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A Regular Meeting to be Held at the
La Quinta City Hall Council Chambers
78-105 Calle Estado
La Quinta, California
June 8, 1993
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 93-022
Beginning Minute Motion 93-025
CALL TO ORDER - Flag Salute
ROLL CALL
PUBLIC HEARINGS
1. Item ............... TENTATIVE TRACT 26853, EXTENSION #1
Applicant .......... A & H Desert Properties '90
Location ........... North of 58th Avenue approximately a quarter of a mile west
of Madison Avenue.
Request ............ First extension of time.
Action .............. Resolution 93-
2. Item ............... SR ADJUSTMENT 93-007
Applicant .......... LQC, Inc. - A California Corporation
Location ........... 52-425 Avenida Mendoza, 522780 Avenida Carranza, 53-683
Avenida Alvarado, 53-810 Avenida Villa, 52-125 Avenida
Herrera, 52-140 Avenida Velasco, 52-375 Avenida Navarro,
52-675 Avenida Rubio, 53-725 Avenida Martinez.
Request ............ To deviate from the existing provisions of the SR Zoning
Code which does not allow more than five unsold homes to
be under construction by a single applicant at one time.
Action ............. Minute Motion 93-
PC/AGENDA 1
3. Item . , ............. CONDITIONAL USE PERMIT 93-007
Applicant .......... McDonalds Corporation
Location ........... North side of Highway 111 approximatel 700 feet west of
Adams Street within the One Elleven Lauinta Center.
Request ............ Approval of a conditional use permit to allow construction
and operation of a fast food restaurant with a drive-thru lane.
Action ............. Minute Motion 93-
4. Item ............... TENTATIVE TRACT 27762
Applicant .......... Sunrise Desert Partners
Location ........... North side of Shoal Creek and east of Riveria in PGA West.
Request ............ To subdivide 4.31 acres into 17 single family residential lots
and two common lots.
Action ............. Minute Motion 93-
5. Item ............... ZONING ORDINANCE AMENDMENT 93-034
Applicant .......... City of La Quinta
Location ........... Areas zoned H-C (Hillside Conservation)
Request ............ Consideration of an amendment to the H-C (Hillside
ConservatioV-
PUBLIC
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
Item ............... PLOT PLAN 93-500
Applicant .......... LANDREX
Location ........... East of Washington Street and north of 48th Avenue
Request ............ Approval of off -water architectural plans for Phase I of the
Avante collection in Tract 26152, Lake La Quinta for models
and single family homes.
Action ............. Minute Motion 93-
2. Item ............... PLOT PLAN 89-413
Applicant .......... Ms. Heidi Murphy (O'Donnell/Atkins Company)
Location ........... Within the PGA West development; north side of PGA
Boulevard at Jack Nicklaus.
Request ............. A request for a second extension of time for a resort hotel
and related ancillary hotel uses.
Action ............. Minute Motion 93-
3. Item ............... SPECIFIC PLAN 84-004
Applicant .......... TD Desert Development (Charles R. Strother)
Location ........... East side of Washington Street at Eisenhower Drive.
Request ............ Approval of preliminary plans for entry design on
Washington Street and review of general architectural
guidelines for The Orchard project (previously The
Pyramids).
Action ............. Minute Motion 93-
PC/AGENDA
4. Item ...............
PLOT PLAN 93-495
Applicant ..........
Location ...........
Simon Plaza, Inc. (Philip Pead)
Southeast corner of Highway I I I and Washington Street.
Request ............
Review of revised elevation plans for commercial project on
5.6 acres in the C-P-S zone
Action .............
Minute Motion 93-
CONSENT CALENDAR
Approval of the Minutes of the regular Planning Commission meeting held May 11,
199.
OTHER
ADJOURNMENT
STUDY SESSION
MONDAY, June 7, 1993
4:00 P.M.
1. All Agenda items.
PC/AGENDA 3
PH #1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 8, 1993
CASE NO: TENTATIVE TRACT 26853, EXTENSION #1
APPLICANT: A & H DESERT PROPERTIES '90
ENGINEER: GREG HALLADAY, HOLT GROUP
REQUEST: APPROVAL OF A FIRST YEAR EXTENSION OF TIME FOR
TE1,WATIVE TRACT MAP TO SUBDIVIDE 19.3 ACRES INTO 52
CUSTOM SINGLE FAMILY LOTS.
LOCATION: NORTH OF 58TH AVENUE APPROXIMATELY A QUARTER OF A
MILE WEST OF MADISON AVENUE (ATTACHMENT #1).
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS/ACRE).
DENSITY: 2.7 UNITS PER ACRE
EXISTING
ZONING:
LOT SIZES: MINIMUM LOT SIZE 1200 SQUARE FEET
ENVIRONMENTAL
CONSIDERATIONS: ]ENVIRONMENTAL ASSESSMENT 91-200 WAS PREPARED IN
CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY
INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS
WILL OCCUR THAT CANNOT BE MITIGATED BY IMPOSITION OF
MITIGATION MEASURES. THEREFORE, A NEGATIVE
DECLARATION HAS BEEN PREPARED FOR THIS PROJECT. NO
FURTHER REVIWE IS NECESSARY AT THIS TIME.
SURROUNDING
ZONING AND
LAND USES: NORTH: R-2/PGA WEST
EAST: COUNTY OF RIVERSIDE/VACANT DESERT LAND
WEST: R-1/DWELLING/RANCH
SOUTH: R-1/SHOOTING RANGE
DESCRIPTION
OF SITE: VACANT LAND WITH DESERT VEGETATION GENTLY SLOPING
TOWARDS THE SOUTHEAST.
PCST.001 1
DRAINAGE
CONSIDERATIONS: A RETENTION BASIN IS PROPOSED ON THE SOUTHEAST
CORNER OF THE SITE.
ON -SITE
CIRCULATION: PRIVATE STREETS. ONE MAIN ENTRANCE ON SOUTH SIDE
FROM 58TH AVENUE.
OFF -SITE
CIRCULATION: 58TH AVENUE - DESIGNATED AS A PRIMARY ARTERIAL WITH
110 FEET OF RIGHT-OF-WAY.
BACKGROUND:
1. This area was annexed to the City of La Quinta as part of Annexation District ##4 on
September 1, 1989.
2. This parcel map was approved by the City Council on July 2, 1991.
3. Parcel Map 8834 was previously approved on this site and recorded on February 22,
1980, prior to City incorporation.
4. Tentative Parcel Map 25700 located just south (across 58th Avenue) of this site was
approved March 8, 1990. This map has expired.
5. A subsequent tentative tract map 25700 was submitted for the same parcel of land, also
showing a central access point off 58th Avenue. This tentative tract map was tabled by
the La Quinta Planning Commission on November 13, 1990, at the Applicant's request,
and has since expired.
Tentative tract 26853 was approved with the conditino that it redesign the proposed access off
of 58th Avenue to align with the access for Tentative Parcel Map 25700 located to the south.
Since that time, TPM 25700 has expired. However, Staff recommends that the access alignment
remain as proposed and that any subsequent projects to the south be required to align their
access with TT 26853.
ANALYSIS:
1. Utility Connections: The Developer intends to connect with main lines in PGA West to
the north of this project to provide utility connections to all lots in Tentative Tract 26853.
2. Stormwater Retention: All stormwater will be retained in the stormwater retention basin
located on the southeast corner of the site.
3. Maintenance of Common Lots: The City has required that a homeowner's association
be formed to maintain the landscaped perimeter lots and retention basin area.
PCST.001 2
4. Parkland - Chapter 13.24 Article 11 of the La Quinta Municipal Code sets forth
requirements for parkland dedication (see Attachment #4). Based on this Chapter,
parkland is required to be dedicated or secured as an in -lieu fee. In this case a fee will
be required in -lieu of parkland.
5. Archaeological Resources - A condition of approval has been attached to this tract
requiring an archaeological study of the site and the approval and implementation of that
study.
6. Approval of Unit Elevation - This project will be a custom home subdivision with each
house plan submitted separately by individual homeowners. However, design and
architectural standards for all the dwelling units in the subdivision should be submitted
for review and approval by the Design Review Board and Planning Commission. These
standards are to be included in the CC & R's for use by the future homeowners.
7. Height Restrictions - A condition was attached to this subdivision restricting the height
of 75 % of the building units along 58th Avenue to one story, not to exceed 22 feet in
height measured from finished grade.
FINDINGS:
Findings necessary to recommend approval of this time extension for Tentative Tract Map can
be made and are contained in the attached Planning Commission Resolution.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt Resolution 93- , recommending to
the City Council approval of a one year time extension for Tentative Tract 26853, subject to the
attached conditions.
Attachments:
1. Location map
2. Tentative Tract Map
3. Plan showing surrounding approved maps
4. Proposed Conditions of Approval
5. Draft Planning Commission Resolution 93-,
PCST.001 3
PLANNING COMMISSION RESOLUTION 93-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A ONE YEAR EXTENSION OF TIME
FOR TENTATIVE TRACT 26853 TO ALLOW THE CREATION OF
A CUSTOM HOME LOT SUBDIVISION ON A 19.3 ACRE SITE.
CASE NO. TT 26853 - A & H DESERT PROPERTIES 190
FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 8th day of June, 1.993, hold a duly noticed Public Hearing to consider the request of A
& H Desert Properties '90 to extend their original tentative tract map for one year to subdivide
19.3 acres into 52 custom single family lots generally located on the north side of 58th Avenue
approximately a quarter of a mile west of Madison, more particularly described as:
PARCELS 1, 2, 3, AND 4 AND LETTERED
LOTS A THROUGH D, INCLUSIVE, OF
PARCEL MAP NO. 8834, RECORDED IN BOOK
75, PAGES 65 AND 66 OF PARCEL MAPS IN
THE OFFICE OF THE COUNTY RECORDER
OF RIVERSIDE COUNTY, CALIFORNIA.
WHEREAS, said Tentative Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside,
Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the
Planning Director conducted an initial study, and has determined that the proposed Tentative
Tract Map will not have a significant adverse impact on the environment; and,
WHEREAS, mitigation of various physical impacts have been identified and
incorporated into the approval conditions for Tentative Tract 26853, thereby requiring that
monitoring of those mitigation measures be undertaken to assure compliance with them; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts to justify the recommendation for approval of said extensionof time for
Tentative Tract Map:
1. That Tentative Tract 26853, as conditionally approved, is generally consistent with the
goals, policies and intent of the La Quinta General Plan for land use density, unit type,
circulation requirements, R-1 Zoning District development standards, and design
requirements of the Subdivision Ordinance.
RESOPC.107 1
2. That the subject site is fairly level with the southeast being the lowest part of the site.
The proposed circulation design and single family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of the subdivision, as conditionally approved, will be developed with
public sewers and water, and therefore, is not likely to cause serious public health
problems.
4. That the design of Tentative Tract 26853 will not conflict with easements acquired by the
public at large for access through the project, since alternate easements for access and
for use have been provided that are substantially equivalent to those previously acquired
by the public.
5. That the proposed Tentative Tract Map 26853, as conditioned, provides for adequate
maintenance of the landscape common areas.
6. That the proposed Tentative Tract 26853, as conditioned, provides storm water retention,
park facilities, and noise mitigation.
7. That general impacts from the proposed Tract were considered within the MEA prepared
and adopted in conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract, the Planning Commission has
considered the effect of the contemplated action of the housing needs of the region for purposes
of balancing the needs against the public service needs of the residents of the City of La Quinta
and its environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Commission in this
case;
2. That it does hereby reconfirm the conclusion of Environmental Assessment 91-200,
relative to the environmental concerns of this Tentative Tract
3. That it does hereby recommend approval to the City Council for a one year time
extension for Tentative Tract 26853 for the reasons set forth in this Resolution and
subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 8th day of June, 1993, by the following vote, to wit:
RESOPC.107 2
AYES:
NOES:
ABSENT:
ABSTAIN:
KATIE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
RESOPC.107
PLANNING COMMISSION RESOLUTION 93-
CONDITIONS OF APPROVAL - PROPOSED
TENTATIVE TRACT 26853
JUNE 8, 1993
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 26853 shall comply with the requirements and standards of the State
Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless
otherwise modified by the following conditions.
2. This Tentative Tract Map approval shall expire July 2, 1994, unless approved for
extension pursuant to the City of La Quinta Land Division Ordinance.
3. The City shall retain a qualified archaeologist, with the Developer to pay costs, to
prepare a mitigation and monitoring plan for artifact location and recovery. Prior
archaeological studies for this site as well as other unrecorded information shall be
analyzed prior to the preparation of the plan.
At a minimum, the plan shall: (1) identify the means for digging test pits; and (2)
provide for further testing if the preliminary results show significant material are present.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained a qualified
cultural resources management firm and completed the testing and data recovery as noted
in the plan. The management firm shall monitor the grading activity as required by the
plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s)/representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authorized representatives shall have the authority to
temporarily diver, redirect, or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation, or disturbance of the site or any nearby area reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
CONAPRVL.015 1
Conditions of Approval - TT 26853 - July 2, 1991
Upon completion of the data recovery, the Developer shall cause three copies of the final
report containing the data analyses to be prepared and published and submitted to the
Planning and Development Department.
4. A biological assessment shall be prepared by a qualified biologist to determine existence
of Flat -Tailed Horned Lizards on site. This report shall be submitted to the Planning and
Development Department for review. Mitigation measures as recommended by
assessment shall be complied with.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL
5. Prior to final map approval by the City Council, the Applicant shall meet the parkland
dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code,
by paying parkland fees in lieu, as may be determined in accordance with said Section.
6. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the
Planning & Development Department for review and approval prior to final map
approval. The study shall concentrate on noise impacts on the tract from perimeter
arterial streets, and recommend alternative mitigation techniques. Recommendations of
the study shall be: incorporated into the tract design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers (terming,
walls, and landscaping, etc.), and other techniques so as to avoid the isolated appearance
given by walled developments.
7. If the tract is phased, tract phasing plans, including phasing of public improvements,
shall be submitted for review and approval by the Planning and Development Department
and Engineering Department prior to final map approval.
The applicant shall develop tract phases in the order of the approved phasing plan so that
improvements required of each final map are complete prior to issuance of Certificates
of Occupancy within subsequent final maps.
8. Applicant shall submit proposed street names with alternatives to the Planning and
Development Department for approval prior to final map approval.
9. Design and architectural standards for the residences shall be submitted to the Planning
Commission or :Design Review Board for review and approval prior to final map
recordation. All approved standards shall be included in the CC&R's. A copy of the
CC&R's shall be submitted to the Planning Department for review.
TRACT DESIGN
10. A minimum 20-foot landscaped setback shall be provide on 58th Avenue. Design of the
setback shall be approved by the Planning and Development Department. Setback shall
be measured from ultimate right-of-way line.
