235 and CUP 92-003. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 16. The drop-off area shall be provided with directional stripping as needed in order to insure that no traffic hazards are created. Drop-offs shall only be provided in a one way direction. 17. Adjacent to vehicular entries along Caleo Bay, landscaping shall be designed in a manner so that no visual obstructions are created which may hinder visibility. 18. All parking lot development standards, including minimum planter width for trees and bicycle parking, shall be complied with. 19. The Applicant or property owner shall make and provide provisions for a childcare facility in the future development area, if deemed necessary by the City at the time of application for new development. CONAPRVL.058 Conditions of Approval Conditional Use Permit 92-003-Eisenhower Medical Center June 9, 1992 ENGINEERING DEPARTMENT: 20. Applicant shall vacate vehicle access rights to Washington Street. Access to the project shall be restricted to Via Florence Drive and the proposed driveway accessing Caleo Bay. The driveway access location into the project shall be approximately 340 feet north of 48th Avenue & Caleo Bay intersection, (as shown on the revised plot plan dated 6/1/92). 21. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for Via Florence Drive as required by these Conditions of Approval with the alignment subject to City Engineer's 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 the City General Plan. Street design shall take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for streets shall be 3" AC over 4" Class 2 Base. 22. 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, but is not limited to relocation of drainage structures, curb & gutter tie-in, and traffic striping. Ample sight distance meeting Caltrans design standards shall be maintained at all times. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS, Via Florence Drive - full width Local Street, 32 feet wide, refer to Std Dwg #106; 23. Stripe Caleo Bay to provide a left turn bay at 48th Avenue. Striping subject to Caltrans standards, and approval of the City Engineer. 24. A geological and soils engineering update report shall be 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. CONAPRVL.058 - 4 Conditions of Approval Conditional Use Permit 92-003-Eisenhower Medical Center June 9, 1992 25. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. 26. Pad elevation (s) shall be approved by the City to satisfy the City's intent to promote and ensure community acceptance and satisfaction with the proposed project. 27. The project shall be graded in a manner that permits storm flow to drain into Lake La Quinta through a designated outlet. 28. Storm water run-off produced in 24 hours by a 100-year storm shall be discharged to Lake La Quinta per the approved Hydrology & Hydraulics report. 29. The parking lot paving plan shall include all elevations and grades necessary for construction as well as parking lot striping and signage . Handicap parking stall size and quantity shall comply with the Americans with Disabilities Act Accessibility Guidelines. 30. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback areas. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. Nuisance water shall not be allowed to flow into the street. 31. 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. 32. Applicant shall maintain the existing landscaped setback areas and right-of- way between the curb and property line, unless otherwise provided by a property owner's association. 33. All existing and proposed electric power lines with 2,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities unless provided by others. 34. 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. 35. 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. CONAPRVL.058 5 Conditions of Approval Conditional Use Permit 92-003-Eisenhower Medical Center June 9, 1992 36. 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 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 says "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 tlae 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 elevation (s) . The document shall state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. 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. FIRE MARSHAL 37. Provide or show there exists a water system capable of delivering 3500 gpm for a three hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 38. A combination of on -site and off -site super fire hydrants (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 travellways. The required fire flow shall be available from any adjacent hydrants) in the system. 39. Prior to issuance of a building permit the Applicant/Developer shall furnish on blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. CONAPRVL.058 6 Conditions of Approval Conditional Use Permit 92-003-Eisenhower Medical Center June 9, 1992 40. Install a complete fire sprinkler system per NFPA 13. The pose indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the buildings. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card must be at the job site for all inspections. A statement that the building(s ) will be automatically fire sprinklered must be included on the title page of the building plans. 41. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 42. Install panic hardware and exit signs as per Chapter 33 of the Uniform Building Code. 43. Certain designated areas will be required to be maintained as fire lanes. 44. Provide valve supervision and 24 hour monitoring of the water flow alarm at the automatic fire sprinkler system. Provide a manual and automatic fire alarm system per NFPA 72. 45. Approved building numbers on address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contract with their background. 46. 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. Contract should be made with the Office of the State Fire Marshal (918) 960-6441, for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so'that proper requirements may be specified during the review process. 47. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. UTILITIES 48. All conditions of the Coachella Valley Water District in their letter dated April 20, 1992, shall be met. CONAPRVL.058 PH 2 STAFF REPORT PLANNING COMMIISSION MEETING DATE: JUNE 9, 1992 CASE: ZONING ORDINANCE TEXT AMENDMENT 92-025 APPLICANT: CITY OF LA QUINTA LOCATION: CITY-WIDE REQUEST: AN AMENDMENT TO THE MUNICIPAL CODE REGARDING FENCING STANDARDS IN AN R-1 ZONE DISTRICT AND CONFIRMATION OF THE ENVIRONMENTAL DETERMINATION. ENVIRONMENTAL ANALYSIS: THE LA QUINTA PLANNING AND DEVELOPMENT DEPARTMENT HAS PREPARED AN ENVIRONMENTAL ASSESSMENT FOR THE AMENDMENT AND DETERMINED THAT NO SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT WILL RESULT. THEREFORE, A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED. BACKGROUND: The proposed zoning ordinance text amendment has been before the Planning Commission at a prior study session (see the attached memo) . The primary reason that this item is before the Planning Commission is to develop standards for fencing in the R-1 Zoned areas. Presently, the standards for fencing are located in Chapter 9.204. However, this part of the Zoning Code does not adequately provide standards for front yard fencing nor type of material to be used. In summary, it is appropriate that the Planning Commission adopt the attached resolution thereby establishing standards and materials which can be used for R-1 developments. The standards proposed are similar to the SR ( Special Residential) Code provisions. RECOMMENDATION: Move to adopt Planning Commission Resolution 92- recommending to the City Council approval of Zoning Ordinance Amendment 92-025. Attachments: 1. Memo to City Council dated April 14, 1992 2. Negative Declaration 3. Draft Planning Commission Resolution 92 PCST.057 1 PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, RECOMMENDING TO THE CITY COUNCIL AN AMENDMENT TO THE MUNICIPAL CODE REGARDING FENCING STANDARDS FOR R-1 ZONED AREAS (CHAPTER 9.32) AND CONFIRMATION OF THE ENVIRONMENTAL DETERMINATION ZONING ORDINANCE AMENDMENT 92-025 WHEREAS, the Planning Commission of the City of La Quinta did on the 9th day of June, 1992, hold a duly noticed Public Hearing recommending to the City Council amendments to the La Quinta Municipal Code regarding; and, WHEREAS, this Text Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (Resolution 82-63, adopted by City of La Quinta), in that the Planning Director has conducted an updated initial study and has determined that the proposed Text Amendment will not have a significant adverse effect on the environment and that a Negative Declaration is hereby adopted for this application; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify recommendation for approval of said Text Amendment: 1. The Text Amendments to the Municipal Code are consistent with the La Quinta General Plan. 2. Approval of the Amendments will not result in any significant adverse environmental impacts. 3. The Amendments will provide for improved appearance to single-family residential development which will in turn improve the neighborhood. 4. The Amendments will provide development standards for R-1 properties. 