CONAPRVL.015
Conditions of Approval - TT 26853
July 2, 1991
a. The minimum setbacks may be modified to an "average" if a meandering or
curvilinear wall design is used.
b. Setback areas shall be established as a separate common lot and be maintained as
set forth in Condition #27, unless an alternate method is approved by the Planning
and Development Department.
11. The tract layout shall comply with all the R-1 zoning requirements, including minimum
lot size and minimum average depth of a lot.
WALLS, FENCING. SCREENING. AND LANDSCAPING
12. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and
Development Department an interim landscape program for the entire tract, which shall
be for the purpose of wind erosion and dust control. The land owner shall institute
blowsand and dust control measures during the grading and site development. These
shall include, but not be limited to:
Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the City, in an amount sufficient
to guarantee compliance with the provisions of the permit.
13. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust
and blowsand nuisance and shall be either planted with interim landscaping or provided
with other wind and water erosion control measures as approved by the Planning and
Development and Public Works Departments.
14. Prior to final map approval, the Applicant shall submit to the Planning Department for
review and approval a preliminary plan (or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing, location, and irrigation system
for all retention basin, landscape buffer, and entry areas. Desert or native plants
species and drought resistant planting material shall be incorporated into the
landscape plan. Lawn use shall be minimized and not used adjacent to curb. No
spray heads shall be used adjacent to curb. Plans shall conform with
requirements of Ordinance 220 regarding water conservation.
b. Location and design detail of any proposed and/or required wall and meandering
sidewalk.
C. Exterior 'lighting plan, emphasizing minimization of light glare impacts to
surrounding properties.
CONAPRVL.015
Conditions of Approval - TT 26853 - July 2, 1991
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
15. Prior to the issuance of a building permit for construction of any building or use
contemplated by this approval, the Applicant shall obtain permits and/or clearances from
the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning & Development Department
o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
o California Regional Water Quality Control Board (NPDES permit)
Evidence of said permits or clearances from the above -mentioned agencies shall be
presented to the Building and Safety Department at the time of the application for a
building permit for the use contemplated herewith.
16. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee Program in effect at the time of issuance of building permits.
17. Seventy-five percent (75 %) of dwelling units within 150 feet of the ultimate right-of-way
of 58th Avenue shall be limited to one story, not to exceed 22 feet in height.
18. The appropriate Planning approval shall be secured prior to establishing any of the
following uses:
a. Temporary construction facilities.
b. Sales facilities, including their appurtenant signage.
C. On -site advertising/construction signs.
19. Prior to the 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 and mitigation measures of Environmental Assessment 91-
200 and Tentative Tract 26853, 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 Environmental
Assessment 91-200 and Tentative Tract 26853, 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 mitigating
CONAPRVL.015 4
Conditions of Approval - TT 26853 - July 2, 1991
measures of Environmental Assessment 91-200 and Tentative Tract 26853. The Planning
and Development Director may require inspection or other monitoring to assure such
compliance.
PUBLIC SERVICES AND UTILITIES
20. The Applicant shall comply with all the requirements of the City Fire Marshal as stated
in the memo dated May 13, 1991.
21. The Applicant shall comply with all requirements of the Coachella Valley Water District.
ENGINEERING DEPARTMENT CONDITIONS:
22. 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. 58th Avenue - Primary Arterial, 55 foot half width.
23. The Applicant shall provide a separate lot or lots for private road purposes to be owned
in common by owners of the residential lots in the land division. The private road(s)
shall conform to the City's General Plan, Municipal Code, applicant Specific Plans if
any, and as required by the City Engineer, as follows:
A. All private: streets - local street 37 feet full width.
24. Applicant shall vacate vehicle access rights to 58th Avenue from all abutting lots.
Access to 58th Avenue from this land division shall be restricted to street intersections
only.
25. Applicant shall provide a fully improved landscaped setback lot of noted width adjacent
to the following street right of way(s):
A. 58th Avenue, 20 feet wide (minimum).
26. The Applicant shall provide 10 foot wide public utility easements on each side of the
private road lot(s).
27. Landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. Landscape areas shall have
permanent irrigation improvements meeting the requirements of the City Engineer.
Common basins and park areas shall be designed with a turf grass surface which can be
mowed with standard tractor -mounted equipment.
CONAPRVL.015 5
Conditions of Approvail - TT 26853 - July 2, 1991
Landscape and irrigation plans shall meet the requirements of and be signed by the
Planning and Development Director, the City Engineer, the Coachella Valley Water
District, and the Riverside County Agricultural Commissioner.
The applicant shall insure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
28. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped
setback lots and retention basins until accepted by the City Engineer for maintenance by
the homeowner's association of the subdivision.
29. Applicant shall construct, or enter into agreement to construct, the tract grading and
public or quasi -public improvements before the final map is recorded. Applicant shall
pay cash, in Dieu of and equivalent to the respective construction cost, for those
improvements which involve fair -share responsibility that must be deferred until the full
complement of funding is available. Payment of cash in lieu of construction may be
deferred to a future date mutually agreed by Applicant and City Engineer, provided
security for said future payment is posted by Applicant.
30. The tract grading plan shall be prepared by a registered civil engineer and approved by
the City Engineer prior to final map approval.
31. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to approval of any final map(s).
The grading plan shall conform with the recommendations of the soils report and shall
be certified as adequate by a soils engineer or an engineering geologist. A statement
shall appear on the final map(s), if any are required of this development, that a soils
report has been prepared pursuant to Section 17953 of the Health and Safety Code.
32. Prior to issuance of any building permit the applicant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical
engineer, or surveyor that lists actual building pad elevations. The document shall, for
each building pad in the tract, state the pad elevation approved on the grading plan, the
as -built elevation, and shall clearly identify the difference, if any. The data shall be
organized by tract phase and lot number and shall be cumulative if the data is submitted
as different times..
33. The Applicant shell maintain wind erosion control at all times in all areas disturbed by
grading. The Applicant's method of erosion control shall conform to the provisions of
Ordinance 219 pertaining to ]Fugitive Dust Control plan requirements, contained in the
La Quinta Municipal Code. The Applicant shall post sufficient security with the City
prior to receiving a grading permit to ensure compliance of this requirement.
CONAPRVL.015 6
Conditions of Approval - TT 26853 - July 2, 1991
34. Applicant shall install a trickling sand filter and leachfield in the retention basin to
percolate nuisance; water in conformance with requirements of the City Engineer.The
sand filter and leach field shall be sized to percolate 160 gallons per lot per day.
35. Applicant shall provide an Executive Summary Maintenance Booklet for the street,
landscape irrigation,perimeter wall, and drainage facilities installed in the subdivision.
The booklet should include drawings of the facilities, recommended maintenance
procedures and frequency, and a costing algorithm with fixed and variable factors to
assist the homeowner's association in planning for routine and long term maintenance.
36. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site
in landscaped retention basin(s) designed for a maximum water depth not to exceed six
feet. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to
be zero inches per hour unless Applicant provides site -specific data that indicates
otherwise. Other requirements include, but are not limited to, a grassed ground surface
with permanent irrigation improvements, and appurtenant structural drainage amenities
all of which shall be designed and constructed in accordance with requirements deemed
necessary by the City Engineer.
37. The tract shall be graded in a manner that permits storm flow in excess of the retention
basin capacity, caused by a storm event greater than the 100 year 24 hours event, to flow
out of the tract through a designated emergency overflow outlet and into the historic
drainage relief route. Similarly, the tract shall be graded in a manner that anticipates
receiving storm flow from adjoining property at locations that has historically received
flow for those occasions when a storm greater than the 100 year 24 hour event occurs.
38. 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. A statement shall appear on the final subdivision map that
a soils report has been prepared for the tract pursuant to Section 17953 of the Health and
Safety Code.
39. Access to the subdivision from 58th Avenue shall be limited to right turn in/out
movements only unless one of the following three alternative conditions is implemented,
in which case, then a full turn movement intersection will be permitted.
a. The access road into TT 26853 is relocated to align with the access road into
TPM 25700.
CONAPRVL.015
Conditions of Approval - TT 26853 - July 2, 1991
b. The initial two year time period for recording TPM 25700 as a final map expires
with no approved extension in which case, a full turn movement intersection will
be permitted at the location shown on TT 26853.
C. The City Council requires the subdivider of TPM 25700 when its first time
extension is requested, to relocate the access road into said land division to align
with the access road into TT 26853.
40. Applicant shall have street improvement plans prepared by a registered civil engineer.
Street improvements shall be designed and constructed for all streets within the proposed
subdivision and for off -site streets as required by these conditions of approval. All street
improvements shall be designed and constructed in accordance with the La Quinta
Municipal Code and adopted Standard Drawings,and City Engineer and shall include all
appurtenant components required by same, except mid -block street lighting, such as but
not limited to traffic signs and channelization markings, street name signs, sidewalks, and
raised medians where required by City General Plan.
Street pavement sections shall be based on Caltrans design procedure for a 20-year life
and shall consider soil strength and anticipated traffic loading. The minimum pavement
sections shall be as follows:
Residential 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
]Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
If the applicant proposes to construct a partial pavement section for use during
development of the tract, the partial section shall be designed with a strength equivalent
to the 20-year design strength.
41. Miscellaneous incidental improvements and enhancements to existing improvements
where joined by the newly required improvements shall be designed and constructed as
required by the City Engineer to assure the new and existing improvements are
appropriately integrated to provide a finished product that conforms with city standards
and practices. This includes tapered off -site street transitions that extend beyond tract
boundaries and join the widened and existing street sections.
42. The following specific street widths shall be constructed to conform with the General
Plan street type noted therewith:
CONAPRVL.015 8
Conditions of Approval - TT 26853 - July 2, 1991
A. ON -SITE STREETS
1. All private streets - full width Local Street, 36 feet wide, refer to Std.
Dwg. #105; the cul-de-sac bulb shall have a 45 foot curb radius.
B. OFF -SITE STREETS
2. 58t1i Avenue - Applicant may be required to install street improvements
or pay a cash in -lieu fee subject to forthcoming determination by City
Planning Commission and City Council. Regardless which alternative is
selected, the Applicant's responsibility for 58th Avenue improvements
shall be equal to all required General Plan improvements appurtenant to
a Primary Arterial (86-feet width improvement option) on the north side
of the street centerline for a distance equal to 660-feet, refer to Std. Dwg.
# 100.
43. Applicant shall construct an eight -foot wide meandering bike path in the parkway and
landscaped setback lot along 58th Avenue in lieu of the standard six-foot wide sidewalk.
44. Applicant shall provide a blanket easement that covers the entire landscaped setback lots
for the purpose of providing a meandering public sidewalk.
45. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans
to the Coachella Valley Water District for review and comment with respect to the
District's Water Management Program.
46. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent
to the proposed site or on -site, shall be installed in underground facilities.
47. 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.
48. Applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval by the City Council and the date of recording of
the final map without the approval of the City Engineer.
49. 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.015 9
Conditions of Approval - TT 26853 - July 2, 1991
50. An encroachment permit for work in any abutting local jurisdiction shall be secured prior
to constructing or joining improvements.
51. All existing structures that are to be removed from the property shall be removed, or an
agreement secured with a performance bond has been executed between Applicant and
the city to assure said removal, prior to transmitting the final map to the City Council
for approval.
52. Applicant shall construct a guard gate and turn around area per plans approved by the
City Engineer. A minimum of 75 feet of stacking distance between the northerly curb
on 58th Avenue and the stopping point for driver validation shall be provided. The turn
around area shall be designed in a manner that permits an automobile to complete the
turn with only one back up movement.
53. Applicant shall have the 20 foot wide private road easement contiguous to the easterly
tract boundary extinguished.
54. The City is contemplating adoption of a quality -assurance program for privately -funded
construction. If the program is adopted prior to issuance of permits for construction of
the improvements required of this map, the applicant shall fully comply with the quality -
assurance program.
If the quality -assurance program has not been adopted, the applicant shall employ
construction quality -assurance measures which meet the approval of the City Engineer.
55. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents
provide, sufficient supervision and verification of the construction to be able to furnish
and sign accurate record drawings and certify compliance of all work with approved
plans, specifications and applicable codes.
56. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have
the words "Record Drawings", "As -Built", or "As -Constructed" clearly marked on each
sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy
of the drawings.
57. Grading, drainage, street, lighting, landscaping and irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
58. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant
shall install traffic control devices and street name signs along access roads to those
buildings.
CONAPRVL.015 10
PH #2
PLANNING COMMISSION
STAFF REPORT
DATE: JUNE 8, 1993
CASE: SR ADJUSTMENT 93-007
REQUEST: TO DEVIATE FROM THE EXISTING PROVISIONS OF THE SR
ZONING ZONE CODE (9.42.110 OF)) WHICH DOES NOT ALLOW
MORE THAN FIVE UNSOLD HOMES TO BE UNDER
CONSTRUCTION BY A SINGLE APPLICANT AT ONE TIME. THE
APPLICANT PROPOSES NINE HOMES AT VARIOUS LOCATIONS
WITHIN THE LA QUINTA COVE.
OWNER/
APPLICANT: LQC, INC. - A CALIFORNIA CORPORATION
(JEFF LEE, PRESIDENT)
REPRESENTATIVE: MR. RANDY WESSMAN
LOCATIONS: 1.
52-425 AVENIDA MENDOZA
2.
52-780 AVENIDA CARRANZA
3.
53-683 AVENIDA ALVARADO
4.
53-810 AVENIDA VILLA
5.
52-125 AVENIDA HERRERA
6.
52-140 AVENIDA VELASCO
7.
52-375 AVENIDA NAVARRO
8.
52-675 AVENIDA RUBIO
9.
53-725 AVENIDA MARTINEZ
EXISTING GENERAL
PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC)
ZONING DESIGNATION: SR (SPECIAL RESIDENTIAL)
BACKGROUND:
On May 6, 1993, Staff received an application to develop nine homes in the La Quinta
Cove by LQC Homes. The homes are located on various streets but no two homes will
be on the same street. An adjustment request was filed with Staff because only five
homes can be built at one time by a single applicant pursuant to the existing Special
Residential Zone Code provisions.
Property Description
The nine parcels were purchased in 1992 by LQC, Inc. Each lot is presently vacant
and all the parcels are 5,000 square feet in size.
STAFFRPT . 007
Proposed Home Design
The Applicant proposes to build one story single family homes on each lot. The
homes will all be the same size (+1, 750 square feet and 2 car garage) and include 3
bedrooms (+ a den) and 2 bathrooms.
History Of Cove Provisions
The original reason that the City enacted the provision was to stop the proliferation
of speculative home building in the Cove in the early 1980's because there were a
large number of homes either vacant or abandoned. The City Council was worried
that with additional homes being built without purchase agreements it could increase
the existing problem. Initially, a policy was written to prohibit more than five homes
from being built at one time without a purchase agreement. The policy became an
ordinance provision in 1986. The City's Architectural Manual was also adopted in
1986.