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 92- 236, indicating that the proposed Text Amendment will not result in any significant environmental impacts and that a Negative Declaration should be adopted; 3. That it does hereby recommend to the City Council approval of the above described Zoning Ordinance Text Amendment request for the reasons set forth in this Resolution, and as illustrated in Exhibit "A", attached hereto. RESOPC.074 1 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, helot on this 9th day of June, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.074 4 MEMORANDUM TO: HONORABLE CHAIRWOMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: APRIL 14, 1992 SUBJECT: FRONT YARD FENCING IN THE R-1 ZONED AREAS BACKGROUND: The present R-1 Zone District provisions do not address front setbacks and heights for walls or fences. Fencing is addressed in Chapter 9.204 of the Municipal Zoning Code (see attached Code provisions) . In this section, staff would interpret the Code to allow a six foot high wall anywhere within the front yard area of the lot (from property line to the home) . In the R-1 Code, the front yard is the front 20 feet of the lot. There has been some outside interest to re-examine this issue since the Code is unspecified at this time. The issue of walls/fencing and heights of walls was examined by the City in 1990, when the City initiated a change to the SR (Special Residential) Code. The Cove properties were affected by this action. The present SR Code addresses front yard walls and fences (masonry only) as follows: "Height/Location: Fencing in the front and street side yards shall be limited as follows: Setback Fence Height 0' - 10, 4' maximum 10.1' or more 5' maximum (Note: height of swimming pool fencing in front yards is controlled by State Code and is exempt from the above regulations. Corner setback regulations, per Chapter 9.204 must be complied with. Perimeter fencing around tracts may be 6-feet in height and constructed on property line.)" MEMOGT.017 ANALYSIS: The SR Code Standards are typical for some cities and counties of California. A four foot high wall is high enough to keep small pets and young children in the yard without constant supervision, but low enough for crime prevention needs. A five foot high privacy fence could be located +10 feet from the front property line if the owner desired additional privacy beyond the four foot height. Another issue that the Planning Commission might want to consider is the type of material to be used for a front yard fence or wall. Staff recommends allowing materials like masonry, wrought iron, stucco, but discourage wood or chain link fencing. The latter two items areparticularlynot as attractive if wood.s ornamental fencing, and usually involves more m PROPOSED OP_ Alternative #1: Leave the existing Zoning Code alone. Alternative #2: Examine a change in the present R-1 Zoning Code using similar standards to the SR District Standards. Alternative #3: Examine a change in the present Zoning Code using similar standards to the SR District Standards for non -gated communities but allow flexibility for private communities. In a gated community, a Homeowner's Association usually governs the aesthetics issues of its residence. There might be some merit to allow private communities more flexibility in determining wall heights in their projects since the facilities are usually gated and have their own on -site security. For example, depending on the design of the home, a five foot high wall on the front yard property line may make more sense for privacy needs. RECOMMENDATION: Staff would recommend that the Planning Commission direr: Staff to evaluate the merits of changing the existing R-1 Code Standards for front yard fencing if the Planning Commission believes the existing code is adequate. Attachments: Chapter 9.204 (Walls, Fences & Landscaping) Chapter 9.32 (R-1 Zone) MEMOGT.017 9.200.030 relating to such recreati al vehicle use. (Ord. 30 S1 (pa t), 1983: Ord. 5 §1(pa ), 1982: county Ordinance 348 S18. (a)) 9. .030 Permit pr,ocedure. A. Application. Prior to moving he vehicle onto the site, the owner of the prop- erty or the ehicle shall obtain a "t orary use license" from the city epartment of community d elopment. The ap- plication shal include the following inf ation. 1. Add ss of dwelling where vehi e will park. 2. Name d address of vehicle owne user. 3. Number f persons habitating vehic 4. Authoriz ion of resident and/or pro -ty owner permitting the temporar use. 5. Description ake, model, year and color, nd license number of vehicle. 6. Location on the of where vehicle will park. B. Permit. After review f the application by the appr riate city staff, a perm! ay be granted for a period not to xceed fourteen consecutiv days. False, fraudulent or misle ing information on the ap ication is grounds for denial. T permit shall be display in open view cn the vehicle. C. Fees. A nonrefundable fee of t dollars is required at the a of application. D. Revocatio of Permit. A permit ca be revoked if it is determined by e city that the use as nducted is creating a nuisance or n violation of the muni pal codes. The vehicle shall be rem ved from the premises w !yin twen- ty-four hours of issuance f the notice of revocat_ r.. E. Enforcement. The hicle shall cease being •sed for temporary habitation and removed from the prope upon expiration or revocation o the permit, other-d se i shall be in violation of this ti e. Every day that a vio lation continues to exist, shall b deemed a separate vio- lation subject to criminal prosecution or other apprc:riate legal action. (Ord. 30 §!(part), 1983: Ord. 5 §!(part), 1982: county Ordinance 348 S18.41(b)) Chapter 9.204 WALLS, FENCES AND LANDSCAPING Sections: 9.204.010 Generally. 9.204.020 Height standards. 9.204.030 Protection of intersection visibility. 9.204.040 Method of height measurement. 9.204.050 Reconstruction. 9.204.060 Measurement of retaining walls. 186-152 (La Quinta 6/87) .204.010--9.204.040 9.204.010 Generally. No person shall erect a fence or wall or visual obstruction, or permit the growth of a hedge or landscaping, on a residentially zoned lot, which is in violation of any of the provisions set out in this chapter. {Ord. 32 S1(part), 1983: Ord. 5 S1(part), 1982: county Ordinance 348 S18.40(part)) 9.204.020 Height standards. Except as provided in Section 9.204.030, walls or fences not exceeding six feet in height shall be permitted in all side, rear and front yards and along all property lines, excepting the corner cutback areas. (Ord. 32 51(part), 1983: Ord. 5 51(part), 1982: county Ordinance 348 §18.40(a)) 9.204.030 Protection of intersection visibility. The following regulations shall apply regarding corner lots at the intersections of streets. A. There shall be no visual obstructions as herein defined within the corner cutback area. The corner cutback area is hereby defined as the triangular area created by a forty -five -degree angle line on a horizontal plane connect- ing two points on intersection property lines as shown on Exhibit "A." B. In the corner cutback area, visual obstructions are hereby defined as any wall, fence, obstacle, mature land- scaping or anything allowed, installed, set out or main- tained which exceeds a height of three and one-half feet above the joining top of curb at the applicable corner of the street intersection, or three feet above the nearest pavement surface where there is no curb, or the existing traveled roadway where there is no curb or pavement. C. Exceptions. Visual obstructions shall not include existing or future permanent buildings, which are otherwise constructed or maintained in accordance with applicable zon- ing and building regulations; public utility poles, trees trimmed at the trunk at least eight feet above the level of the reference point as defined herein provided trees are spaced so that trunks do not create a visual barrier, and official traffic or other governmental signs. D. In residential zones, the corner cutback area shall consist of a triangular area created by the diagonal con- nection of two points measured twenty feet back from the intersection of the prolongation of the property lines abut- ting the two streets. (Ord. 32 S1(part), 1983: Ord. 5 S1(part), 1982: county Ordinance 348 S18.40(b)) 9.204.040 Method of height measurement. The height of walls, fences, hedges and landscaping, as permitted, shall be measured from finish grade as defined in Chapter 70 of the Uniform Building Code. In cases where finish grade varies from one face to the other of a wall or fence, the height shall be measured from the lowest point of finish 186-153 (La Quinta 6/87) 9.204.050--9.208.010 grade. In the event that practical difficulties and hard- ships result from the strict enforcement of these regu- lations due to grade problems of abutting street, slope of property, or other site conditions, the applicant requesting a building permit may apply for a variance as provided for in Chapter 9.168 of this title. (Ord. 41 Sl, 1983: Ord. 32 §1(part), 1983: Ord. 5 §1(part), 1982: county Ordinance 348 §18.40(c)) 9.204.050 Reconstruction. Notwithstanding any pro- visior. of Chapter 9.152 to the contrary, any fence, wall, hedge or landscaping which is destroyed or damaged to the extent of more than fifty percent of its total replacement value, may not be reconstructed, repaired, rebuilt or rees- tablished. For purposes of this section, the portion there- of, which is in a corner cutback area shall be considered separately from the rest of any fence, wall, hedge or land- scaping to which it is or was attached. (Ord. 32 §1(part), 1983: Ord. 5 §1(part), 1982: county Ordinance 348 $18.40 (d)) 9.204.060 Measurement of retaining walls. As an ex- cepticn to the provisions of Section 9.204.040, in cases of retaining walls on the boundaries of lots, where the finish grade varies from one face to the other of such wall, the height of such wall may be increased so as to provide a wall height of not more than forty-two inches above the higher point of finish grade, where necessary in order to provide "guardrail" protection as to the lot with the higher finish grade. (Ord. 42 §2, 1983: Ord. 32 §1(part), 1983: Ord. 5 §1(part), 1982: county Ordinance 348 518.40(e)) Chapter 9.208 HOME OCCUPATIONS Sections: 9.208./panliance quired. 9.208 eria d conditions. 9.2 .0ica on.9. 8.0n ees..208.0and investigation.9.208.0ity of decision of irector. 9.208.0al.9.208.0lity of decisio of commission. 9.208.0ification of li nse department. 9.208.1al review. 9 20Y 010 Compliance r ired. A home oc pation as defined n Section 9.08.470 ay be engaged in rovided that 186-154 /La Quinta 6/87) 9.32.010 B. 0 door advert' nq displays, ea outdoor vertiX display sha be at least fiv hundred f from any osuch disp (Ord. 5 S1(p t), 1982: county Ordi 348 S5.25 Chapter 9.32 R-1 ZONE (ONE -FAMILY DWELLINGS) Sections: 9.32.010 Permitted uses. 9.32.020 Development standards. 9.32.010 Permitted uses. A. The following uses shall be permitted in the R-1 zone: 1. One -family dwellings. 2. Field crops, flower and vegetable gardening, tree crops, and greenhouses used only for purposes of propa- gation and culture, including the sale thereof from the premises and one unlighted sign that does not exceed two square feet in size pertaining to sale of the products. 3. The noncommercial keeping of horses on lots not less than twenty thousand square feet in area and one hun- dred feet in width, provided they are kept not less than one hundred feet from any street and twenty feet from any prop- erty line. A maximum of two horses per twenty thousand square feet and, in any event, not more than four horses on a lot will be permitted. If a lot is one acre or more in area, poultry and rabbits may be kept for the use of the occupants of the premises only. The poultry and rabbits shall be kept in an enclosed area located not less than fif- ty feet from any residence and shall be maintained on the rear portion of the lot in conjunction with a residential use. If a lot is two acres or more in area, two sheep or goats or combination thereof may be kept in addition there- to, provided they are kept not less than one hundred feet from any street, twenty feet from any property line and fif- ty feet from any residence. 4. Public parks and public playgrounds, golf courses with standard length fairways, and country clubs. 5. Home occupations. 6. Planned residential developments, provided a land division is approved pursuant to the provisions of county Ordinance 460 and the development standards in Sec- tion 9.148.010 of this title. B. The following uses are permitted provided a plot plan has been approved pursuant to the provisions of Chapter 9.180: 186-32 (La Quinta 6/87) 9.32.020 1. Beauty shops operated from a home by its inhab- itants where no assistants are employed and the on -site sign is unlighted and does not exceed two square feet in area. 2. Temporary real estate tract offices located within a subdivision, to be used only for and during the original sale of the subdivision, but not to exceed a period of two years in any event. 3. Nurseries, horticultural. (Ord. 5 §1(part), 1982: county Ordinance 348 §6.1) 9.32.020 Development standards. The following stan- dards of development shall apply in the R-1 zone, except that planned residential developments shall comply with the development standards contained in Section 9.148.010 of this title: A. Building height shall not exceed two and one-half stories, with a maximum height of thirty-five feet. B. Lot area shall be not less than seven thousand two hundred square feet. The minimum lot area shall be de- termined by excluding that portion of a lot that is used solely for access to the portion of a lot used as a building site. C. The minimum average width of that portion of a lot to be used as a building site shall be sixty feet with a minimum average depth of one hundred feet. That portion of a lot used for access on "flag" lots shall have a minimum width of twenty feet. D. The minimum frontage of a lot shall be sixty feet, except that lots fronting on knuckles or cul-de-sacs may have a minimum frontage of thirty-five feet. E. Minimum yard requirements are as follows: 1. The front yard shall be not less than twenty feet, measured from the existing street line or from any future street line as shown on any specific plan of high- ways, whichever is nearer the proposed structure. 2. Side yards on interior and through lots shall be not less than ten percent of the width of the lot, but not less than three feet in width in any event, and need not exceed a width of five feet. Side yards on corner and re- versed corner lots shall be not less than ten feet from the existing street line or from any future street line as shown on any Specific Plan of Highways, whichever is nearer the proposed structure, upon which the main building sides, ex- cept that where the lot is less than fifty feet wide the yard need not exceed twenty percent of the width of the lot. 3. The rear yard shall not be less than ten feet. F. Automobile storage space shall be provided as re- quired by Chapter 9.160 of this title. (Ord. 5 51(part), 1982: county Ordinance 348 56.2) 186-33 (La Quinta 6/87) F, C� CM OF L QUWA `"MpF pfSV ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1. Name of Proponent: �i7Y aF ��'J 2. Address and Phone Number of Proponent: ?0 1r7o4- )-A, CaQ_�'SIAs- < ZZ S 3. Date of Checklist: S qZ - 4. Agency Requiring Checklist:S. Name of Proposal, if applicable: Z:A— II. ENVIRONMENTAL IMPACTS (Explanation of all "Yes" and "Maybe" answers is required - on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in V geologic substructures? — — b. Disruptions, displacements, compaction or overcovering of the soil? — c. Change in topography or ground surface u relief features? _ — d. The destruction, covering or modification of any unique geologic or physical features? e. Any increases in wind or water erosion of soils, 1/ either on or off the site?— f. Changes in deposition or erosion of beach, sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? — g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of !/ ambient air quality? — b. The creation of objectionable odors? c. Alteration of air move.-.ent, moisture or temperature, or any change in climate, either locally or regionally? — 3. Hater. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? — — b. Changes in absorption rates, drainage patterns, ✓ or the rate and amount of surface water runoff? _ c. Alterations to the course of flow of flood waters? — — d. Change in the amount of surface water in any water body? — e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? — — f. Alteration of the direction or rate of flow C/ of ground waters? — — g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? — Yes Maybe No h. Substantial reduction in the amount of water otherwise available for public water supplies? — i. Exposure of people or property to water related hazards such as flooding or tidal waves? _ v 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic plants)? _ ±� b. Reduction of the numbers of any unique, rare or endangered species of plants? li c. Introduction of new species of plants into an area, or result in a barrier to the normal replenishment of existing species? yG d. Reduction in acreage of any agricultural crop? — S. Animal Life. Will the proposal result in: , a. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? b. Reduction of the numbers of any unique, rare, or endangered species of animals? — ✓ c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fist: or %ildlife habitat? — v 6. !poise. Will the proposal result in: a. Increases in existing noise levels? _ b. Exposure of people to severe noise levels? — ✓ 7. Light and Glare. Will the proposal produce new light or glare? S. Land Use. Will the proposal res•.:lt in a substantial alteration of the present or planed land use of an area? — — 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use of any natural ✓ resources? b. Substantial depletion of any renewable t/ natural resource? — — 10. Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event ✓ of an accident or upset conditions? 11. Population. Will the proposal alter the location, ist� ri�ution, density, or growth rate of the ✓ human population of an area? — — 12. Housfn . Will the proposal affect existing housing, or create a demand for additional housing? — y 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional !✓ vehicular movement? — — b. Effects on existing parking facilities, or demand for new parking? — �� 14 . is. 16 17. Yes Maybe No c. Substantial impact upon existing transportation systems? _ d. Alterations to present patterns of circulation or movement of people and/or goods? _ ✓ e. Alterations to waterborne, rail or air traffic? — V f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? _ b. Police protection? _ ai c. Schools? �— d. Parks or other recreational facilities? v e. Maintenance of public facilities, including roads? ✓ f. Other governmental services? _ ti Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Communications systems? c. Eater? ci d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? _ Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? _ +! b. Exposure of people to potential health hazards? _ Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? _ t/ Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tional opportunities? — ✓ Archeological/Historical. Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? _ Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (5) Yes Maybe No b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, en- vironmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) — V c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is �.- significant.) — — d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. DISCUSSION OF ENVIRONMENTAL EVALUATION IV. DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation; _✓ I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. — I find that alt!ough the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the prcposed project MAY have a significant effect on the environment, and an ENX IROtiMENTAL IMPACT REPORT is required. Date: — 2 EXHIBIT "A" ZONING ORDINANCE TEXT AMENDMENT 92-025 (EA 92-236) CHAPTER 9.204/WALLS, FENCES, AND LANDSCAPING: Amend 9.204.020 (Height Standards) as follows: "Except as provided in Section 9.204.030, walls or fences shall be as allowed in respective zone requirements for SR and R-1 Zones. In other residential zones a maximum 6 foot high wall or fence shall be allowed in rear side and front yard areas as approved by the Planning and Development Department, except as provided in Section 9.204.030. CHAPTER 9.32/R-1: Add to Section 9.32.020 (Development Standards) Subsection "G" to read as follows: FENCES/WALLS: 1. General Requirements: Rear and side yards shall be completely enclosed and screened by view obscuring fencing, walls, or combinations. The exception to this provision will be for private completely gated communities which are not required to have rear or sideyard fencing inside the project unless required by an adopted specific plan, approved tract map conditions or by the Applicant's CC & R's . 