ANALYSIS/FISCAL IMPLICATION:
Mr. Randy Wessman, the representative for the project, has stated to staff that the
primary reason for the request is to build affordable single family homes. In order
to accomplish this they are building the same home but in different parts of the La
Quinta Cove.
This SR Adjustment request was advertised to all property owners within 150 feet
of the subject property. As of the date of the writing of this report, no negative
correspondence has been received. Staff supports the Applicant's request based on
the following:
1. The proposed homes are consistent with the provisions of the SR Zone Code
which requires architectural variety and a minimum house size of 1, 200 square
feet. No two homes are on the same street and the distance between the homes
is sufficient enough.
2. Two elevation styles proposed by the Applicant will further assist the city's
desire to create architectural diversity in the La Quinta Cove.
3. The project has been determined to be exempt from the provisions of the
California Environmental Quality Act.
4. Each home will not impact the abutting public street it faces because the
streets are fully improved and designed to carry the future growth of the
area.
5. The single family homes are consistent with the City's newly adopted General
Plan.
6. The City should encourage development of private property in harmony with
the desired character of the subject area or community. These homes are
consistent with this desire.
STAFFRPT . 007
7. The homes are riot detrimental to the public health, safety and welfare of the
neighborhoods in which they are located because they exceed all the minimum
SR Standards.
REQUIRED FINDINGS:
The Municipal Code allows deviation from this requirement proved that the Planning
Commission determines, that the adjustment will be "compatible with the surrounding
neighborhood".
CONCLUSION:
The mid-1980's brought about an economic change in the real estate market of La
Quinta and the greater Coachella Valley. Homes that were originally abandoned were
either demolished or remodeled to viable real estate.
The City currently has various homes in the Cove which are for sale or lease, but
the homes are not being boarded up as they were in the early 19801s . La Quinta has
a strong sellers market for real estate and the City's current five home maximum limit
is a hinderance for those builders wishing to develop in the SR Zone. The Planning
Commission should be advised that none of the other residential classifications in the
Municipal Zoning Code restrict the developer to a certain number of under
construction homes at a given time. In conclusion, Staff feels the existing Zoning
Code provisions should be rescinded as it is no longer necessary. Staff will address
this issue in 1994 when we explore rewriting the City's Zoning Code.
RECOMMENDATION:
It is recommended that: the Planning Commission review the requested adjustment in
bight of the above staff comments. Should you feel this request is acceptable, move
by Minute Motion, subject to the attached conditions and any other conditions the
Planning Commission feels is appropriate.
Attachments:
1. Location Map
2. Applicant's Exhibit
3. Owner's written request
4. Conditions of Approval
STAFFRPT . 007
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HARI_A N IT
. & ASSO C I ri 1-ES
May 19, 1993
Jerry Herman MAY Z 1 1993
Planning & Development Director
CITY OF LA QUINTA r
78-105 Calle Estado
La Quinta, CA 92253
RE: SR ADJUSTMENT 93-007
Dear Jerry:
LQC, Inc., request that the City of La Quinta grant permission to
LQC, Inc. to build 9 unsold homes at the same time. The request
is justified for the following reasons:
1. The houses are on scattered lots in the Cove; no two
homes are adjacent to one another or even on the same
block.
2. There will be two different elevations on the houses.
Five (5) houses will be elevation A and four (4) will be
elevation B.
3. Each house will have its own individual character by
using different exterior paint schemes and landscaping.
4. It is necessary to build all nine (9) homes at one time
in order to build the quality homes that our company
builds at a cost effective rate to maintain affordable
sales prices.
If you have any questions or need additional information, we will
be happy to provide it.
Sincerely,
HARLAN LEE ASSOCIATES
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EXHIBIT A
CONDITIONS OF APPROVAL
SR ADJUSTMENT 93-007
LQC, INC.
JUNE 3, 1993
1. That the development of each lot shall conform substantially with those
exhibits contained herein.
2. That the development of each lot shall conform to all development design
controls pursuant to the SR Zone Code provisions and the City's Architectural
Design Manual.
3. That this approval shall be utilized within 6 months after final action by the
Planning Commission, otherwise it shall become null and void.
CONAPRVL. 003
PH #;
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 8, 1993
CASE NO: CONDITIONAL USE PERMIT 93-007
APPLICANT: McDONALD'S CORPORATION
REQUEST: APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW
CONSTRUCTION AND OPERATION OF A FAST FOOD
RESTAURANT WITH A DRIVE-THRU LANE.
LOCATION: NORTH SIDE OF HIGHWAY Ill APPROXIMATELY 700 FEET
WEST OF ADAMS STREET WITHIN THE ONE ELEVEN LA
QUINTA CENTER.
ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 93-263 HAS BEEN PREPARED IN
CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY
INDICATES THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS
WILL OCCUR THAT CANNOT BE MITIGATED. THEREFORE, A
NEGATIVE DECLARATION HAS BEEN PREPARED AND IS
RECOMMENDED FOR THIS PROJECT.
GENERAL PLAN
LAND USE
DESIGNATION: M/ RC WITH A NON-RESIDENTIAL OVERLAY (MIXED/REGIONAL
COMMERCIAL WITH A NON-RESIDENTIAL OVERLAY)
SURROUNDING
ZONING/LAND
USE: NORTH: C-P-S - WALMART
SOUTH: C-P-S - VACANT LAND
EAST: C-P-S - UNIMPROVED PAD SITE WITHIN ONE
ELEVEN LA QUINTA CENTER
WEST: C-P-S - RECENTLY APPROVED TACO BELL PAD
PCST.124 1
BACKGROUND:
Property Description
The subject property is a pad site (G-2) within the One Eleven La Quinta Center. The property
is presently a rough graded pad site with the Wa1Mart parking lot installed to the south and
perimeter landscaping installed along Highway 111. The properties to the east and west which
are pad sites have not yet been improved.
Description of Project
The proposed fast food restaurant will consist of approximately 2400 square feet of interior floor
space with an outdoor patio seating area, a playland structure, and drive-thru lane. While the
floor plan is a standard plan for McDonald's, the exterior elevations have been customized in
order to be compatible with the surrounding shopping center.
Site Design
The building is a rectangular structure laid out parallel to Highway 111. A drive-thru lane will
wrap around the south, east, and north sides of the building. A trash enclosure is located at the
northeast corner of the structure adjacent to the parking lot area. The playland structure is
proposed to be located on the south side of the structure between the drive-thru lane and
building. A screen wall is indicated along the south side of the drive-thru lane as required. A
40-foot high flag pole is indicated at the southwest corner of the building adjacent to the entry
into the drive-thru.
Architectural Design
The structure has been designed in a manner which is architecturally similar to the main
shopping center area. The building utilizes a tile roof, stucco walls, wood trellis and beams over
the drive-thru windows and a portion of the play yard area. The structure will utilize a tile
mansard type roof around all four sides of the structure which matches that used in the center.
Along each elevation of the building will be a plastered tower structure similar to that used west
of the Albertsons supermarket. Around the play yard area there will be stuccoed columns
similar to those used in the shopping center with decorative wrought iron fencing around the
playground area. Across the bottom two feet of the fencing will be exterior plaster with a
decorative cornice treatment. The materials, colors, and light fixtures match those utilized
within the shopping center area. The main exterior plaster used on the structure will be an off-
white which is utilized within the shopping center. The plans do not indicate the use of any
awnings. The glass areas are protected by an overhang which is approximately 4.5 feet around
all sides of the structure.
PCST.124 2
Parking and Circulation
The project has been designed so that the drive-thru lane is entered from the southwest corner
of the building and circulates in a counter clockwise direction and exits at the northwest corner
of the building. The two required pick-up windows are located on the north side of the building.
The menu board is located near the northeast corner of the building. Parking is provided around
the north and west side of the building and is laid out to conform to the existing circulation
patterns.
Based on interior square footage, a total of 16 parking spaces are required. On the subject
parcel, there are 30 panting spaces. It should be noted of course, that due to this being a
shopping center, there are other parking spaces available for use by this facility.
Due to the configuration of the drive-thru lane, there is stacking available for at least ten cars
at any one time.
Playground Structure
An outdoor playground structure is proposed on the south side of the building, between the
building and drive-thru lane facing Highway 111. This structure is somewhat rectangular with
dimensions of approximately 30 feet long and at the maximum point, 16 feet wide. The
maximum height of the play structure is indicated to be 14 feet. Within this 14 feet are three
levels of play area. Over the top of this structure will be a blue cover which increases the
maximum height to 15.5 feet. This is approximately the same height as the approved Carl's Jr.
playground structure. The structure as indicated in the submitted manufacturers brochure will
be multi -colored and could consist of blue, green, red, and yellow.
Landscaping
The applicant has submitted a preliminary landscaping plan for the area immediately surrounding
the structure. Additionally, the landscaping which is installed between the site and Highway 111
is indicated. Much of the plant material is the same utilized in the shopping center. The
majority of the plants arc: low water users with the exception of a small amount of annual color
used around the drive-thru areas. In order to screen the drive-thru area as required by the
specific plan, the applicant proposes a five foot high decorative masonry screen wall. Landscape
planting is indicated on the inside of this wall adjacent to the drive-thru lane.
Signage
The applicant is proposing one building sign on each side of the structure. The sign would be
located on the stucco tower structure on the each side of the building. The signage would
include a 3' X 4' internally illuminated can "M" logo sign and "McDonalds" . The original
submittal showed the McDonald's in a standard type of block letters. As a result of the Design
Review Board meeting, the applicant has proposed a different type of "McDonalds" sign. He
PCST.124
is now proposing a "McDonalds" sign which is done in script and according to the applicant
would be the first utilized in the west coast area. This proposed signage can be seen on the
reduced elevations which are attached to this report. Additionally, it is shown on the colored
exhibits. The large bluel.ine plans do not show the revised signage at this time.
The "M" logo sign is proposed to be corporate yellow with a red background. The
"McDonalds" would be their corporate red with the returns painted to match the stucco walls.
These signs would be internally illuminated. Additionally there are other signs proposed with
this project. Those include a menu sign, drive-thru entry sign, a welcome sign, height
clearance sign, and an exit sign.
The proposed menu sign is located on the east side of the building near the northern end within
a landscaped area. The overall dimensions of this sign will be 67' wide and 6' high. This
menu board will be primarily white to match the stucco walls with a darker tan type of color as
an accent strip around the perimeter.
The directional signs which will include a drive-thru entry, a drive-thru exit, and a welcome
sign. These signs are just slightly over 3-feet each in area. These signs are proposed to have
a corporate red background with yellow and black lettering.
An additional sign or pole whose location is not specifically noted, would be a height clearance
pole. This 9'2" pole will have a support indicating the maximum clearance available.
Additionally, on the roof overhang adjacent to the drive-thru lane on the north side, there would
be a red and yellow 9-foot clearance sign which is 5" X 2'4" long.
In order to approve the menu sign, directional signs over 3 square feet and clearance signs, the
Planning Commission will need to approve a sign adjustment.
The applicant also submitted an exhibit showing the monument sign which it is proposed to share
with Taco Bell to the west. The script as shown on the monument sign does not comply with
the approved sign program. Should they wish to utilize the signs as shown, a sign program
modification will be necessary. Additionally, it should be noted that if the monument sign is
approved and used it will take the place of the building wall sign facing Highway 111.
DESIGN REVIEW BOARD ACTION:
The Design Review Board reviewed this request at their meeting of May 5, 1993, and took
action to recommend approval, subject to conditions. Their recommendation for approval is
subject to the following conditions:
1. That shrub planting be placed on the south side of the five foot high screen wall by the
applicant and/or master developer.
2. That the wall logo signs be provided with a red background as noted on the revised plans
submitted to the Design Review Board meeting of May 5, 1993.
PCST.124 4
3. "McDonald"'s sign on each side of the building shall be reduced in size to the next
smaller standard sign (60% of size shown on submitted plans).
4. A minimum of three canopy type trees shall be planted in the area around the play
structure to minimize the view of the portion above the fence, from Highway 111.
5. On the tower on the north side of the building, or left side tower, the tile on the rear side
shall be removed.
6. The five foot high screen wall on the south side of the drive-thru lane shall be
constructed of slump block with a slurry finish and painted.
7. On the clearance height pole, the background for the lettering may be red.
ANALYSIS:
Overall the circulation project is acceptable. The drive-thru lane provides adequate stacking for
vehicles and the entrance: and exits are designed so as not to obstruct traffic on the main aisle
along the north. The handicapped spaces will need to be reviewed by the Building and Safety
Department for compliance with current requirements. The applicant has provided the necessary
screening along Highway, 111 and shade covers over the drive-thru window areas. Based on the
recommendation of the Design Review Board, it has been determined that the architectural
design is compatible with the center and acceptable.
With regards to the playground structure, the height including the cover is proposed to be
approximately the same as approved for Carl's Jr. Additionally, the Design Review Board
recommendation includes the requirement for tree screening for the area above the perimeter
fencing.
CONCLUSION:
The Planning and Development Department Staff feels that the proposed project as presented and
recommended for approval is acceptable. The project will not be detrimental the health, safety,
or general welfare of the community.
RECOMMENDATION:
By Minute Motion 93-__ approve Conditional Use Permit 93-007, subject to the attached
conditions.
Attachments:
1. Location map
2. Plan exhibits
3. Manufacturers brochure for the playground structure
4. Comments from various City Departments and outside agencies
5. Draft Conditions of Approval
PCST.124 5
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MINUTES
DESIGN REVIEW BOARD
CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
May 5, 1993
I. CALL TO ORDER
5:30 P.M.
A. Chairman Harbison brought the meeting to order at 5:33 P.M. and Boardmember
Curtis led the flag salute.
H. ROLL CALL
A. Present: Boardmembers Fred Rice, John Curtis, James Campbell, Planning
Commission Representative Barrows, and Chairman Harbison. Boardmember
Anderson arrived at 5:45 P.M.
B. Boardmember Curtis moved to excuse Boardmember Wright. Boardmember Rice
seconded the motion and it carried unanimously.
C. Staff present: Principal Planner Stan Sawa, Associate Planner Greg Trousdell,
and Department Secretary Betty Anthony.
Boardmembers Campbell/Curtis moved to reorganize the agenda moving Item #1 to the end of
the agenda. Unanimously approved.
III. BUSINESS SESSION
A. Conditional Use Permit 93:007; a request of McDonalds for approval to construct
and operate a fast food, drive-thru restaurant located within the I l l La Quinta
Center on Highway 111.
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. Boardmember Curtis asked if Council had made any changes to the Taco
Bell submittal that should apply to this application. Staff stated there were
none.
DRB5-5 1
Design Review Board Minutes
May 5, 1993
12. Boardmember Campbell asked Mr. Jenkins to clarify what the material on
the screen wall and trash enclosure was to be. Mr. Jenkins stated it was
painted concrete. Discussion followed regarding the problems with
graffiti and repairing the wall. Boardmember Campbell stated he felt that
a fence would be better than a block wall. In addition, the height detector
pole sign should not have the yellow letters on bronze. It was suggested
they be red.
13. Following the discussion, it was moved by Boardmembers
Anderson/Campbell to recommend approval of Conditional Use Permit 93-
007 subject to the following conditions:
a. Three trees would be required to screen the play structure from
view of Highway 111.
b. The "McDonalds" sign would be the next standard size down.
C. The screen wall to be block with slurry finish and painted.
d. The letters on the height detector pole sign would be red with a
yellow background.
e. The north facade tower shall have a full plaster return with the
three rows of tile removed.
Unanimously approved.
B. Plot Plan 93-496; a request of Bill Howard (Mumbil) for approval of exterior
modification to a commercial building located at 78-029 Calle Estado.
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. Boardmember Anderson stated the different plate heights caused an
illusion of the addition being off center. He stated his concern that by
tieing the two unreinforced structures together would not allow the
building to move during an earthquake. He had no objections to the arch
architecturally.
3. Mr. Bill Howard, owner, stated the building is connected and always has
been and had been reinforced and approved by the Building and Safety
Department. He further stated he would like to keep the arch but was
willing to eliminate the tower facade. Boardmembers discussed the
building surface materials with Mr. Howard.
DRBS-5 3
CONDITIONS OF APPROVAL - PROPOSED
CONDITIONAL USE PERMIT 92-007 - MC DONALDS CORPORATION
JUNE 8, 1993
PLANNING & DEVELOPMENT DEPARTMENT:
1. The development of this site shall
contained in the file for Conditional
the following conditions.
be generally be in conformance with the exhibits
Use Permit 92-007, unless otherwise amended by
2. The approved conditional use permit shall be used within one year of the Planning
Commission approval; otherwise it shall become null and void and of no effect
whatsoever. "Be used" means the beginning of substantial construction which is allowed
by this approval, not including grading, which is begun within the one year period and
thereafter diligently persued to completion.
3. All applicable conditions of SP 89-014 and Parcel Map 25865 shall be complied with as
necessary.
4. An exterior lighting plan for the parking lot area and building shall be approved by the
Planning and Development Department prior to issuance of a building permit. Lighting
fixtures shall be shielded to eliminate glare on the adjacent streets.
5. Should mandatory recycling be required at sometime in future, separate recycling bins
if needed shall be provided within a masonry enclosure.
6. That all conditions of the Coachella Valley Water District in their letter dated April 20,
1993, on file in the Planning and Development Department shall be met as required.
7. Provisions shall be made to comply with the terms and requirements of the City adopted
infrastructure fee program in affect at the time of issuance of a future building permit.
8. Construction shall comply with all local and State building code requirements in effect
at the time of issuance of a building permit.
9. Use of monument sign for business identification shall be in conformance with adopted
sign program.
10. If script style building signs are utilized, final plans shall be reviewed and approved by
the Design Review Board if sign significantly exceeds size as noted in the Design Review
Board Conditions of Approval. Sign approval includes use of menu board and directional
signs which require a sign adjustment.
CONAPRVL.085
Conditions of Approval
CUP 92-007 - McDonalds Corporation
June 8, 1993
11. All top wood pieces on all trellis' shall be a minimum 3-inch in dimension and spaced
no more than one foot on center.
12. The five foot high screen wall shall be stepped at the ends, to the satisfaction of the
Planning and Development Department.
13. Final landscape and irrigation plans shall be approved by the Agricultural Commissioner
and the Coachella. Valley Water District, prior to issuance of a building permit.
14. The flagpole shall be a maximum 40-feet high and both an American and California flag
may be flown. The size of each flag shall not exceed 3-feet by 5-feet.
CITY FIRE MARSHAL:
15. Provide or show there exists a water system capable of delivering 1250 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.
16. 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.
17. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code.
18. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC
in rating. Contact certified extinguisher company for proper placement of equipment.
19. Install a Hood Duct automatic fire extinguishing system. System plans must be
submitted, along with a plan check/inspection fee, to the Fire Department for review.
20. Install Knox Lock Boxes, Models 4400, 3200, or 1300, mounted per recommended
standard of the Knox Company. Plans must be submitted to the Fire Department for
approval of mounting location/position and operating standards. Special forms are
available from this office for the ordering of the Key Lock Boxes. This form must be
authorized and signed by this office for the correctly coded system to be purchased.
21. Final conditions will be addressed when building plans are reviewed. A plan check fee
must be paid to the Fire Department at the time building plans are submitted.
CONAPRVL.085 2
Conditions of Approval
CUP 92-007 - McDonalds Corporation
June 8, 1993
ENGINEERING DEPARTMENT:
22. The applicant shall submit site civil, landscaping and irrigation plans to the Engineering
Department for review and shall pay the cost of plan checking. The applicant shall not
begin construction activity until the plans have been approved by the City Engineer.
23. Site grading and off -site improvements adjacent to the site shall conform to the approved
improvement plans prepared pursuant to Specific Plan 89-014.
24. All storm water and nuisance water run-off produced on this site shall be discharged in
accordance with the approved drainage plan prepared for Specific Plan 89-014, unless
otherwise approved by the City Engineer.
25. All on -site parking spaces shall comply with the City's Off -Street Parking Code.
26. Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the applicant
shall furnish security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit.
27. Prior to occupation of the project site for construction purposes, the applicant shall obtain
an encroachment permit from the Engineering Department. During construction of the
site improvements, the applicant shall comply with all provisions of the permit.
28. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents
provide, sufficient supervision and verification of the construction to insure that all work
site work complies with the approved plans, specifications and applicable codes. The
engineer or surveyor monitoring grading shall provide a certification that the finish
building pad elevation conforms with the approved grading plan.
29. The applicant shall pay all fees charged by the City for processing, plan checking, and
permits. The fee amounts shall be those which are in effect at the time the work is
undertaken and accomplished by the City.
SPECIAL:
30. The State Fish and Game fees of $1300 shall be paid to the Planning and Development
Department (check made out to the County of Riverside) within 24-hours after review
of the case by the City Council.
CONAPRVL.085 3
Conditions of Approval
CUP 92-007 - McDonalds Corporation
June 8, 1993
31. Prior to issuance of a grading permit and 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
0 City of La Quinta Public Works Department
0 Planning and Development Department
0 Coachella Valley Water District
0 Desert Sands Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building and Safety Department at the time of application for any permit
for any use contemplated by this approval.
CONAPRVL.085 4
PH #4
STAFF REPORT
PLANNING COMMISSION
DATE: JUNE 8, 1993
PROJECT: TENTATIVE TRACT 27762
LOCATION: NORTH SIDE OF SHOAL CREEK AND EAST OF RIVERA IN PGA WEST
APPLICANT: SUNRISE DESERT PARTNERS
REQUEST: TO SUBDIVIDE 4.31 ACRES INTO 17 SINGLE FAMILY RESIDENTIAL
LOTS AND 2 COMMON AREA LOTS
ENVIRONMENTAL: ENVIRONMENTAL IMPACT REPORT SCH #83062922 WAS PREPARED
IN CONJUNCTION WITH SPECIFIC PLAN 83-002 FOR THE PGA WEST
PROJECT. THE EIR INDICATED THAT SIGNIFICANT IMPACTS WILL
OCCUR THAT CANNOT BE MITIGATED. A STATEMENT OF
OVERRIDING CONSIDERATIONS WAS ADOPTED BY COUNCIL. NO
FURTHER ENVIRONMENTAL REVIEW IS REQUIRED FOR TENTATIVE
TRACT 27762 AT THIS TIME.
SPECIFIC PLAN
:DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE)
EXISTING ZONING: R--2 - NO CHANGE PROPOSED
BACKGROUND:
The Applicant, Sunrise Desert Partners, is proposing to resubdivide 4.31 acres, from two
recorded tracts, into 17 custom single family lots and 2 common area lots. The common area
lots will be required to be dedicated for community swimming pools, spas, and related
amenities for the condominiums located across the street. Approximately one half of the
land comprising this proposed tentative tract was a part of Tract 24317, and the other half
of the land from Tract 20717. No units are proposed at this time. In the future, any
proposed units would be subject to City review and the PGA West Design Review Committee
review.
Originally, the Applicant submitted a design for the tentative tract that did not have the
two common area lots now shown on the attached revised exhibit. Staff has received 12
letters from owners of condominiums located across the street from the proposed tract. The
letters all request that the two swimming pools that were "promised" them at the time they
purchased their units be provided by the Applicant. Previously, the proposed lots were
approved for condominium units, that if built, would have had swimming pools as part of
the development.
STAFFRPT . 009 / CS
Several of the letters state that the purchase of particular units was based on a units'
proximity to the future swimming pools, and that units closer to the promised pools were
;purchased at a higher price. Staff approached the Applicant with these letters and
:requested that two lots be designated as common area lots specifically for swimming pools.
'The Applicant revised the tentative map to provide the two lots as requested. The letters
:received by staff are found in Attachment 3.
PROJECT DESCRIPTION:
'The Applicant proposes to create 17 lots (minimum 10,000 square feet) for custom single
family homes. Two common area lots are also proposed that will be reserved for swimming
pools. The smallest of these two lots is Lot A at 7,800 square feet.
Immediately north of the proposed lots is the Palmer Golf Course. To the south, across
Shoal Creek (a private road), are existing condominium units.
Shoal Creek is an existing private street. No changes in the design of the street are
proposed at this time. Access to the proposed lots will be off of Shoal Creek.
INTER -DEPARTMENT REVIEW:
Staff transmitted this project to other City Departments and outside agencies for review
and comment. Comments were received from the Coachella Valley Water District (CVWD),
City Fire Marshal, and the Public Works Department.
CVWD is requiring that plans for grading, landscaping, and irrigation systems be
submitted to the district for review. This requirement is typically required by CVWD.
There are no hazards from stormwater, as the area is protected by channels and dikes.
No unusual conditions are recommended by the Public Works Department for this tract.
The tentative tract will be subject to the requirements of Specific Plan 83-002.
The City Fire Marshal is requiring that Super fire hydrants be installed at each street
intersection if they are not already there.
CONCLUSION:
The proposed tentative tract map is acceptable, subject to conditions. Findings necessary
to recommend approval of the tract can be made and are attached to the draft Resolution.
RECOMMENDATION:
Move to adopt Planning Commission Resolution 93-
Tract 27762, subject to Conditions.
Attachments:
1. Location Map
2. Tentative Tract 27762
3. Letters in Opposition
4. Agency Comments
5. Planning Commission Resolution 93-_
STAFFRPT . 009 / CS
, recommending approval of Tentative
LA
VINT
TRACT
LOCATION
M.S.
CASE N0. Tentative Tract 27762
Attachment 1 Locatlbn
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APR 2 9 1993
3001 Capri Lane
Costa Mesa, Ca. 92626
April 20,1993
Desert Address
54-163 Shoal Creek
La Quinta, Ca. 92253
Mr. Jerry Herman
Director of Planning and Development
City of La Quinta
Case # 27762
Dear Vr. Herman,
On April 6,1993 we wrote to you requesting that Sunrise Cor-
poration put in the two pools promised to the home owners on
Shoal Creek.
At the time we inclosed a list of addresses and a 1990 map.We
have now located the 1993 map. We are enclosing a copy of the
Shoal Creek portion for your records.
We appreciate your consideration in this matter.
Sincerely,
v
ick rz
Darlene Varzak
Enclosure: 1993 map
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APR 8 1993
]..sn�RYA
CITY of I. CUI;�TA
pl.Q:WSINr DEPARTMENT
Mr. Jerry Herman
Director o6: Planning
City of La Quinta
OAC_r'
Lash'# 27762
Dear Mr. Herman,
and Developm.3nt
3001 Capri Lane
Costa Mesa, Ca.92626
April 6,1993
Desert Address
54-163 Shoal Creek
La Quinta, Ca. 92253
Sunrise Corporation is proposing to sell eighteen single family home
lots on the north side of Shoal Creek. There will be no pool sites. We
do not object to individual home sites. We request that Sunrise Corpor-
ation put in the two pools that were promised at the time we purchased
our condcminium in 1990.
We are over 1,300 feet from the nearest pool and that pool is usually
to crowded to be used,
The loss of the promised pools will be devastating . We bought an
implied life style as well as a home. Convenience and enjoyment will be
affected. We have paid and continue to pay full maintenance fees
for the undeveloped facilites we may never receive.
The loss of the pools will have a negative impact on the monetary value
of our home. Our home will I,e worth substantially less with pool facil-
ities driving distance away instead of walking distance away.
We would appreciate your consideration in this matter.
Sin erely, ,
'le-c
Nick & Darlene Varzak
Enclosure: list of addresses & 1990 map ,����-
APR 9 693
9
SHOAL CREEK ADDRESS LIST r x
Beginning from the South West to the Pool at the South East
54-163
54-171
54-179
54-187
54-195
54-203
54-211
54-219
54-227
54-235
54-243
54-251
54-259
54-267
54-275
54-283
54-291
54-299
54-307
54-315
54-323
54-331
54-339
54-347
54-355
54-363
54-371
54-379
54-387
Total= 29 Condominiums
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APR 1 2
1993 i
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714
P, jf;
April 8, 1993
Jerry Herman
Director of Planning
P.O. Box 1504
La Quinta, CA 92253
RE: Case #27762
Dear Jerry:
& Development
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I am a homeowner at PGA West; my address is 54-203 Shoal Creek.
It is my understanding that Sunrise Development is offering the
land across the street from my home to be sold as individual
lots. I also have been informed that they have made no
provisions for any pools in this proposal. When I bought my home
three years ago, Sunrise told me that there were only going to be
champion style homes on these lots and they also showed me a plot
map of where the pools would be. The close pool location was one
of the reasons I purchased the land I did. I feel that all of
the homeowners on our street are being unfairly taken advantage
of, and Sunrise's guarantee to the homeowners in this area has
been violated. I feel that the lack of the pool that was
promised to this neighborhood will bring down my property value
and inhibit the resale opportunities throughout the neighborhood.
I am urging you to take this under consideration and see that we
get what was promised to us.
Sincerely
. Larson
CC: PGA West Homeowners Association
55-955 PGA Blvd.