2. Height/Location: Fencing for rear and interior side yards shall be a minimum of 5-feet and a maximum of 6-feet in height. The fence may be located on the property line. Fencing in the front and street side yards shall be limited as follows: Setback from Street Fence Height 0' Right-of-way 9 99' ' 4 maximum 10' - 19.99' 5' maximum 20' or more 6' maximum (Note: height of swimming pool fencing in front and exterior side yards is controlled by State Code and is exempt from the above regulations. Corner setback regulations for fencing and walls, per Chapter 9.204 must be complied with. Perimeter walls around tracts may be 6-feet in height and constructed on property line.) 3. Construction Material/Standards: All fencing/walls shall conform with the following: A. Wood Fencing: Wooden fencing is permitted in the rear or interior sideyard only when not visible from the street. All wood fencing shall be constructed of #1 Cedar or Redwood, stained or painted to match or RESOPC.074 3 compliment the adjacent wall or structure. The wood may as an alternative be water treated and left in the natural color. The fence boards may be erected horizontal or vertical. Support posts shall be a minimum of 4" X 4" Redwood or pressure treated lumber, or steel/tubular steel or block placed 5-feet on center and imbedded in concrete or having a concrete footing. The posts shall be installed on the interior side of said lot with fencing material on the outside edge of posts. *Exception: Split rail Cedar or Redwood fencing is permitted within the front and street sideyards. B . Ornamental Iron Tubular Steel: Ornamental iron/tubular steel fencing may be used along the front or street side yards only. The iron/steel must be painted to compliment the adjacent wall or structure. C. Solid masonry fencing or walls (includes block, rock, brick, stucco) : masonry fencing is permitted in the front, side, rear, and street sideyards. The fencing color must compliment the adjacent wall or structure. Masonry fencing or walls are required in the front, street sideyards and in any location which is adjacent or visible to any street or alley. D. Combination: Combinations of the above material maybe used provided that the bottom one-half must be constructed of a masonry material. Combinations using wood materials may only be used for the rear and interior sideyards when not visible from the street. E. Gates: Gates shall be constructed of ornamental iron/tubular steel and/or #1 Cedar or Redwood boards stained or painted to match or compliment the adjacent wall or structure. Wooden gates shall have a metal frame. F. Fences and walls shall generally conform with the design standards and typical layouts contained within the Manual on Architectural Standards, unless modified above. G . Chain link fencing and other types of unattractive security fencing is not permitted. 4. Maintenance: A. All walls and fences shall be continuously maintained in good repair. The property owner has 30-days after receiving notice to repair a wall or fence. The Building Official may grant a time extension not to exceed 60-days. B . The area between the street paving and any fencing must be landscaped, have a suitable irrigation system and be maintained by the property owner. RESOPC.074 4 Bi 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUKE 9, 1992 APPLICATION: PLOT PLAN 92-485 APPLICANT: MR. DAN FEATHERINGILL; DODCO CONSTRUCTION REQUEST: TO CONVERT AN EXISTING SINGLE FAMILY HOME INTO A CHIROPRACTIC OFFICE AT 51-289 DESERT CLUB DRIVE ON 0.24 ACRES IN A COMMERCIAL VILLAGE "THE CORE" ZONE DISTRICT LOCATED AT THE NORTHEAST CORNER OF DESERT CLUB DRIVE AND CALLE FORTUNA. EXISTING GENERAL PLAN DESIGNATION: C-V-C (COMMERCIAL VILLAGE COMMERCIAL "THE CORE") EXISTING ZONING: COMMERCIAL VILLAGE "THE CORE" APN: 769-104-001; LOT 1, DESERT CLUB #1 ENVIRONMENTAL DETERMINATION: - A CATEGORICAL EXEMPTION (15301N) HAS BEEN PROPOSED FOR THIS CASE BECAUSE THE PROJECT INVOLVES THE CONVERSION OF AN EXISTING SINGLE FAMILY RESIDENTIAL STRUCTURE TO AN OFFICE WHICH IS ALLOWABLE PURSUANT TO CEQA STATUTES. EXISTING LAND USE: Site: Existing abandon single family home North: Vacant South: Vacant East: Existing single family home West: Vacant BACKGROUND: The subject site is located in the Downtown Village Specific Plan area which was approved by the City Council in 1988. The specific plan area involves approximately 100 acres and it generally encompasses Eisenhower Drive on the west and Desert Club Drive on the east. The Applicant has requested approval from the City to convert an vacant single family home into a new commercial business. The new improvements to the site will include demolition of the existing wood fence and carport, removal of the overgrown foliage, remodeling the interior and exterior of the building, and the installation of PCST.064 1 a new parking lot and trash enclosure. The remodeled building temporarily for a two year demolish the building to construct a new facility plan. SITE CHARACTERISTICS: Applicant has plans to use the period and then after that time (noted as "future) on the attached A vacant single family home is on the site at this time and asphalt paving exists on both streets frontages. The site lacks other necessary off -site improvements. The parcel is 100 feet in width by 106 feet in depth. Overhead utilities exist along Desert Club Drive and along the northern property line, and the site is overgrown with mature landscaping. The property has not been occupied for approximately six months. ARCHITECTURE: The existing home is approximately 30 years old and presently the windows are boarded up and the paint is cracked and worn. The applicant has requested permission to upgrade the exterior of the building with a new parapet, accent wood timber, and stucco the building to reflect a "Santa Fe" or "Pueblo" style architectural design motif. The interior of the building will also be upgraded and modified as well. The renovated building will be used as a Chiropractic office once it is completed. ON -SITE PARKING: The parking requirements for an office complex are one on -site space per 250 square feet of gross building area. Therefore, the minimum number of spaces is approximately four vehicle parking spaces. One on -site handicap space shall meet the new Americans With Disabilities Act standards. The required space is 17-feet wide (9 foot space and 8 foot loading) by 19-feet deep in size which will allow both a passenger vehicle and/or a passenger van. The proposed space is approximately 3-feet in width smaller than required. As a result, the area between the building and the parking stall will have to become part of the handicap parking space. The handicap ramp will also be affected by this action. PARKING LOT LOCATION: The new parking facility is located on the south side of the building adjacent to Calle Fortuna. This location was chosen because of the existing building to the north and this is the only permanent location for on -site parking unless the existing building is demolished. The C-V-C District provisions discuss parking lot locations, and the Codes say in order to preserve the pedestrian orientation of the Core Subzone, parking shall not be placed on -site in front of structures, nor on -site on the sides of structures facing east/west streets. On -site parking shall generally be placed off alleys and in the rear of structures where possible". As noted, the proposed facility cannot be positioned on the property except to the south of the existing building. Therefore, Staff would recommend that the four stall parking lot be screened by landscaping or a wall to an effective height of 42" above the height of the parking lot. This design measure would ensure that the parking lot would be less conspicuous and would meet the general principles of the C-V-C Zone. PCST.064 2 DESIGN REVIEW BOARD: On June 3, 1992, the Design Review Board approved the development application by DoDoco Construction to convert the existing home to a chiropractic office. The recommended Conditions of Approval are attached. CONCLUSION: The proposed plan is generally consistent with the design standards of the C-V-C Zone District and the adopted Specific Plan for the downtown area. RECOMMENDATION: That the Planning Commission approve Plot Plan 92-485 by Minute Motion, subject to the attached conditions. Attachments: 1. Large plans 2. Vicinity map/land use exhibit 3. Draft Conditions of Approval PCST.064 CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 92-485 JUNE 9, 1992 DODCO CONSTRUCTION GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 92-485, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within six months of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the completion of substantial construction remodeling which is contemplated by this approval. 3. There shall be no outdoor storage or sales displays on the property. 4. A masonry trash enclosures shall be built and shall include opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. 5. Handicap parking spaces shall be provided per Municipal Code and State requirements, and the project shall comply with all existing off street parking requirements. 6. 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 Imperial Irrigation District o Coachella Valley Water District 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. 7. Prior to issuance of any grading permits, the Applicant shall submit to the Engineering 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. CONAPRVL.057 1 Conditions of Approval Plot Plan 92-485 June 9, 1992 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. 8. 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. 9. 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. 10. 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. 11. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 12. That all conditions of the Design Review Board shall be complied with as follows: A . A sign concept should be submitted. Staff would recommend that the sign program incorporate natural textures, possibly sandblasted wood signs, which could emulate the "Village" character of this area. The final sign program and landscape and irrigation plan should be reviewed by the Staff. The landscaping and irrigation plans shall be prepared by a licensed landscaping architect or landscaping contractor. B . The parking lot trees should be of an evergreen nature and the use of designed to provide shade for both customers and employees. We would recommend African Sumac (Rhus Lancea) . All parking lot trees should include deep well watering systems to ensure tree growth and deep rooting. coNAPRv'L.057 Conditions of Approval Plot Plan 92-485 June 9, 1992 C . Shrub and groundcover areas should be irrigated by drip irrigation methods where possible and all nuisance water shall be retained on -site within the landscape areas or by other approved methods (e.g., drywell) . D. The existing carport structure shall be removed from the property. E. The architecture materials and colors of the building shall be architecturally compatible (i.e., identical architecture, colors, and/or materials) with the Village Specific Plan Design Goals. Cement plaster texture used on building shall be of a decorative nature and approved by the Planning and Development department prior to issuance of a building permit. F. The handicap parking space shall be a minimum size of 17-feet by 19- feet to accommodate a personal vehicle and a van -size vehicle per the American Disabilities Act provisions. G . The proposed trash enclosure shall be 8-feet wide by 10-feet as depicted on the enclosed sketch. H . The proposed parking lot should be built so that the proposed parking spaces are not visible from Desert Club Drive or Calle Fortuna. A landscape berm with 32" high wall or landscaping hedge should be built around the parking facility to conceal its identity. The effective height of the landscaping and/or wall should be 42" in height above the height of the parking lot surface. I. A ten foot wide pedestrian sidewalk should be built along both street frontages per the City Engineer's specifications. Tree pockets should be incorporated into the design of the walkway. The treewells should be 310" wide by 310" long and be positioned every 30 feet along the frontage of each street per the design standards of the downtown plan. The trees should be a minimum size of 36" box and Brazilian Pepper should be used on Desert Club Drive and Jacaranda on Calle Fortuna. These trees shall provide a minimum head clearance of 6 feet and shall not be trimmed into "lollipop" shapes. CITY FIRE MARSHAL 13. Provide or show there exists a water system capable of delivering 1000 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. CONAPRVL.057 Conditions of Approval Plot Plan 92-485 - June 9, 1992 14. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2 1 / 211), located not less than 25-feet nor more than 165-feet from any portion of the building (s) as measured along approved vehicular travelways . 15. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC in rating. Contact certified extinguisher company for proper placement of equipment. 16. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. ENGINEERING DEPARTMENT: 17. 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. Right-of-way geometry for corner cut -backs shall conform with Riverside County Standard Drawings #805 unless otherwise approved by the City Engineer. b. Desert Club Drive - Local Street, additional 7 foot wide strip, with corner cut -back at Avenida La Fonda, to provide a 32-foot half width; C. Utility easements shall be provided for relocation of power vaults or telephone/ communication cabinets if needed as required by the City Engineer. 18. Following approval of the plot plan, the Applicant shall have 30 days to dedicate the necessary right-of-way for Desert Club Drive. 19. The Applicant shall pay for the cost of the following street improvement half - widths, including six (6) foot wide sidewalks, to conform with the General Plan street type noted therewith: a. Desert Club Drive - half width Local Street, 40 feet wide, refer to Std Dwg #104; b . Avenida La Fonda - half width Local Street, 32 feet wide, refer to Std Dwg #106. Applicant is not responsible for said street improvements if all on -site building/construction permits are issued prior to November 6, 1992. However, after November 6, 1992 no permit will be issued until bonds are posted to guarantee payment of the off -site street improvements. CONAPRVL.057 4 Conditions of Approval Plot Plan 92-485 June 9, 1992 20. A 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. 21. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. 22. The parking lot paving plan shall include all elevations and grades necessary for construction as well as parking lot striping & signage . Handicap parking stall size and quantity shall comply with the Americans with Disabilities Act Accessibility Guidelines. 23. Nuisance water drainage disposal facilities shall be provided on -site, including a trickling sand filter and leachfield, or some other approved alternative to percolate the nuisance water in conformance with the requirements of the City Engineer. 24. The site and parking lot improvements shall be graded in a manner that permits storm flow in excess of the nuisance water drainage disposal facilities capacity to flow out off the site through a designated emergency overflow outlet and into the historic drainage relief route. 25. The Applicant shall provide a fully improved landscaped setback area of noted width adjacent to the following street right-of-way(s) : a) Desert Club Drive, 10-feet wide; b) Avenida La Fonda, 20-feet wide. 26. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped areas. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. Nuisance water shall not be allowed to flow into the street. 27. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 28. Applicant shall landscape and maintain the landscaped area and right-of-way between the future curb and property line. 29. All existing and proposed electric power service lines serving the project site, shall be installed in underground facilities at the end of a two year period. CONAPRVL.057 5 Conditions of Approval Plot Plan 92-485 June 9, 1992 30. All underground utilities and laterals 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. 31. 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. 32. Delivery vehicles shall be parked in the on -site parking lot at all times, when such parking is available. SPECIAL 33. The final tenant improvement drawings shall be reviewed by Staff prior to building permit issuance. 34. All required remodeling improvements shall be completed prior to first site occupancy of the proposed development. 35. The use of the property from commercial purposes shall expire within two years. CONAPRVL.057 6 ozo- OmS 2 NW 4 SW 4SEC. 6 T. 6 S. R. 7E. — — — — t CQL'�E•.g; L --� (---� �---� +., :- FORruNA (__'ICALLEESTADO� „+JJ n ®10 23AO v / w ? 3 R I 0 T__T d I we to n 2 3 4 6 6 uo.at a•.le m 'h7 CALLS ...;'; _ ''t s. V �'\ IeL.1� '•« CADI Z.,,f .� A ,••.•1 �•• IJ 0/.►f Ago •• {! ' —� M t' --No go 100 of I �I ; I .o � .M + w je1.1• w i 103 k 6 3 4 w, i I 'in 2S is V w V � 5 Desert Club rrocl Unit No. / CASE MAP CASE Na Plot Plan 92-485, DoDco Construction ORTH SCALE: 1" = 135' A. VYV - ups 0r0- 0u S NW 4 SW SEC. 6 T. 6S. R. 7E. � ZN - - - - - Qox--- — ---- Existinq I I e .I Litrarl Df ip +' +' +J ces: Coripl e, � � 1 10J5 fo (0 M �r Home Home Home Home ti c u u T 'CALLE_"ESTA00 fORTUN� O0 re�� FCCitv 1 ; Vacant Home Vacani H�11 u� u. > ; Corppl ex ea I tMSLiny Hiie , I Ft 1 • Home Home Home Vacant Home CAL to � i Irn Q Doll Cunard' Vacant Home W Restaurant Existing Overhead Utilities Property'. in Question CASE MAP CASE No. Plot Plan 92-485, DoDco Construction EXISTING LAND USE MAP c S Home ' Home Home Vacan •...1 CADIZ.. scant Vacant o Vacant Home Vacant zel BI 2 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 9, 1992 APPLICATION: PLOT PLAN 92-484 APPLICANT: RICHARD & PATTI MCCORMICK ENGINEER: CARLOS ELIAS, CIVIL ENGINEER CONTRACTOR: RICK MORRIS, AM CUSTOM BUILDERS REQUEST: TO DEVELOP A SMALL TAKE-OUT PIZZA RESTAURANT AT 78- 110 CALLE ESTADO ON 0.12 ACRES IN A COMMERCIAL VILLAGE "THE CORE" ZONE DISTRICT. EXISTING GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL EXISTING ZONING: C-V-C, COMMERCIAL VILLAGE "THE CORE" APN: 769-101-009 (LOT 9, DESERT CLUB TRACT UNIT #1) ENVIRONMENTAL DETERMINATION: A CATEGORICAL EXEMPTION (15303C) HAS BEEN PROPOSED FOR THIS CASE BECAUSE THE FACILITY WILL ACCOMMODATE NO MORE THAN 30 OCCUPANTS AT ANY ONE TIME AND HAZARDOUS SUBSTANCES WILL NOT BE INVOLVED. BACKGROUND: The subject site is located in the Downtown Village Specific Plan area which was approved by the City Council in 1988. The specific plan area involves approximately 100 acres and it generally encompasses Eisenhower Drive on the west and Desert Club Drive on the east. EXISTING LAND USE: Site: Vacant North: Robi°s Restaurant (north of the alley) South: City Hall (across Calle Estado) East: Vacant West: Library complex PCST.063 1 SITE CHARACTERISTICS: The street improvements are existing along Calle Estado. There is also an existing alley on the north side of the property with overhead utilities. The parcel is 50 feet in width and 100 feet in depth. ARCHITECTURE: A contemporary Spanish theme is proposed for the single story building (+19 feet high) . The building will be white with brown trim. The south elevation will include a decorative wood arcade over the public sidewalk area on Calle Estado. The arcade will be accented with a concrete tile covered porch entry. Vertical decorative columns will support the covered shade structure. The other sides of the building will have plant -on arches to compliment the project since the building sides will be on the property line. ON -SITE PARKING: The parking requirement for a take-out style restaurant is one on -site space per 50 square feet of public area inside the building. Therefore, the minimum number of spaces is approximately four vehicle parking spaces. The applicant has proposed five spaces on their April 20, 1992 site plan. The proposed handicap space does not meet the new Americans With Disabilities Act standards. The required space is 17-feet wide (nine foot space and eight foot loading area) by 19-feet deep in size which will allow both a passenger vehicle and/or a passenger van. The proposed space is approximately 3-feet in width smaller than required. As a result, the area between the building and the parking stall will have to become part of the handicap parking space. The handicap ramp will also be affected by this action. DESIGN REVIEW BOARD On June 3, 1992, the Design Review Board evaluated the project. The Board unanimously approved the project provided various architectural amenities were added to the exterior of the structure. The recommendations of the Board are included within the attached draft Conditions of Approval. STAFF COMMENTS: The architecture style for the project is consistent with other existing buildings in the downtown area. The building will compliment the architectural style of the building which houses La Quinta Branch Library to the west of this site. CONCLUSION: That the proposed plan is generally consistent with the design standards of the C-V- C Zone District and the adopted Specific Plan for the downtown area. Staff is supportive of the conceptual plan, as conditioned. RECOMMENDATION: The Planning Commission approve Plot Plan 92-484 by Minute Motion, subject to the attached conditions. PCST.063 Attachments: 1. Large plans / reductions 2. Vicinity map / Land Use Map 3. Excerpts from the Village Specific Plan 4. Trash enclosure detail 5. Draft Conditions of Approval PCST.063 3 4 Im I Existing Library Parking Lot Project Site s �,w r ru -T 010. 0 n •• •• Vacant U cant �/ ► ! 11 4 3 ®� ?I B OI /61OJ34c 190, J3 4r / • w m O , CIA `ESrA00 19Of Fortuna — i f• Ci Hal11 w r ®Io23.aC! I 3 6 7 9 9 /0 City, Hal @U can e• 1 � n -�s� 1 /VL Its% 4► Is d 3 6 © • • /0 9 �9e It �.. �, 1►r J A' � O---- w CALLS .. ;;'a'— �" ' • V 9 t v �� c ,, . w � d •� 7 ► QR)1 3 4 6 z 6 lu 07 I Q ©fF W . �. +9 V O i CASE MAP CASE Na Plot Plan 92-484 AM CUSTOM BUILDERS gt N.w1v-v/6 0z0- 055 Se NW 4 SW 4 SEC. 6 T, 6S. R. 7E' Existin -ATTe s •• J c� Li �rar � F1"• rr ,r Home Home Home Home Of ji ces; Con, u U U _ : 1 1033 jDAc > > > > �•t ,• C4C�E•Y;~- "CALLE --� _-"ESTADO�---� ", FORWIVA p ,w • City H11 ° Vacant Home - Home Vacan- .-� > > CoNpl e I txlszinq AIIE a Home Home Home 'Vacant Home Home Home Home Vacan 1.f.0 ..., m '.------- CAL LE .• ;;';'— -____t '� t • �l .t � CADIZ�,,'� �~ MQ Dol Cunard' Vacant Home WVacant raa =Vacant 'Home Restaurantaw to:::� -----�a-3A, Existing Overhead Utilities Property'in Question CASE MAP CASE No. Plot Plan 92-484 EXISTING LAND USE MAP ®RTH SCALE: 1° = 135' m v \V ~ J. (Y AT I V cn c+ I 1 II D o I . D ' i , I ° a r � J s v x � 1 J• 1 I.. cN+ \ J. 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C p A�w u D LU D t A L;w61 1- ooc:� '''-Aw W LL aNC v W OC LU = d A 0.—v O t E C V,_ A w L v d C L L O C L d 10 10 � A L V V �At Q A v~ A�v NNw'ON� V�•0v> H N;cE } CL�O""� 6 gl A N *0 cc E Z I, O w V O N OC t Z t J F- Q W W R N I n N W NN Z O O J (D 1=-� W Q Q O t = Z Q v :)I O M c cc Q u N w > 1(Al cc \, m U. \\ \ _u 2m \ W N \ V , m 3 =a \� a; o ; "O \ is c.�Wswz�- NfJ4m \ W 4 c . 00 l� CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 92-484 JUNE 9, 1992 RICHARD & PATTI MC CORMICK GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 92-484, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date (June 9, 1992); otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays on the property. 4. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off-street parking requirements. 5. A masonry trash enclosure shall be built and shall include opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. The Applicant shall contact the local waste management company to insure that the number of enclosures and size of the enclosures are adequate. 6. Handicap parking spaces and facilities shall be provided per Municipal Code and State requirements . 7. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas, and bicycle parking spaces. 8. Perimeter landscaping planters shall be provided at maximum widths possible adjacent to property lines and planted with landscaping. 9. The project shall comply with all applicable Art in Public Places Ordinance. 10. 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: CONAPRVL.055 1 Conditions of Approval Plot Plan 92-484 - June 9, 1992 o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Desert Sands Unified School District o Imperial Irrigation District o Riverside County Health Department 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. 11. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 12. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and the Coachella Valley Water District. 13. Prior to issuance of any grading permits, the Applicant shall submit to the Engineering 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. 14. 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. 15. 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. CONAPRVL.055 Conditions of Approval Plot Plan 92-484 June 9, 1992 16. 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. 17. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 18. That all conditions of the Design Review Board shall be complied with as follows: A. Incandescent uplighting should be used for the parking lot landscaping. The fixtures shall meet the provisions of the City's Outdoor Lighting Ordinance. The lighting should include glare control features which will help direct the light downward. B . A sign concept shall be submitted. Staff would recommend that the sign program incorporate natural textures, possibly sandblasted wood signs, which could emulate the "Village" character of this area. The signs should be positioned between the wood trellis and the top of the stuccoed parapet. C . The final sign program and landscape plan shall be reviewed by the Design Review Board. D . Jacaranda trees shall be used along Calle Estado as a backdrop to the proposed palm trees within the City's parkway. Tree grates shall be installed per the approved specific plan requirements. The parking lot trees should be of an evergreen nature and designed to provide shade for both customers and employees. We would recommend: Fruit Fig (Ficus Carica), Bottlebrush Tree (Callistemon Viminalis), California Pepper (Schinum Molle), Bottle Tree (Brachychiton Populneus), and African Sumac (Rhus Lancea) . All parking lot trees shall include deep well watering systems to ensure tree growth. E . Shrub and groundcover areas shall be irrigated by drip irrigation methods where possible and all nuisance water shall be retained on -site within the landscape areas or by other approved methods (e.g., drywell) . The amount of shrubs shall be increased so that the minimum spacing width is 310" on center. Groundcover foliage shall be installed. F . Decorative concrete sidewalk paving shall be used to accent Calle Estado. The textured paving shall be concrete and colored to add attention to this area and include a salt finish. CONAPRVL.055 3 Conditions of Approval Plot Plan 92-484 June 9, 1992 G. The exposed wood beams shall be heavy timber rough sawn lumber. The beams shall not be stuccoed and the ends of the beams should include a decorative feature (e.g., rounded cut). The trellis wood members shall be a minimum size of 4" X 611 in size and spaced no more than 4" apart. H . The architecture materials and colors of the building shall be architecturally compatible (i.e., identical architecture, colors, and/or materials) with the Village Specific Plan Design Goals. Cement plaster texture used on building shall be of a decorative nature and approved by the Planning and Development department prior to issuance of a building permit. I. The handicap parking space shall be a minimum size of 17-feet by 19- feet to accommodate a personal vehicle and a van -size vehicle per the American Disabilities Act provisions. J. The rear elevation facing the alley shall be upgraded to include other architectural elements (e.g., stucco with architectural plant-ons) as required by the C-V-C Zoning standards. The Zoning Code states that Staff should require "... displays, display windows, entryways, signage, lighting, landscaping, and architecture detailing shall be provided on the alley side of structures along alleys. " K . No exposed downspouts shall be permitted unless they are an integral part of the architectural elements of the building. L. The roof parapet shall be a minimum of 30 inches in height above the roof deck. M. The windows along Calle Estado shall be recessed three inches into the building to create added pedestrian interest along the public sidewalk arcade. N. The window and door frames for the project shall be wood or metal. If metal, the frames shall be painted to match the exterior trim color. O. The proposed trash enclosure shall be 8-feet wide by 10-feet as depicted on the enclosed sketch. P. The Applicant shall obtain approval and install extra width to the exterior sidewalk at the west property line to the new sidewalk. CONAPRVL.055 4 Conditions of Approval Plot Plan 92-484 June 9, 1992 CITY FIRE MARSHAL 19. Provide or show there exists a water system capable of delivering 1500 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 20. The required fire flow shall be available from a Super hydrant (s) (6" X 4" X 2 1 / 2") , located not less than 25-feet nor more than 165-feet from any portion of the building(s) as measured along approved vehicular travelways . 21. Certain designated areas will be required to be maintained as fire lanes. 22. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 23. Install a Hood Duct automatic fire extinguisher system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. ENGINEERING DEPARTMENT: 24. 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. 25. The grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. The grading plan or accompanying paving plan shall include parking lot & sidewalk elevations necessary for construction as well as parking lot striping & signage. 26. The site shall be designed and graded in a manner so the elevation difference between the building pad elevations on site and the adjacent street curb do not exceed one foot. 27. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback areas. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed by these officials prior to construction. CONAPRVL.055 Conditions of Approval Plot Plan 92-484 June 9, 1992 28. 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. 29. Applicant shall landscape and maintain the landscaped setback area and right of way between all street curbing and the front of the proposed building. 30. Applicant shall construct a ten -foot wide sidewalk on Calle Estado and convey an easement to the City for pedestrian usage. Decorative concrete with a light salt finish & col or added to match surrounding (existing) improvements shall be required. 31. 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. 32. 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. 33. 