La Quinta, CA 92253
Attn: Paul Chasey
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APR 1219
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APR 1 2 1993
a9l- 4)aux� " CH
Mrs. Elm
54-267
LaQuinta,
."/u ;caf�a774a
APR 15 i993,
Mr. Jerry Herman
Director of City Planning & Development
P.O. Box 154
La Quinta, CA 92253
Subject: Case #27762
Dear Mr. Herman:
20 Morning View
Irvine, CA 92715
April 8, 1993
Desert Address
54-259 Shoal Creek
La Quinta, CA 92253
It has come to our attention that the Sunrise Co. is planning to sell eighteen (18) single
family home lots on the north side of Shoal Creek (La Quinta Case #27762). The plans
do not provide for any pool sites which contradicts their previous plans and promises
to install two pools when we purchased our condominium located at 54-259 Shoal
Creek.
A significant factor in our decision to purchase at this location was the assurance that
these pools would be constructed in the near future. The loss of the pool facilities
would continue to cause not only considerable inconvenience, but also in the loss of
property values for the affected home owners.
I urge you strongly that the plans be disapproved unless there are provisions for the
establishment of the pools.
Sincerely,
1 � CA-�
RayZardyy
19061 Norwood Terrace
APR Irvine, CA 92715
8 5 8993 f ` April 8, 1993
,
Desert Address
54-163 Shoal Creek
La Quinta, CA 92253
Mr. Jerry Herman
Director of City Planning & Development
P.O. Box 154
La Quinta, CA 92253
Subject: Case #27762
Dear Mr. Herman:
It has come to our attention that the Sunrise Co. is planning to sell
eighteen (18) single family home lots on the north side of Shoal Creek (La
Quinta Case #27762). The plans to do not provide for any pool sites which
contradicts their previous plans and promises to install two pools when
we purchased our condominium in 1990 at 54-187 Shoal Creek.
A significant factor in our decision to purchase at this location was the
assurance that these pools would be constructed in the near future. The
loss of the pool facilities would continue to cause not only considerable
inconvenience, but also in the loss of property values for the affected
home owners.
I urge you strongly that the plans be disapproved unless there are
provisions for the establishment of the pools.
Sincerely,
Alexander R. Brishka
. 4�
CARL & CAROLYN BONGIRNO
54-195 SHOAL CREEK
La QUINTA, CA. 92253 r�
i S
s
APR f 2 1993
April 7, 1993
Mr. Jerry Herman
Director of planning & Development
?. 0. Box 1504
,,,a Quinta, Ca. 92253 Re; Shoal Creek Lots for Auction
Dear per. Herman,
It is our understanding that the Sunrise Company has applied
for zoning on 16 lots for custom homes across the street from us.
We have no objection to this except for the fact that they have
put all of the lots up as home sites and no allowance has been made
for pools. Two pools were on the plot plans when we purchased
our home in 1990. We object very strongly to the fact that they
are now planning on selling these lots without putting in the pools
that were promised.
We are presently about L500 feet from the pearest pool, which
a-Lready gets p.Lenty of use. The loss of these pools means a loss in
the life style which we punned on when we purchased here. Also, we
are now and w:.0 continue to nave to pay for facilities which are
not provided to us if these pools are not put in. We have been very
patient because of the Rea.i Estate marxet pp to this point, but at no
time did we consider thins a permanent arrangement. As of now, we are
not within walking distance but more like driving distance.
For all of the above reasons, we believe that the auction of
these lots without provision for the pools will have a devestating
effect on the value of our property and on our iife style. We would
appreciate your consideration of our positijn and request that
some provision be made for these promised pools.
Thank you in advance for your attention to these matters.
very trul/y/ yours),
Carolyn Bongirno
cc; PGA West Homeowners' Assoc. , La Quinta, Ca.
WESTABLISHED IN 1918 AS A PUBLIC AGENCY
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398-2651
DIRECTORS OFFICERS
TELLISCODEKAS, PRESIDENT THOMASE LEVY, GENERAL MANAGER•CH,EFENGINEER
RAYMOND R RUMMONDS. VICE PRESIDENT BERNARDINE SUTTON SECRETARY
JOHN W McFADDEN OWEN MCCOOK. ASSISTANT GENERAL MANAGER
DOROTHYM DELAY April 20, 1993 REDWINEAND SHERR'ILL ATTORNEYS
THEODORE J FISH p
File: 0163.1
Planning Commission
City of La Quinta
Post Office Box 1504 APR Z % 1993
La Quinta, California 92253
Gentlemen:
Subject: Tentative Tract 27762, Portion of the
Northeast Quarter of Section 17, Township 6
South. Range 7 East, San Bernardino Meridian
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
This area is designated Zone X on Federal Flood Insurance rate maps which are in
effect at this time.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
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,
jv_��
Tom Levy
General Manager -Chief Engineer
RF:lgle3127762
cc: Don Park
Riverside County Department
of Public Health
79-733 Country Club Drive, Suite D
Bermuda Dunes, California 92201
rl `}
TRUE CONSERVATION " g
USE WATER WISELY
To:
uxr;ql:�km
RIVERSIDE COUNTY
DEi �R�E i
RlVVEBSI
---? I. M. HARRIS 210 WEST SAN JACINTO AVENUE • PEMS, CALIFORNIA 92570 • (5109) 637.318;
FIRE CHIEF
City of La Quinta
Planning Divisior
c:
r
Attnt Leslie Mouriquand-Cherry
Re: Tentative Tract Map No. 2776E
MAY 2 1 1993
May 200 1993
With respect to the conditions of approval for the above referenced
land division, the Fire Department recommends the following fare
protection measures be provided in accordance with La Quinta Municipal
Coce and/or Riverside County Fire Department protection standardst
1. Schedule A fire protection approved Super fire hydrants,
(6" x 4" x 2 1/2 x 2 1/2") shall be located at each street
intersection spaced not more than 330 feet apart in any
direction with no portion of any frontage more than 165 feet
from a fire hydrant. Minimum fire flow shall be gpm for
hours duration at 20 psi.
2. Applicant/developer shall provide written certification from the
appropriate water Company that the required fire hydrants are
either existing or that financia: arrangements have been made to
provide them.
3. The required water system including fire hydrants shall me
installed and accepted by the appropriate water agency prior to
any combustible ouilding material being placed on an inO.4vidual
lot.
All questions regarding the meaning of t!-ase conditions should be
referrao to the Fire Department Planning & Engineering Staff at (619)
863-13886.
Sincerely$
RAY REGIS
Chief Fire Department planner
#
Tom Hutchison
Fire Safety Specialist
JP/th
F1 RI: PREVENTION DIVISION
❑ RIvERSIDE OFFICE PLANNING SECTION i�INDIO OFFICE
3760 12th Simi, Riverside, CA 9250' 79.733 Country Club Drive, SWIG F, Indio, CA 92201
(909) 275.4777 • FAX (909) 369-7451 (619) 863.8886 0 PAX (519) 863.7072
erwnAw ,ve�el•A anw.•�
ralw4-JUN
MEMORANDUM
TO: Leslie Cherry
Associate Planner
FROM: Fred R. Boum;:�V
Associate Engineer
DATE: May 18, 1993
SUBJECT: Tentative Tract 27762
I've reviewed your preliminary conditions for the subject tract and agree with them
except as noted on the attached copy.
We request the addition of the fo-lowing conditions:
1. Except as provided herein, the approval of this Tenetative Tract Map or any final
map for this development shall in no way reduce or nullify the Applicant's
responsibility to satisfy conditions of approval for underlying specific plans,
tentative maps or final maps.
2. The Applicant shall complete monumentation of the tract and provide
certification of payment therefor before the final map is signed by the City
Engineer.
fb
PLANNING COMMISSION RESOLUTION 93-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF TENTATIVE TRACT 27762 TO ALLOW
THE CREATION OF A LAND SALES SUBDIVISION ON A 4.3
ACRE SITE AT PGA WEST
CASE NO. TT 27762 - SUNRISE DESERT PARTNERS
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 8th day of June, 1993, hold a duly noticed Public Hearing to consider the request of
Sunrise Desert Partners to subdivide 4.31 acres into 17 residential lots and two common area
lots, generally located on the north side of Shoal Creek and east of Riviera in PGA West, more
particularly described as:
LOT I OF TRACT 24317-2 (MAP BOOK 213, PAGES 74 & 75)
AND LOT 6 OF TRACT 20713-3 (MAP BOOK 157, PAGE 19-
20 INCLUSIVE)
WHEREAS, said Tentative Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside,
Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the
Planning Director has determined that part of the proposed tentative tract is a part of and is
consistent with teh PGA West Specific Plan, for which an Environmental Impact Report was
certified on May 1, 1984. Based upon the above information, the determination was made that
the proposal will not have a significant adverse impact on the environment; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify the recommendation for approval of said tentative tract
map:
1. That Tentative Tract 27762, as conditionally approved, is consistent with the PGA West
Specific Plan, the goals, policies and intent of the La Quinta General Plan, and the
standards of the Municipal Land Division Ordinance in that the tract complies with the
land use designation for Low Density residential development.
2. That the subject site is physically suitable for the proposed land division.
3. That the design of Tentative Tract 27762 will not cause substantial environmental damage
or injury to fish or wildlife, or their habitat.
RESOPC.108 1
4. That the design of the subdivision, as conditionally approved, will not cause serious
public health problems.
5. The proposed subdivision is not development specific and will not result in any violation
of existing requirements prescribed by the Coachella Valley Water District and the
Regional Water Quality Control Board.
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 constitute the findings of the Commission in this
case;
2. That it does hereby reconfirm the conclusion of the previous Environmental Impact
Report for the PGA West Specific Plan for this Tentative Tract;
3. That it does hereby recommend approval to the City Council of the above -described
Tentative Tract Map 27762 for the reasons set forth in this Resolution and subject to the
attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 8th day of June, 1993, 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.108
2
PLANNING COMMISSION RESOLUTION 93-
CONDITIONS OF APPROVAL - PROPOSED
TENTATIVE TRACT 27762
JUNE 8, 1993
GENERAL
1. Tentative Tract Map 27762 shall comply with the requirements and standards of the State
Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless
otherwise modified by the following conditions.
2. This tentative tract map approval shall expire and become void two years from City
Council approval date unless extended pursuant to the City's Subdivision Ordinance.
3. Tract phasing plans, including phasing of public improvements, shall be submitted for
review and approval by the City Engineer and the Planning and Development Department
prior to any final map recordation activities.
4. Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this approval, the applicant shall obtain permits and/or clearances
from the following public agencies:
- City Fire Marshal
- Public Works Department
- Planning and Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
Applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the
plans.
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Division at the time of the application for a building permit for
the use contemplated herewith.
5. This approval shall be in compliance with all applicable conditions and applicable
provisions of Specific Plan 83-002. Except as provided herein, the approval of this
tentative tract map or any final map for this development shall in no way reduce or
nullify the applicant's responsibility to satisfy Conditions of Approval for underlying
specific plans, tentative map or final maps.
CONAPRVL.083 1
Conditions of Approval
Tentative Tract 27762
June 8, 1993
6. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building permits.
7. The applicant shall complete monumentation of the tract and provide certification of
payment thereof before the final map is signed by the City Engineer.
8. The developer shall retain a qualified archaeologist immediately upon discovery of any
archaeological remains or artifacts and employ appropriate mitigation measures during
project development.
9. Applicant shall create, offer to dedicate, two common area lots with a minimum of 7,200
square feet for the purpose of swimming pools, spas, and other related amenities as
noted:
A. Common Lot A
B. Common Lot B
Development of common Lots "A" and "B" shall be completed prior to the issuance of
the first Certificate of Occupancy on any of the residential lots within this tract.
10. Applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, park lands, drainage basins, common areas, and centralized mail
delivery units.
11. Applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval by the City Council and the date of recording of
the final map unless such easements are approved by the City Engineer.
12. The minimum lot size shall be 7,200 square feet.
13. The minimum frontage of a lot shall be 60 feet, except that lots fronting on knuckles or
cul-de-sacs may have a minimum frontage of 35 feet.
14. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall be
reviewed and approved by the Planning and Development Department prior to any final
map approvals for recordation.
15. The applicant shall comply with the recommendations of the completed noise analysis for
"PGA West".
CONAPRVL.083 2
Conditions of Approval
Tentative Tract 27762
June 8, 1993
16. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Planning and Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Planning and Development Department.
17. The development of custom, single-family lots shall be governed by the Design
Guidelines of Specific Plan 83-002, to assure that building architecture, building
materials and colors, building height and setbacks, and landscape design follow
appropriate design themes throughout the tract.
A. Prior to issuance of an occupancy permit for any house within Tentative Tract
27762, landscaping/groundcover shall be installed and appropriately maintained.
Type of planting, method of installation, and maintenance techniques shall be
subject to plan approval by the Planning and Development Department.
GRADING
18. The applicant or developer shall comply with the requirements of Ordinance 219 for
Fugitive Dust Control.
19. Applicant shall comply with the City's Flood Protection Ordinance.
21. 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 and mitigation measures of the Environmental Impact Report
prepared for Specific Plan 83-002 and Tentative Tract 277762, 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 The Environmental Impact Report prepared for Specific Plan 83-002 and
Tentative Tract 27762, 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 mitigating measures of the Environmental
Impact Report prepared for Specific Plan 83-002 and Tentative Tract 27613. The
Planning and Development Director may require inspections or other monitoring to
assure such compliance.
CONAPRVL.083
3
Conditions of Approval
Tentative Tract 27762
June 8, 1993
22. The applicant shall comply with the requirements of the Coachella Valley Water District
as required in their letter of April 20, 1993.
23. The applicant shall comply with the requirements of the City Fire Marshal, who may
approve alternate means of compliance where deemed appropriate and equivalent to these
standards:
A. Schedule fire protection approved Super fire hydrants, (6" x 4" x 2 1/2" x 2 1/2")
shall be located at each street intersection spaced not more than 330 feet apart in
any direction with no portion of any frontage more than 165 feet from a fire
hydrant. Minimum fire flow shall be 2,500 gpm for 2 hours duration at 20 psi.
B. Applicant/developer shall provide written certification from the appropriate water
company that the required fire hydrants are either existing or that financial
arrangements have been made to provide them.
C. The required water system including fire hydrants shall be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
24. Prior to issuance of any building permit, a separate document bearing the engineer's seal
and signature, that lists actual building pad elevations. The document shall, for each lot
in the tract, state the pad elevation approved on the grading plan, the as -built elevation,
and shall clearly identify the difference, if any. The data shall be organized by tract
phase and lot number and shall be cumulative if the data is submitted at different times.
25. Prior to the recordation of the final map, the applicant shall submit to the Planning
Director the following documents which shall demonstrate to the satisfaction of the City
that the open space/recreation areas and private streets and drives shall be maintained in
accordance with the intent and purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and Restrictions to be recorded; and,
C. Management and Maintenance Agreement to be entered into with the unit/lot
owners of this land division.
The approved Covenants, Conditions, and Restrictions shall be recorded at the same time
that the final subdivision map is recorded.