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 lot 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 says 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 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 phase 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. CONAPRVL.055 Conditions of Approval Plot Plan 92-484 June 9, 1992 34. Applicant shall vacate vehicle access rights to Calle Estado . Vehicle access to this lot shall be restricted to the alley only. 35. Nuisance water drainage disposal facilities shall be provided on -site, including a trickling sand filter and leachfield, or some other approved alternative to percolate the nuisance water in conformance with the requirements of the City Engineer. 36. The lot shall be graded in a manner that permits storm flow in excess of the nuisance water drainage disposal facilities 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 properties at locations that have historically received flow. 37. Bonding for future Village Improvements shall be required, subject to the City Engineer's approval as to form and justification. 38. Delivery vehicles shall be parked in the on -site parking lot at the rear of the building at all times, when such parking is available. The alley shall never be blocked by delivery vehicles. 39. The two-way on -site aisleway inside the parking lot shall be a minimum width of 26 feet instead of 25 feet. SPECIAL 40. The final working drawings shall be reviewed by Staff prior to building permit issuance. Said plans shall include landscaping, irrigation, signing, addressing, street, mechanical, lighting, utility plans and materials. 41. All required improvements shall be completed prior to first site occupancy of the proposed development. CONAPRVL.055 BI 3 DATE: APPLICATION: REQUEST: APPLICANT: OWNER: APN: BACKGROUND: STAFF REPORT PLANNING COMMISSION MEETING JUNE 9, 1992 SR ADJUSTMENT 92-006 TO INSTALL A 5'0" HIGH STUCCO WALL ALONG CALLE SINALOA AT 51-765 AVENIDA RUBIO. THE WALL IS LOCATED ON THE EXISTING PROPERTY LINE. MR. BRUCE SWAN, BETTER BUILDING COMPANY MS. MARGARET MARY BUSS 773-161-012 The subject home is located on the property and was built approximately 10-15 years ago. The site has 50 feet of frontage on Avenida Rubio and 100 feet along Calle Sinaloa. The property is zoned SR (Special Residential) . Curb and gutter improvements are not presently in place, but the off -site improvements should be installed within the next few years by the City of La Quinta. REQUEST: The owner has requested permission to install a new 510" high stucco wall along a portion of Calle Sinaloa which is the exterior sideyard, to match the existing fence to the east. The new section will be 2610" in overall length. The purpose for the request is to "increase privacy and reduce street noise" to the existing bedroom on the west side of the dwelling. The Applicant also feels that the wall is necessary because of the future elementary school proposed by the school district on Calle Sinaloa and Avenida Montezuma. The SR Adjustment is required because the maximum height of a sideyard fence allowed within the first ten feet is 410" . The Applicant has requested a one foot high adjustment. EXISTING SR FENCE REGULATIONS - ZONING CODE: 9.42.070 F. Fencing 1. General Requirements: Rear and side yards shall be completely enclosed and screened by view obscuring fencing, walls, or combinations. 2. Height/Location: Fencing for rear and side yards shall be a minimum of 5-feet and a maximum of 6-feet in height. The fence may be located on the property line. Fencing in the front and street side yards shall be limited as follows: PCST.059 1 Setback 0' - 10' 10.1 or more Fence Height 4' maximum 5' maximum The existing fencing regulations went into effect in 1990. EXISTING NEIGHBORHOOD CHARACTERISTICS: The neighboring property to the west of the subject site is presently developed with a single family home. The neighbor has a 610" high wall on Calle Sinaloa. The wall is on the street sideyard property line. The wall is in the same location as requested by the applicant. DESERT SANDS ELEMENTARY SCHOOL: At the beginning of this year the City Council met with local residents and with the School District to discuss the possibility of building an elementary school at Avenida Montezuma and Avenida Sinaloa. However, discussions have stalled because a majority of the abutting residents were opposed to the facility in their neighborhood. It is the responsibility of the School District as to whether to construct a school at this location or to examine another site. The School District would like the new facility to be built in the Cove in close proximity to its students. FINDINGS REQUIRED: In order for the request to be approved, the Planning Commission must be able to make findings to support the Applicant's request per Chapter 9.42.110(4). ANALYSIS: The expansion of the property to allow a compatible fence to match the existing wall on the easterly portion of the site is not an unusual request because the wall will match the existing characteristics of the site and not be detrimental to abutting properties. Staff supports the request, and the following findings can be made. 1. That the proposed project is consistent with the intent and purpose of the General Plan. 2. That the project has been determined to be exempt from the provisions of the California Environmental Quality Act. 3. That the proposed project will not present any significant impacts on abutting neighbors as designed nor create traffic visibility problems for the City should the fence be built in its proposed location. 4. That the conditions stated herein are deemed necessary to protect the health, safety and welfare of the community. PCST.059 5. The architectural aspects of the development will be compatible with and not detrimental to, -the present and future logical development of the surrounding property. PROPOSED CONDITIONS: 1. A building permit shall be obtained by the Building and Safety Department prior to construction of the wall on the property. 2. The wall shall be stuccoed to match the existing wall on the subject property to the east. 3. The wall shall not exceed 510" in overall height. Attachments: 1. Location Map 2. Land Use Map 3. Site plan 4. Elevation plan photos PCST.059 T.C. A. 020- OI6 POR. S //2 SEC. /T 6S. R. 6E. 020 - 0/7 0 p6o CALL E — Y6o— S T A�� 0 M1 o p 00 O 24 ! ' 1 O � �I a !o Jo M 0 /00 / 30 !o r� 0.251 Ac M 23Q 2 h M 23O 2 h 0 0 h 22 O® 3 4 22 3O /5 3 y Q O v H h 2/ /5 4 2/ ® /6 4 �, Q h V /9 © /B 6 0 /62 4�4/8 7 ®7 q y 170 ® B h /60 ©/ 9 h /5 /0 22 /0 v° 5, 140 /oo /oo /3 /© xN /2 xN o Bo CASE Na SR ADJUSTMENT 92-006 Better Building Company (Applicant: Ms. Buss) Q a J Q 3 4 O O/ � /00 /00 lJv�v� y 2/ ® © 4 h 20 0 05 h `y V /9 © /8 6 h /63 w h m/B 77 ®7 y' /7 ® ® 6 n h /5 © /0 4, M /4 © // h /ro_ /eo L° -- /'; ® /2 20. P-sO %' SCALE : nts nt T.C. A. 020- 0/6 POR. S //2 SEC. / T. 6S. R. 6E. 020 - 0/7 Home Home Home J 0 h Z,p CALL E - 0 e �O 0 Home 1 001 �0 L ,-Home Vacant h e ` Vacant Vacant'+ Home Home J Home J S T N A i (1 A s e9^33 s/e'w riM a yM Home Home 30 A , 30 lug � 30, 24 O � n.y O / /00 _I90 /00 /pp 0.2.'lt Ac Q Home y o 2-3(2) ® 2 M 0 � Vacant Vacant " Home Home ti Vacant I Vacant 4 Q ti 2/ Q ©4 h Home 6 04 © ® ' Iq M /7 O ® B 4 EX h /5 n ,mil /0 M /4 Vacant Vacant � h 20 W 05 h h k /9 © /8 6 o h k /9 © /8 6 ti CIEv /62 °' /63 e 4 m4 18 ® 7 h 170 ® B t h /5 /0 �2 /0 v 30 I ;o /Op /do 70 So CASE MAP CASE Na SR ADJUSTMENT 92-006 Better Building Company (Applicant: Ms. Buss) Mm/BO ®7� Q 0 /7 O 08 W Q h /6 O9 � 9 I h /5 © /0 M /4 Q © Y0 30 /IO_ 0 /00 — s h 4 SCALE : nts 3 LAND USE MAP A at i %7 lkv<Lrija Rub") nJb tLS M LL- ai a) CT) > Cn Ln 1�0 LO (A LU C-44 al ip C-1 MINiJTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California May 26, 1992 7:00 P.M. I. CALL TO ORDER A . The meeting was called to order at 7 : 04 P.M. by Chairwoman Barrows and Boardmember Ellson led the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Ladner, Ellson, Marrs, and Chairwoman Barrows. Commissioner Marrs moved and Commissioner Ellson seconded a motion to excuse Vice Chairman Mosher. Unanimously approved. B . Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, and Department Secretary Betty Anthony. III. PUBLIC HEARINGS A. Specific Plan 90-020, Amendment #1 and Parcel Map 26471: a request of Stuart Enterprises, Ltd. (Craig Bryant) for an amendment to the Conditions of Approval for a residential project which permits 850 single family residences in seven village on 271+ acres. 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. Commissioner Ellson asked Staff to clarify Condition #16 regarding the meandering and varying widths for the landscape setbacks. 3. Chairwoman Barrows asked Staff if the 30 foot building height requirement was comparable to other projects in the area. Staff stated the height was somewhat higher than what is normal. 4. Commissioner Marrs inquired why Staff recommended the 30 feet. Planning Director Jerry Herman stated it was an average for the area. PC5-26 Planning Commission Minutes May 26, 1992 5. There being no further questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Craig Bryant, representing the applicant, questioned why the Engineering Department conditioned the project to have the homeowners association maintain the common areas as his understanding was there were to form a Lighting and Landscaping District. He went on to give a short description of what he was requesting. 6. Commissioner Ellson asked Mr. Bryant what market he was trying to reach. Mr. Bryant stated his study showed the homes should range from $200-$300, 000 for the average family size of 2.3. Discussion followed relative to two story homes. 7. Commissioner Ladner asked if the ranch style would include porches. Discussion followed relative to the submitted home styles. 8. Commissioner Marrs asked what the density would be for the villages. Mr. Bryant stated it would be 3.1 if amendments are approved. Discussion followed relative to densities and setbacks. 9. Commissioner Ellson asked what the landscape perimeter setbacks would be. Mr. Bryant stated they would be staggered from 20-40 feet as they were required by Council. Commissioner Ellson then asked about the equestrian trail as she felt at 6 feet it was too narrow. Mr.. Bryant stated the trail was to be a minimum of 8 feet. 10. Chairwoman Barrows asked Mr. Bryant to explain his wording on Condition #33 of the Specific Plan. Mr. Bryant stated that each of the landscape area intersections would be 1/2 acre in size and the two streets shown are the parkway paths. Chairwoman Barrows further asked if the solid wall could be broken up with iron fences to allow a view corridor. Mr. Bryant stated they were already looking into this. 11. Commissioner Ellson asked if the Flat -Tailed Horned Lizard was on the endangered species list. Chairwoman Barrows stated it was in the process of being considered to be placed on the list and the Applicant should check to see if this area would be affected. 12. Commissioner Ladner asked Staff about the added Engineering Condition. Discussion followed relative to Landscaping and Maintenance Districts and Benefit zones. 13. There being no further public comment, Chairwoman Barrows closed the public hearing. PC5-26 2 Planning Commission Minutes May 26, 1992 14. Following discussion relative to the request of the Applicant, Commissioner Ladner moved and Commissioner Marrs seconded a motion to adopt Planning Commission Resolution 92-021 recommending approval of the Conditions of Approval for Specific Plan 90-020, Amendment #1 to the City Council as revised and listed below. Interpretations a. Condition #16 would be approved per the submitted exhibit (alternating setbacks of 20 feet and 25 feet) . b.- Condition #32 would be approved per the submitted exhibit. C. Condition #33 would be approved per the submitted exhibit. Amendments a. Condition #4 would be changed to allow a maximum 30 foot building height for a two story house. b. Condition #13 would read, "If the Flat -Tailed Horned Lizard is determined at the time of grading permits, to be threatened or endangered by the State Department of Fish and Game then a biological assessment to determine if the Flat -Tailed Horned Lizard is present on the project site shall be conducted prior to recordation of the parcel map. Mitigation measures as indicated shall be implemented." C. Condition #16. C would read, "Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet along 52nd Avenue and Madison Street and 10 feet along 53rd Avenue adjacent to the following streets right-of-ways : c. 53rd Avenue - 40 feet wide" d. Condition #23 would be amended to read, "Equestrian trail to be a minimum of 8 feet wide. On Madison Street the equestrian trail shall be on the east side with sidewalk on - the west side of the street". e. Condition #25 would read, "Applicant shall meet with the Council to establish and the creation of a special benefit zone for incorporation into the Landscaping and Lighting District or a master landscaping maintenance association that is funded by the future homeowners associations of PC5-26 3 Planning Commission Minutes May 26, 1992 the seven villages, for the responsibility of maintaining all perimeter landscaping and sound walls contiguous to this tract, along 52nd Avenue, 53rd Avenue, Madison Street, 'A' and 'B' streets . " f . Condition #28 and #30 would remain as they were originally. g. Condition #36 would read, "The minimum setback shall be: a. Front - 20 feet (25% meandering to 25 feet) b . Rear - 20 feet c. Side - 5 feet (20 feet total) d. Street side - 20 feet" ROLL CALL VOTE: AYES: Commissioners Ladner, Ellson, Marrs, & Chairwoman Barrows. NOES: None. ABSENT: Vice Chairman Mosher. ABSTAINING: None. 15. Commissioner Ladner moved and Commissioner Ellson seconded a motion to adopt Planning Commission Resolution 92-022 recommending to the City Council approval of the revised Conditions of Approval for Parcel Map 26471 as listed below: Interpretations a. Condition #6 would be approved per the submitted exhibit. b. Condition #13 would be changed to add the equestrian trail shall be a minimum 8 feet wide as per the submitted exhibit. Amendments a. Condition WC would read, "Applicant shall provide meandering landscaped setback lots with the smallest width to be 20 feet along 52nd Avenue and Madison Street and 10 feet along 53rd Avenue adjacent to the following streets right-of-ways: C. 53rd Avenue - 40 feet wide" b. Condition #13 would be amended to read, "Equestrian trail to be a minimum of 8 feet wide. On Madison Street the equestrian trail shall be on the east side with sidewalk on the west side of the street". PC5-26 4 Planning Commission Minutes May 26, 1992 C. Condition #17 would read, "Applicant shall meet with the Council to establish and the creation of a special benefit zone for incorporation into the Landscaping and Lighting District or a master landscaping maintenance association that is funded by the future homeowners associations of the seven villages, for the responsibility of maintaining all perimeter landscaping and sound walls contiguous to this tract, along 52nd Avenue, 53rd Avenue, Madison Street, 'A' and 'B' streets. It ROLL CALL VOTE: AYES: Commissioners Ladner, Ellson, Marrs, & Chairwoman Barrows. NOES: None. ABSENT: Vice Chairman Mosher. ABSTAINING: None. V. PUBLIC COMMENT: - None V . BUSINESS SESSION A. Specific Plan 89-014; a request of Washington/Adams Partnership for an annual review of a specific plan for a commercial shopping center on 60+ acres. 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. There being no questions of Staff, Commissioner Ellson moved and Commissioner Marrs seconded a motion to adopt Minute Motion 92-017 accepting the annual review for Specific Plan 89-014. Unanimously approved with Vice Chairman Mosher being absent. B . Plot Plan 92-460; a request of Shell Oil for approval of a one year time extension for a plot plan which allows construction and operation of a service station and car wash. 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. There being no questions of Staff, Mr. David Prest, architect for the project stated they had no objections with the conditions imposed by Staff as long as Shell Oil has some say in the placement of the art work. 3. Mr. Ray Alyeshmerni, Senior Area Engineer for Shell Oil Company stated they were ready to proceed with the construction of the station. PC5-26 Planning Commission Minutes May 26, 1992 4. There being no further comment, it was moved by Commissioner Ellson and seconded by Commissioner Ladner to adopt Minute Motion 92-018 approving the one year time extension for Plot Plan 92-460 as recommended. Unanimously approved with Vice Chairman Mosher being absent. VI. CONSENT CALENDAR A. There being no corrections to the Minutes, Commissioner Ellson moved and Commissioner Marrs seconded a motion to approve the Minutes of the regular meeting of April 28, 1992, as submitted. Unanimously approved. VII. OTHER -None VIII. ADJOURNMENT A motion was made by Commissioner Marrs and seconded by Commissioner Ellson to adjourn this regular meeting of the Planning Commission to a regular meeting on June 9, 1992, at 7:00 P.M. in the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 8:34 P.M., May 26, 1992. PC5-26 6 MINUTES aOINT MEETING OF THE CITY COUNCIL AND PLANNING COMMISSION May 20, 1992 Mayor Pena called the joint meeting of the City Council and Planning Commission together at 7:10 P.M., and led the flag salute. ROLL CALL: Councilman Sniff, Rushworth, Franklin, and Mayor Pena Planning Commissioners Mosher, Marrs, Ellson, Councilmember Franklin moved to excuse Councilmember Bohnenberger and Councilmember Rushworth seconded the motion. It carried unanimously. Commissioner Marrs moved to excuse Chairwoman Barrows and Commissioner Ladner and Commissioner Ellson seconded the motion. It carried unanimously. Mayor Pena introduced Principal Planner Fred Baker who in turn introduced the consultants for the General Plan update, Mr. John McNamara, Mr. Tim Campbell, and Mr. Mark Peterson of BRW, Inc. to the Council, Commission and audience. Mr. McNamara reviewed the Elements of the General Plan in regard to areas discussed at previous workshops. Tonights presentation would consist of Elements pertaining to Circulation, Open Space, and Parks and Recreation. Following a presentation by BRW members of the audience made comment. 1. 2. 3. 4. 5. 6. 7. 8. Audrey Ostrowsky, inquired where parks would be provided at the top of the Cove. Commissioner Ellson inquired why there was no mention of entertainment in the commercial zones. Commissioner Marrs stated he felt the very low residential should allow two story units. Mayor Pena inquired where churches would be provided for. Ms. Janet Phillips inquired where mobile homes would be allowed in the downtown area. Commissioner Ellson stated she felt the General Plan should specify where churches should be allowed. Mayor Pena stated he felt there was too much commercial/offices zoned for Washington Street a major arterial. Mr. Wally Reynolds stated that when parks are being considered at to location, the Council/Commission should consider the tranquility of the property owners in the area. 9. Mayor Pena stated he felt that the areas that were designated as trails/paths that the City knew could never be allowed should be removed (i.e., All American Canal) . 10. Commissioner Ellson stated that swimming facilities should be provided for the different communities. 11. Commissioner Marrs inquired if the City was considering any golf cart lanes. 12. Ms. Audrey Ostrowsky stated there should be more bike paths provided for alternative modes of transportation. 13. Mr. Joe Hammer inquired why south Highway 111 was to have four lanes. 14. Mr. Wally Reynolds asked why Westward Ho Drive was a collector street. 15. Commissioner Ellson asked why Park Avenue was not a collector street and whether bridges were being planned for on Dune Palms and Adams Streets. There being no further discussion, Mr. McNamara thanked everyone for their input and turned the meeting back to Mayor Pro Tem Sniff. Mayor Pro Tem Sniff thanked everyone for their attendance and stated a notice would be mailed notifying everyone of the next meeting. This joint meeting of the City Council and Planning Commission was adjourned at 8.57 P.M. PCJTM2-12 2 T H E C I T Y O F asAis• La �umta MEMORANDUM - 1992 Trn carat Decue TO: HONORABLE CHAIRWOMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR I r�} DATE: JUNE 3, 1992 SUBJECT: COMMISSION APPOINTMENT At the City Council meeting of June 2, 1992, Mr. Don Adolph was appointed to the Planning Commission. We have attached a copy of his application for your information. In addition, Mr. David Harbison was reappointed to the Design Review Board as well as Mr. Randall Wright and Mr. D. James Campbell. There applications are also attached. MEMOJH .19 6