CONAPRVL.083
Conditions of Approval
Tentative Tract 27762
June 8, 1993
The existing PGA West Property Owners Association shall have the right to lien the
property of any owners who default in the payment of their assessments. Such lien shall
not be subordinate to any encumbrance other than a first deed of trust, provided that such
deed of trust is made in good faith and for value and is of record prior to the lien of the
homeowners association.
FEES AND DEPOSITS
26. In order to mitigate impacts on public schools, applicant shall comply with the following:
Prior to the issuance of any building permits, the applicant shall
provide the Planning and Development Department with written
clearance from the DSUSD stating that the per -unit impact fees
have been paid.
27. The California Fish and Game Environmental filing fees shall be paid. The fee is
$1,250.00 plus $50.00 for the Riverside County document processing. The fee shall be
paid within 24 hours after review by the City Council.
28. Applicant shall pay all fees and deposits required by the City for processing, plan
checking and construction inspection. The fee and deposit amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the City.
MISCELLANEOUS
29. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
30. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and/or signs on the subject property.
31. The developer shall retain a qualified archaeologist immediately upon discovery of any
archaeological remains or artifacts and employ appropriate mitigation measures during
project development as approved by the Planning and Development Department.
CONAPRVL.083
r -) .
PH #5
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 8, 1993
CASE NO: ZONING ORDINANCE AMENDMENT 93-034
APPLICANT: CITY OF LA QUINTA
REQUEST: CONSIDERATION OF AN AMENDMENT TO THE H-C (HILLSIDE
CONSERVATION) ZONE
LOCATION: AREAS ZONED H-C (HILLSIDE CONSERVATION)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 93-266 HAS BEEN PREPARED
FOR THIS PROPOSED AMENDMENT. THE PLANNING AND
DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE
PROPOSED AMENDMENT WILL NOT HAVE A SIGNIFICANT
ADVERSE IMPACT ON THE ENVIRONMENT. THEREFORE A
NEGATIVE DECLARATION HAS BEEN PREPARED AND IS
RECOMMENDED FOR ADOPTION.
BACKGROUND:
The amendment before you is the result of a request from Lusardi Land Company regarding
transfer of development rights (for dwelling units) for property in the Hillside Conservation
Zone. Presently, above the "toe of the slope" land is allowed one unit per ten acres which can
be sold or developed in areas below the "toe of the slope". The present requirements limit the
sale of development rights to areas of the City which have been General Plan designated as
Medium Density (8 un/ac) or higher (except the SR Zone within the Cove area which is single
family on small lots), provided the increase on any particular parcel does not exceed 20% of the
General Plan designation. The Lusardi Land Company found that based on this requirement the
amount of land which could potentially use their development rights is very limited. Attached
are two letters from Paula Norton of Lusardi Land Company documenting the current problem.
As a result of Lusardi Land Company's request, the City Council at their meeting of November
17, 1992, instructed Staff to proceed with a zoning ordinance amendment. The City Council
was presented with several options and the consensus was that the regulations should be changed
to allow transfer of development rights to any residentially zoned property provided the 20% cap
is not exceeded. Therefore, this amendment has been prepared.
PCST.126 1
Since Staff has initiated this zoning ordinance amendment, we are also taking this opportunity
to clarify some wording in the ordinance pertaining to approval procedures and necessary
applications.
PROPOSED AMENDMENTS:
In order to address the concerns of Lusardi Land Company, Staff has prepared an amendment
to Section 9.145.060(C)2 (Trnasfer of Development Rights). Presently the section is worded
as follows:
"By means of sale to any area of the City which has been General Plan designated as
Medium Density (8 units per acre) or higher (except the SR Zone within the Cove area
which is single family on small lots in character), provided the increase for any particular
parcel does not exceed 20% of the General Plan density designation."
Staff is recommending, based on City Council direction, that the section be reworded (new
wording underlined) as follows:
"By means of sale to any area of the City which has been zoned for residential purposes,
provided the increase for any particular parcel does not exceed 20% of the General Plan
density designation."
The sections of the Chapter which Staff is recommending amendment to are, 9.145.055
(Division of H-C Zoned Lands) and Section 9.145.060 (Transfer of Development Rights).
Section 9.145.055 presently reads as follows:
"In order to assure compliance with the provisions of this Chapter where a planned
residential development is not required pursuant to Chapter 9.148, there shall be
submitted, for every property within or partially within H-C zoned land, along with
every tentative subdivision map and parcel map filed for approval, in accordance with
the provisions of Title 13 of this Code, a preliminary grading plan (and other
requirements of this Chapter) showing at least one practical, usable, accessible building
site which can be developed in accordance with the provisions of this Chapter for each
lot or parcel. "
Staff is recommending that the section be reworded (new wording is underlined) as follows:
"In order to assure compliance with the provisions of this Chapter there shall be
submitted for every property within or partially within H-C zoned land, along with every
conditional use permit, tentative subdivision map or parcel map filed for approval, in
accordance with the provisions of Title 13 of this Code, a preliminary grading plan (and
other requirements of this Chapter) showing at least one practical, usable, accessible
building site which can be developed in accordance with the provisions of this Chapter
for each lot or parcel."
PCST.126 2
The second section recommended for amendment is Section 9.145.060(C)1. That section
presently reads as follows:
"A subdivided portion of the same property below the toe of the slope as presented in
a specific plan; or,"
Staff is recommending that the section be reworded (new wording is underlined) as follows:
"A subdivided portion of the same property below 'the toe of the slope', as presented in
a conditional use permit; or,".
The full text of the Hillside Conservation Zone is attached for your review should you wish to
see how these amendments tie in with the overall requirements.
ANALYSIS:
The main revision to this ordinance pertains to the land which development rights or units can
be sold to. They are limited to properties which are General Plan designated for eight dwelling
units per acre or more. By amending this requirement marketability of development rights will
be vastly increased
RECOMMENDATION:
Move to adopt Planning Commission Resolution 93- recommending to the City Council
approval of Zoning Ordinance Amendment 93-034.
Attachments:
1. Staff report to the City Council dated November 17, 1992 (including two letters from
Lusardi Land Company).
2. Draft Planning Commission Resolution
PCST.126 3
�l
i
COUNCIL MEETING DATE: NOVEMBER 17, 1992
ITEM TITLE:
CONSIDERATION OF TRANSFER OF RESIDENTIAL
DEVELOPMENT RIGHTS.
BACKGROUND:
. • a
AGENDA CATEGORY:
PUBLIC HEARING
BUSINESS SESSION:
CONSENT CALENDAR:
STUDY SESSION:
The C;ry has received correspondence regarding the limiLitions ass:,ziated xith sellinS 1: : sfc.i
development rights within the City from Lusardi Land Company. Staff has identified various
options available to council for their consideration.
FISCAL IMPLICATIONS:
None
RECQNI Vti4ENDATION:
APPROVED BY:
By Minute Motion 92- instruct Staff to amend the Hillside Conservation Zone (Chapter 9.145)
and Transfer Development Rights (Chapter 9.146) to permit Hillside transferred units on any
residentially designated property subject to meeting the 20% density increase cap.
Submitted by:
CC114
Approved for submission to City Council:
jcC j. � : �-,. ; " .,,t- �•�.:.-.cam-�
TOM GENOVESE, CITY MANAGER
At
rl
•
Ld
E C I T Y d
f
Wint
1982 - 1992 Ten Carat Decade
TO:
FROM:
DATE:
W11161y a/ 2"fonla
MEMORANDUM
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
THE PLANNING & DEVELOPMENT DEPARTMENT
NOVEMBER 17, 1992
SUBJECT: TRANSFER OF RESIDENTIAL DEVELOPMENT RIGHTS
BACKGROUND:
The City adopted a Hillside Conservation, Zone for the Olsen Space designated property (hillsides
and alluvial fan) in order to control development. In addition, an ordinance was adopted
regarding transfer of development rights. These ordinances permit owners of property within
the Hillside Conservation Zone to retain development rights (at one unit per ten acres) and sell
those rights to other property owners. However, the property which can receive development
rights was limited to property designated for eight units or more or adjacent property in the
Open Space designation. Howver the number of units which could be transferred to a property
can not increase the density by more than 20%.
ANALYSIS:
1. The Lusardi Land Company is currently selling 720 acres to the Bureau of Land
Management and retaining the development rights for the 72 units which they intend to
sell. However, upon research of the ordinances and land use designations, which could
receive the units, Ms. Paula Norton of Lusardi Land found limited sales opportunities.
The attached correspondence from Ms. Norton summarizes her efforts in finding suitable
property.
2. The General Plan has identified the following land use breakdowns within the City:
MEMOJH.240
Designation
VLDR (0-2)
LDR (2-4)
MDR (4-8)
M-HDR (8-12)
HD (12-16)
Open Space (1 du/ 10 ac)
Public Land
Acreage Dwelling, Units Population
1400
2,164
4,111
4110
15,498
29,446
2200
10,433
19,823
19
178
338
318
3,190
6,061
5110
-2723
2,�7
239
454
10,434
31,702
60,233
3. The existing ordinance limits the maximum density increase to 20% when using transfer
development rights. Not all proposed developments will try to maximize density. In
addition, the City can, because of subdivision design and property location, limit the
number of units which can be approved for a proposed project.
4. Ms. Norton would like the City to consider amending the ordinance to permit any
residentially designated property to receive transferrea units.
5. The City when adopting the Hillside Conservation Ordinance, wanted to preserve the
hillsides. By amending the ordinances, an additional incentive would be created to help
achieve this City goal.
OPTIONS:
There are various options available to the City some of which are:
1. Maintain the ordinance as is.
62-Direct Staff to start the process to amend the ordinance to permit transferred units on any
residentially designated property and still retain the 20 % cap.
3. Amend the ordinance to permit transferred units for some of the residentially designated
property and retain the 20 % cap.
4. Amend the ordinance to permit transferred units for some of the residentially designated
property and creating a different percentage cap per property designation.
5. Other comhinarions of above.
MEMOJH.240 2
By Minute Motion 92- instruct Staff to amend the Hillside Conservation Zone (Chapter
9.145) and Transfer Development Rights (Chapter 9.146) to permit Hillside transferred units on
any residentially designated property subject to meeting the 20% density increase cap.
MEMQJH.240
LUSARDI
LAND COMPANY
October 15, 1992
(Yut'�uumIA
P(A:IiNING DEPARTMENT
Mayor John Pena
City Council Members
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
RE: Transfer of Residential Development Rights
Dear Mayor Pena and City Council Members:
I represent 2 clients who own land in the Hillside Conservation
currently negotiating with RTM to 3rnui r0 t-hoi r
properties.
BLM has no interest in paying market price for land with
development rights and would prefer the property owner retain those
rights and sell them land zoned open space.
According to Jerry Herman, Planning Director, the Hillside Zoning
Ordinance Chapters9.146.20 has
rights and for them wed for my clients to to retain
to sell or transfer themata
the development g
later date.
Warner Lusardi owns 720 acres in Section 19 and a portion of
Section 24. Edith Minsky owns 656 acres in Section 25. (See map
attached.) All 1,376 acres are in the Hillside Conservation Zone.
Mr. Lusardi has 72 residential development rights and Mrs. Minsky
has 66 residential development rights.
Since the HC Zone has been adopted there has been no transfer or
credits ever sold. The idea is an excellent one, however Chapter
9.145.060 Section C2 limits the land owner to whom they can sell
to. According to this Section development rights can only be sold
to property that is General Planned Medium Density or higher. This
makes it very difficult to sell development rights since the
majority of the city is zoned low density residential. I have
contacted the property owners iii t:ie laedium density or hiyiitrt 4utie5
to see if they would be interested in purchasing any development
rights. I have found only 1 developer who might be interested in
26 units. That leaves us with 136 units we cannot sell.
San Marcos Office • 1570 Vnda Vista Drive • San Marcos, California 92069 • (619) 744-9382 / FAX 471-4892
Coachella Valley Office • 86-705 Avenue 54, Suite A • Coachella, Califomia 92236 • (619) 399-3006 / FAX 399-1544
City of La Quinta
October 15, 1992
Page 2
According to my records there is 1,626 acres of hillside property
in the -city limits of which my clients own 1,376 acres zoned
Hillside Conservation. On the basis of one residential unit per
10 acres this would allow 162 units to be transferred.
To help BLM acquire the hillsides at an affordable price and allow
the existing property owners to obtain closer to market prices by
selling their development rights, I request that the City review
the Hillside Conservation Zone and consider amending Section
9145.060 C.2. The proposed amendment would allow the transfer to
any area of the city which has been designated residential land use
and not limit the area to medium density or higher, provided the
increase for any particular parcel does not exceed 20% of the
General Plan density designation.
Sincerely,
Paula Norton
PN:jc
LUSARD"
LAND COMPANY
October 16, 1992
Jerry Herman
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
Dear Jerry:
Listed below is a summary of properties general planned medium
density residential or higher. As you can see, there are only 472
acres out of 18,345 acres in the city that even qualify for the
density transfer.
Area #1: 1300 acres
0 units
La Quinta cove area does not qualify
according to the HC Zone.
Area ;2: 20 acres
48 potential units
Fritz Burns, the owner of Area 2, owns 80
acres of HC land on the west side of the city
that he could transfer 8 development rights to.
12 units x 20 = 240 x 20%
48 potential units
Area #3:
Santa Rosa Cove - existing residential area.
Area ;4:
Existing residential area.
Area #5:
Residential area under development.
Area #6:
53 acres planned MDR.
53 acres x 8 units = 424 x 20%.
bD Pot.elluial Units.
31 acres owned by Landmark will be on the
market soon. Remaining parcel is interested
in acquiring 22 credits.
50 acres
0 units
25 acres
0 units
125 acres
0 units
53 acres
85 potential units
San Marcos Office • 1570 Linda Vista Drive • San Marcos, California 92069 • (619) 744-9382 / FAX 471-4892
Coachella Valley Office • 86-705 Avenue 54, Suite A • Coachella, California 92236 • (619) 399-3006 / FAX 399-15"
City of La Quinta
October 16, 1992
Page 2
Area #7:
Duna La Quinta
Existing development with 6 acres vacant.
44 units approved x 20% = 8.8 units
Area #8:
Existing residential area.
Area #9:
Mixed/regional commercial.
100 acres has some potential for high
density residential.
148 acres
9 potential units
20 acres
0 units
300 acres
320 units
16 units x 100 acres = 1600 x 20% 320 potential units
Area :�10:
15 acres planned HDR.
Approved for 16 units per acre.
They are not interested in any additional
units.
Area #11:
Happy Point Ranch
Medium density residential.
20 acres x 8 units = 160 x 20%
Area #12:
15 acres
0 units
20 acres
32 potential units
32 potential units.
Palm Royal - 80 acre existing developments.
Dean Homes - 10 acres developed & 35 acres
planned.
Area #13:
33 acres zoned 16 units/acre.
Planned MDR
33 acres x 16? units = 528 x 20%
105 potential units ?
Area zoned High Density, however general
plan calls for medium density residential.
125 acres
0 units
33 acres
105 potential
City of La Quinta
October 16, 1992
Page 3
Area #14:
40 acres planned HDR
40 acres x 16 units = 640 x 20%
128 potential units.
TOTAL:
40 acres
128 potential units
2,274 acres
727 potential units
Out of the 2,274 total acres, 1,802 acres are developed or planned
and only 472 acres would qualify for density transfer. According
to the Draft General Plan there is a total of 18,345 acres of which
2-1/2% or 472 acres are planned Medium/High Density Residential.
At this time Craig Bryant is the only one interested in purchasing
L� consider b,,,,;"g 2E un-,,_--. rro
ii2 is cons �1
other developer has an interest at this t-!Lm . That leaves us with
112 units still to sell and no market to sell them to.
I have estimated that there is 2,200 acres of Hillside Conservation
zoned land that is privately owned. (See enclosed map.) This
would allow 220 residential development rights to be sold based on
1 unit per 10 acres.
Even though 727 potential units sounds like a lot, this would be
over a 50 year time period. Our market is the land owner who would
be interested in developing their property over the next 5 years
andnot all developers are interested in increasing their density.
Please give me a call if you have any questions. I hope this
information helps you convince the Mayor and City Council that the
HC Zone needs to be amended.
Sincerely,
TiX19671406rt�on
PN:jc
9.145.005
Chapter 9.145
HC ZONE (HILLSIDE CONSERVATION ZONE)
Sections:
9.145.005
Generally.
9.145.010
Purpose and intent.
9.145.015
Application to property.
9.145.020
Permitted uses.
9.145.025
Conditional use permit review required.
9.145.030
Design review.
9.145.035
Engineering reviews required.
9.145.040
Other studies required.
9.145.045
Grading, grubbing and scarring control.
9.145.050
Development standards.
9.145.055
Division of HC zoned land.
9.145.060
Transfer of development rights.
9.145.065
Alteration of the location of the toe of the slope.
9.145.070
Recreationallopen space ownership and maintenance.
9.145.075
Change of designation.
9.145.005 Generally.
A. The Hillside Conservation (HQ zone applies to all land within the city designated in the general plan
as "`open space."
B. The hillside conservation (HC) chapter applies specifically to land meeting the definitions of being
above "the toe of the slope," as defined in Section 9.145.015, within the following nineteen sections (San
Bernardino Base and Meridian) within the city:
T5S, R7E: Sections 19, 25, 30;
T5S, R6E: Section 36;
T6S, R6E: Sections 1, 12, 13, 24, 25;
T6S, R7E: Sections 6, 7, 8, 17, 18, 19, 20, 28, 29, 30.
C. The HC chapter shall also apply to each and every parcel of land within the city (without otherwise
being noted on exhibit or map which is added to the city by annexation, dedication, or other means) meeting
the definitions of being above "the toe of the slope."
D. Except as specifically provided elsewhere in this title, any and all disturbance of natural terrain, grubbing,
grading, new use, and every new building and premises or land in the HC zone shall be used for or occupied -
and every building shall be erected, constructed, established, altered, enlarged, maintained, moved into or
within such HC zone exclusively and only in accordance with regulations set forth in this chapter. (Ord. 147
§ 1 (part), 1989)
9.145.010 Purpose and intent.
A. The purpose of this chapter is twofold:
1. To define those hillside areas which are not developable, from either a public safety or engineering
perspective, and to prevent inappropriate development on them; and
2. For those hillside areas which are developable, to ensure the safety of the public, and to ensure that
the placement, density, and type of all hillside development within the city is suitable to the topography of
the existing terrain, that proposed developments will provide for minimal disturbance of the existing terrain
and natural habitat, and that the natural hillside characteristics will be retained wherever practicable.
B. It is the further purpose of this chapter to implement the goals and policies of the general plan and
to achieve the following objectives:
1. To protect the public from hazards associated with hillside development, including seismic activity,
288-7 aA Qavnta 3-93)
9.145.010
landslides, flooding, inaccessibility from fire and emergency services, lack of water for fire control, wild
fires, collapse of roads, and similar risks;
2. To protect and conserve hillside ecosystems through the retention of unique natural topographic
features and hillside characteristics, including drainage patterns, streams, slopes, ridgelines, rock out-
croppings, vistas, natural vegetation, and the habitats and migratory routes of animals;
3. To maximize the retention of the city's natural topographic features, including, but not limited to,
mountainsides, mountain faces, skyline profiles, ridgelines, ridgecrests, hilltops, hillsides, slopes, arroyos,
ravines, canyons, prominent vegetation, rock outcrops, view corridors, and scenic vistas, through the
careful limitation and selection of bull ding sites and building pads on said topographic features, thereby
enhancing the beauty of the city's landscape;
4. To assure that developmental use of said topographic features will relate to the surrounding
topography and will not be conspicuous and obtrusive because of the design and location of said
developmental use;
5. To reduce the scarring effects of excessive grading for roads, building pads, and cut and fill slopes;
6. To balance public and private interests while preserving the hillsides. (Ord.147 § 1 (part), 1989)
9.145.015 Application to property.
A. In the city general plan, all hillsides and some alluvial fans are designated "open space." In general,
the dividing line between open space and other land uses is meant to follow and be bounded by "the toe
of the slope." The area above "the toe of the slope" includes not only hillsides, but also alluvial fans which
are not protected by flood control structures, and drainage ways and stream courses which have some
potential for flooding. In general, alluvial fans not exceeding twenty percent slope are developable
consistent with this chapter either through the transfer of residential units from contiguous hillside areas,
by change of designation (Section 9.145.075) by providing flood protection (Section 9.145.065)
B. For any parcel subject to the jurisdiction of the city, the city engineer, upon viewing the site and
considering a land suitability study (containing all the requirements in Section 9.145.035) submitted by
the applicant shall determine the boundary between the developable and the undevelopable portions of
the parcel by locating "the toe of the slope", using the following criteria (more than one criterion may
apply):
1. The point where water -borne alluvial material not exceeding twenty percent slope begins to collect
to a depth of one foot or more;
2. The dividing line between steeper rock formations and more gently sloping alluvium, i.e., where
there is a noticeable break in the angle of slope from steep to shallow;
3. Where the angle of slope exceeds twenty percent;
4. An area unprotected from flooding potential, i.e., an area above the uppermost flood control
structure which intercepts runoff (in the form of either natural water courses or as overland sheet flow)
and directs it to a controlled stormwater diversion channel (see Section 9.145.065). (Ord .147 § 1(part),
1989)
9.145.020 Permitted uses.
A. No development (except as provided under subsection D of this section) shall be approved for
slopes exceeding twenty percent.
B. The following are exempt from the requirements of this chapter. tracts and specific plans already
approved.
C The following uses within the HC zone shall be permitted on alluvial fans with slopes not exceeding
twenty percent:
1. Golf courses (not including above -ground structures), but permitting fairways, greens, tees, and
golf -cart paths to access them;
2. Flood -control structures;
3. Parks, lakes, and passive recreation facilities;
4. Water wells, pumping stations, and water tanks (if properly screened or painted);
5. Power, telephone, and cable substations and transmission lines (if properly screened or painted);
6. T.V., cable, and radio antennas;
289
9.145.020
7. Hiking and equestrian trails;
8. Single family residential uses;
9. Accessory uses necessary to accomplish the permitted uses such as roads, gate -houses, on -site
subdivision signs, parking lots, noncommercial community association, recreation, and assembly buildings
and facilities.
D. The following uses within the HC zone shall be permitted on slopes exceeding twenty percent:
1. Hiking and equestrian trails not permitting vehicles;
2. Access roads which shall be non -visible unless applicant can prove to the city that the only access
to a non -visible area must traverse a visible area. (Ownership or non -ownership of property is not
sufficient proof of reason to place a road in a visible area.) Roads cannot exceed fifteen percent grade.
(Ord.147 § 1 (part), 1989)
9.145.025 Conditional use permit review required.
All development within the HC zone shall file and receive approval (or modification) of plans by
means of the conditional use permit approval processes described in Chapter 9.172 plus all requirements
of this chapter. (Ord. 147 § 1 (part), 1989)
9.145.030 Design review.
All development in the HC zone shall be subject to design review pursuant to Chapter 9.183 of this
title. "Development" in this context shall include the following: grading, building, grubbing, or permitting
any heavy equipment (equipment whose function is digging, clearing, earth -moving, grading, or a similar
function disruptive to the natural terrain) access to the HC zone property. (Ord.147 § 1 (part), 1989)
9.145.035 Engineering reviews required.
A. For every home site or for every subdivision proposed within the HC zone, the following reports
shall be prepared by a California -licensed engineer (licensed in the appropriate discipline), and filled with
the city engineer (unless specifically waived by the city engineer based on a site visit to the proposed site):
1. Hydrology, drainage, and flooding report for all sites;
2. Soil survey of the sites proposed attesting to stability of all sites, and the appropriateness of the
construction method proposed;
3. Underlying geology/engineering report, attesting to stability of all sites;
4. Seismic analysis attesting to the stability of the site(s) and addressing the potential of material
above the site(s) impacting the site(s);
5. Access plan showing the preliminary engineering for roads giving access to the proposed site(s);
6. Grading plan for the construction site(s) and access routes.
7. A utility plan demonstrating the feasibility of providing water for domestic and fire suppression
purposes, sewer, power, and other utilities, especially with regard to the scarring effects of the grading
necessary to install such utilities.
B. The city engineer shall specifically approve each proposed site and access route based on the
submitted reports. (Ord.147 § 1 (part), 1989)
9.145.040 Other studies required.
The following studies shall be filed with the planning and development department as a part of the
application process:
A. All development in the HC zone shall be subject to a review by a qualified biologist, which
addresses the following:
1. Natural vegetation and native plants which may be affected by the project;
2. Wildlife habitats, migratory routes (e.g., for Bighorn sheep), and native animal species;
3. Plan to maintain corridors for wildlife habitat and movement of animals within HC zone.
B. All development in the HC zone shall be subject to a review by a qualified archaeologist, which
addresses the following.
1. A thorough examination of the site for archaeological remains;
2. A plan for the salvage of any significant findings;
290
9.145.040
3. A review of the site for any significant historic or cultural resources.
C. A plan for the preservation of all areas exceeding slopes above ten percent as specified in Section
9.145.045(J), including:
1. The designation of all areas exceeding ten percent slope, with the degree of slope noted, and the
calculation of the percent to be left undisturbed;
2. The designation of all water courses both natural and man-made, with plans for the preservation
and/or reintroduction of drought tolerant plants. Water courses shall be designated as open space;
3. A monitoring program (following CEQA) for the preservation of open spaces. (Ord.147 § 1(part),
1989)
9.145.045 Grading, grubbing and scarring control.
A. No permits shall be issued for any grading, grubbing, building or structure in the HC zone until
grading plans, slope planting and irrigation plans, and building elevations for design review have been
submitted to the planning commission for recommendation and to the city council for approval. In
reviewing plans for grading, slope planting and irrigation, native revegetation, mitigation of scarring
caused by grubbing and grading, preservation of the natural state of the hillsides and water courses (based
on slope angle) and building elevations, the commission and council shall consider the purpose and intent
of this chapter and the criteria established in Section 9.145.050, together with applicable standards and
shall approve the design if all applicable provisions are met.
B. Conditions may be applied when the proposed development does not comply with applicable
standards and shall be such as to bring such development into conformity or the plans and drawings may
be disapproved and the city shall specify the standard or standards that are not met.
C. The applicant or developer shall be responsible for the maintenance of all slope planting and
irrigation systems until such time as the properties are occupied or until a homeowner's association
accepts the responsibility to maintain the landscaping in common areas, or other maintenance district
formation is established.
D. Any person who fails to protect the natural terrain, defaces, grades, grubs, scars, or otherwise
disrupts the natural terrain in the HC zone without prior city approval of plans for such work, subject to
this chapter, shall have created a public nuisance which shall be abated. Abatement may include the
property owner undertaking the restoration (under city supervision and monitoring), or that failing,
city -contracted restoration of the disrupted area. The property owner may be charged the cost of the
restoration together with the direct costs of supervision and monitoring of the restoration. If the property
owner fails to reimburse the city the costs incurred, a lien against the property for payment may be
instituted and collected.
E. Any plans which are being considered by the city for possible approval of development shall at
the time of discovery of the creation of the public nuisance be denied by the considering body. After such
time as the public nuisance has been completely abated, the plans may be resubmitted, upon payment of
all required fees.
F. The provisions of this section shall be in addition to other Municipal Code titles and regulations
applicable to grading activities within the city. No grading shall be conducted, nor shall any grading permit
be issued for any grading in the HC zone until grading plans and special drawings showing grading and
topography as viewed from critical locations within the neighborhood or community have been submitted
to the planning commission for recommendation and to the city council for approval.
G. The commission and council shall consider the following matters of particular concern in their
review of grading proposals in the HC zone. Conditions may be attached to the approval of grading plans
so as to achieve the purpose and intent of this chapter and the following objectives:
1. The health and safety of the public;
2. The preservation of vegetation and animal habitat, designation of stream courses as open space,
preservation of habitat corridors, encouraging revegetation with drought -tolerant native species;
3. The avoidance of excessive building padding or terracing and cut and fill slopes to reduce the
scarring effects of grading;
4. The encouragement of sensitive grading to ensure optimum treatment of natural hillside and
arroyo features; and,
291
9.145.045
5. The encouragement of imaginative grading plans to soften the impact of grading on hillsides,
including rolled, sloping, or split pads, rounded cut and fill slopes, and post and beam construction
techniques;
6. The maximum retention of vistas, and natural topographic features including mountainsides,
ridgelines, hilltops, slopes, rock outcroppings, arroyos, ravines, and canyons.
H. All land areas with twenty percent or greater slope shall not be graded in any manner except at
the specific discretion of the city council, and only where it can be shown that a minimum amount of
development is in the spirit of, and not incompatible with, the purposes and policies set forth in this
chapter.
I. The following table indicates those minimum percentages of the ground surface of a site which
shall remain in a natural state (no cut or fill or grubbing) or be developed solely for recreational purposes
based on the average percent slope of a parcel:
Table of Natural Site to be Preserved
Average Percent Slope of Site
10.0-12.4
12.5-14.9
15.0-17.4
17.5-19.9
20.00 or more
(Ord.147 § 1 (part), 1989)
Minimum Percent of Site to Remain
in Natural State (no Cut or Fill or
Grubbing) or be Developed Solely
for Recreational/Open Space
Purposes
70.0
77.5
85.0
92.5
100.0
9.145.050 Development standards.
A. Maximum density and minimum lot permitted. In the HC zone the maximum density permitted
shall be one residential unit per ten acres. On a contiguous parcel which includes areas both above and
below the "toe of the slope", residential units may be clustered together below the "toe of the slope" to
take advantage of buildable areas with lower slope angles, provided the overall density for the parcel of
one unit per ten acres is not exceeded. Structures shall remain single family, separated, on individual lots
having an area of at least seven thousand two hundred square feet.
B. Yard (setback) Requirements. The requirements for R-1 zone shall apply.
C. Heights. The requirements for R-1 zone shall apply, except that no structure shall be placed in
such a way that its out:ine is visible above a ridgeline.
D. Auto storage. On -site parking requirements shall follow Chapter 9.160.
E. Equipment. No roof -top equipment for heating, cooling or other purposes will be permitted.
F. Architectural treatment. The architectural treatment of structures within the HC zone shall be
compatible with the setting of the structure and shall be generally consistent with requirements of the
desert setting and other architectural treatments found elsewhere in the city. Use of indigenous materials
for the structure of walls should be encouraged. Fencing and walls must follow SR Zoning requirements.
G. Landscaping. On the cut or pad occupied by the structure, landscaping may be left to the choice
of the homeowner, providing some selection of drought -tolerant species is observed. Elsewhere on the
site (or open space), native vegetation shall be undisturbed (or recreated after approved grading).
H. Utilities. All utilities shall be placed underground, except for water tanks and substations which
shall be appropriately screened and/or painted in colors to blend into the background. (Ord 147 § 1
(part),1989)
9.145.055 Division of HC zoned lands.
In order to assure compliance with the provisions of this chapter where a planned residential
292
9.145.055
development is not required pursuant to Chapter 9.148, there shall be submitted, for every propertywithin
or partially within HC zoned Iand, along with every tentative subdivision map and parcel map filed for
approval, in accordance with the provisions of Title 13 of this code, a preliminary grading plan (and other
requirements of this chapter) showing at least one practical, usable, accessible building site which can be
developed in accordance with the provisions of this chapter for each lot or parcel. (Ord.147 § 1(part),
1989)
9.145.060 Transfer of development rights.
A Transfers of development rights shall follow the procedures and standards presented in Chapter
9.146.
B. Any owner of property within the HC zone may transfer development rights from the HC zone
on the basis of one residential unit per ten acres.
C. The property receiving the transfer of development rights may be:
1. A subdivided portion of the same property below "the toe of the slope," as presented in a Specific
Plan; or,
2. By means of sale to any area of the city which has been general plan designated as medium density
(eight units per acre) or higher (except the SR zone within the cove area which is single family on small
lots in character), provided the increase for any particular parcel does not exceed twenty percent of the
general plan density designation.
D. Any owner of property'within the HC zone may sell, bequeath or transfer the development rights
of the property, in accordance with this chapter and Chapter 9.146 to any governmental jurisdiction or
any properly organized nonprofit organization whose charter allows for the ownership and/or transfer of
development rights. The governmental jurisdiction or nonprofit organization may retain or sell or transfer
acquired development rights in accordance with Chapter 9.146. (Ord.147 § 1 (part), 1989)
9.145.065 Alteration of the location of the toe of the slope.
If, as a result of an approved developmental project, a flood control structure is placed higher on a
hillside area so that an area of alluvial fan becomes protected from flooding potential (or if the location
of the toe of the slope is moved by a;,tering some other criterion), the new area below "the toe of the
slope" shall remain zoned HC, and the conditional use permit approved for the site shall determine the
effective density of the developable Portion by virtue of the transfer of development rights from the
hillside areas to the developable portion of the property. (Ord. 147 § 1 (part),1989)
9.145.0 70 Recreational/open space ownership and maintenance.
A. Those areas located within a hillside development controlled by this chapter which are to remain
as undeveloped open spaces, such as undevelopable slopes and natural landmarks, etc., which are to be
used for game preserve, recreational, or open space purposes, may be offered, through dedication, to a
governmental jurisdiction, or to a not -for -profit land trust, conservancy, or similar organization whose
charter allows for the ownership of development rights which will preserve the natural open space of the
hillside area in perpetuity.
B. If, however, the public agency, or city, or land trust, conservancy, or similar organization does not
accept such an offer (or if such an offer is not made), the developer shall make provisions for the ownership
and care of the open space in such a manner that there can be necessary protection and maintenance
thereof. Such area shall be provided with appropriate access and shall be designated as separate parcels
which may be maintained through special fees charged to the residents of the subject development or
through an appropriate homeowner's association or maintenance district. Where necessary and appro-
priate, maintenance in perpetuity shall be guaranteed through the bond of the developer. (Ord.147 § 1
(part),1989)
9.145.075 Change of designation.
All lands within the hillside conservation zone are designated on the general plan land use map as
"open space." A property owner may propose a change of designation from "open space" and HC zones
by means of all of the following procedures:
293
9.145.075
A. General plan amendment from "open space" designation to an equally appropriate category.
B. A change of zone from HC to an equally appropriate zone.
C. Submission of a specific plan for the property.
D. Satisfaction of the engineering and other reviews required in Sections 9.145.035 and 9.145.040.
E. Compliance with all other sections of this chapter except Sections 9.145.020; 9.145.050(A), (B)
and (C); 9.145.060, and 9.145.065. (Ord.147 § 1 (part), 1989)
294
PLANNING COMMISSION RESOLUTION 93-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, RECOMMENDING TO THE CITY COUNCIL
AMENDMENT TO THE MUNICIPAL CODE REGARDING CHANGES
TO THE H-C ZONE (HILLSIDE CONSERVATION).
ZONING ORDINANCE AMENDMENT 93-034
WHEREAS, the Planning Commission of the City of La Quinta did on the 8th
day of June, 1993, hold a duly noticed public hearing pertaining to various amendments to the
H-C Zone; and,
WHEREAS, this Ordinance Amendment has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" (County of
Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in
that the Planning Director has conducted an updated initial study and has determined that the
proposed Ordinance Amendment will not have a significant adverse effect on the environment
and that a Negative Declaration is hereby recommended; 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 Ordinance Amendment:
1. The Ordinance 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 Amendment will provide for the updating of several sections of the H-C Zone.
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 93-266,
indicating that the proposed Ordinance Amendment will not result in any significant
environmental impacts and that a Negative Declaration should be adopted;
RESOPC.109 1
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.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 8th day of June, 1993, 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.109
Planning Commission Resolution 93- Exhibit "A"
ZONING ORDINANCE AMENDMENT 93-034
Section 9.145.055 (Division of H-C Zoned lands) is hereby amended as follows:
"In order to assure compliance with the provisions of this Chapter there shall be
submitted for every property within or partially within H-C zoned land, along with every
conditional use permit, tentative subdivision map or parcel map filed for approval, in
accordance with the provisions of Title 13 of this Code, a preliminary grading plan (and
other requirements of this Chapter) showing at least one practical, usable, accessible
building site which can be developed in accordance with the provisions of this Chapter
for each lot or parcel."
Section 9.145.060 (Transfer of Development Rights) is hereby amended as follows:
Section 9.145.060(C)1, is to read as follows:
A subdivided portion of the same property below "the toe of the scope" as
presented in a conditional use permit; or,
Section 9.145.060(C)2, is hereby amended as follows:
"By means of sale to any area of the City which has been zoned for residential
purposes, provided the increase for any particular parcel does not exceed 20 % of
the General Plan density designation."
RESOPC.109 3
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 8, 1993
CASE NO: PLOT PLAN 93-500
PROJECT: APPROVAL OFF -WATER ARCHITECTURAL PLANS FOR PHASE
I OF THE AVANTE COLLECTION IN TRACT 26152 - LAKE LA
QUINTA FOR MODELS AND SINGLE FAMILY HOMES
APPLICANT: LANDREX
REPRESENTATIVE: ROBERTS. RITCHEY, AIA
LOCATION: EAST OF WASHINGTON STREET AND NORTH OF 48TH AVENUE
BACKGROUND:
Tract 26152 (formerly TT 24230) was approved by the City Council on July 3, 1990. At that time eight
unit types were approved for construction. Of these eight units, four off -water designs for the Marquessa
on Lake La Quinta project were approved. The off -water products consisted of three single story designs
and one two story design. The applicant was Wilma Pacific. None of the units were ever constructed.
NEW PROPOSAL:
The current applicant, LANDREX, proposes to build three single story family units ranging from 1909
square feet to 2565 square feet in size. The applicant will offer a variety of front elevation styles with
Model "A" having three, "B" with four and "C" with three designs. Each unit has an attached two car
garage.
Model "C" features an optional guest house or optional four bedroom and three and a half bath. The
guest house has one bedroom and one bath. All units offer covered patios. A model complex is
proposed that will feature three units. The model complex will be built on Lots 167, 168, and 169, with
a temporary parking lot on Lot 166, all located on the east side of Via Orvieto. In addition, nine units
are proposed in Phase I on Lots 127 through 135 located on Via Soud, a cul-de-sac street. The proposed
units feature the following:
Model
Area
Bedroom
Bath
A
1,909
3
3
B
2,435
3
3
4-option
3.5-option
1 + guest house option
C
2,565
3
3.5
PCST.128
1
The architectural style is a contemporary Spanish -Mediterranean, with glazing as a prominent
feature. The units have varied roof designs and architectural ornamentation. Height of these
units is 20-feet not including chimneys, except for Model "C" which is 22-feet not including
chimneys.
Exterior plaster colors include Vintage, French Vanilla, and Adobe manufactured by La Habra
Stucco. Roof material is flat concrete tile of a light variegated buff color. Window frames will
be white metal. A color and materials board has been submitted.
DESIGN REVIEW BOARD REVIEW:
On June 2, 1992, the proposed models and homes were reviewed by the Design Review Board.
Discussion focused on the amount of glazing, energy calculations, and the varied architectural
design. The architectural design was considered pleasing and no modifications were requested
by the Board members. The plans were approved as submitted.
RECOMMENDED CONDITIONS:
1. The front yard of all lots, and in addition the street side yard of corner lots, shall be
landscaped to property line, edge of curb, sidewalk, or edge of street pavement, which
ever is furthest from the residence.
2. The landscaping shall include trees (minimum two 15-gallon trees on interior lots and
five 15-gallon trees on corner lots), shrubs, and groundcover and/or hardscape of
sufficient size, spacing and variety to create an attractive and unifying appearance.
Landscaping shall be in substantial compliance with the standards set forth in the Manual
on Architectural Standards and the Manual on Landscaping Standards as adopted by the
Planning Commission. A landscaping and irrigation plan for the Phase I construction
shall be submitted to the Department of Planning and Development.
3. A permanent water -efficient irrigation system shall be provided for all areas required to
be landscaped.
4. The landscaping shall be continuously maintained in a healthy and viable condition by
the property owner.
5. The standards of the R-1 Zoning shall be met (e.g., setbacks, etc.).
6. A minimum four -inch stucco pop -out shall be used around all exterior sliding glass doors
and windows on side and rear elevations to ensure architectural compatibility and to
provide minimum shading from the exposure to the sun.
7. If the model homes are converted to sales office (e.g., converted garages, etc.) as part
of the marketing program for the tract, the Applicant shall file with Staff a floor plan or
Letter of Intent detailing the work to be done. A cash bond or another type of security
should be posted to ensure that the home(s) is reconverted prior to its sale and/or
occupancy.
PCST.128
RECOMMENDATION:
Review plans in conjunction with Staff comments and determine acceptability. The Design
Review Board recommendation will then be forwarded to the Planning Commission.
Attachments:
1. Site plan of tract
2. Architectural plans
PCST.128
BI #2
DATE:
APPLICANT:
OWNER:
REQUEST:
LOCATION:
BACKGROUND:
PLANNING COMMISSION
STAFF REPORT
JUNE 8, 1993
MS. HEIDI MURPHY (O'DONNELL/ATKINS CO.)
OAK TREE FEDERAL SAVINGS BANK (STEVE BARNES)
PLOT PLAN 89-413/PGA WEST RESORT HOTEL AND RELATED
ANCILLARY HOTEL USES; A REQUEST FOR A SECOND
EXTENSION OF TIME
WITHIN THE PGA WEST DEVELOPMENT; NORTH SIDE OF PGA
BOULEVARD AT JACK NICKLAUS
The PGA West Specific Plan 83-002 was originally approved by the City Council on
May 15, 1984, subject to conditions. On September 20, 1988, the City Council
amended the project to add 350 hotel rooms. In June 1989, the Specific Plan was
amended to increase the size of the project by 21.5 acres. The project now contains
1, 686 acres generally bounded by Avenue 54 on the north, Avenue 58 on the south,
the All -American Canal/Lake Cahuilla on the west, and Madison Street on the east.
The approved project includes 5,000 residential units, 20 acres of commercial, a
major recreational center, and a 65-acre resort village containing 1000 hotel rooms,
ancillary hotel uses, and retail shops.
The original history of the project is as follows:
1. The PGA West Specific Plan 83-002 received original approval in May of 1984.
The approval consisted of 400 hotel rooms plus 250 additional
apartment / condominiums or hotel rooms. The Hotel was limited to a height of
four stories.
2. An EIR was certified ( containing Statements of Overriding Considerations) by
the City council on May 1, 1984.
3. Amendment #1 of PGA West was approved on September 20, 1988, increasing
the hotel rooms from 650 to 1000 and increasing the hotel height from four to
six stories.
4. A supplemental EIR focused on traffic generation/circulation was prepared for
Amendment #1. Mitigation measures which reduced potential circulation
impacts were adopted.
5. Amendment #2 was approved by the City Council in June 1989, which
increased the overall project size of PGA West by ±21.5 acres. No other
changes were approved.
STAFFRPT . 008
6. The original PGA West Specific Plan envisioned the project to be a resort
destination providing recreational amenities for permanent and seasonal
residents and hotel guests.
7. PGA West has been reviewed under CEQA previously. Most of the impacts
were mitigated. For those that could not be mitigated, a statement of
overriding consideration was adopted. The proposed Hotel and related
facilities have therefore been adequately reviewed and addressed.
8. In 1990, the Planning Commission approved a three year time extension for
Landmark Land Company pursuant to their written request of May 4, 1990.
The case will expire on June 27, 1993.
9. On May 7, 1993 a request was filed to extend the project.
ANALYSIS:
The property is currently owned by the Resolution Trust Corporation and it will be
auctioned in the near future along with other Oak Tree Federal Savings assets. It
is Staffs understanding that the auction will be held in July. The Applicant would
like to retain the original 1989 approval because the property is being sold with its
past city entitlements.
The Hotel and related uses are consistent with the current General Plan policies and
generally with the PGA West Specific Plan. The Conditions of Approval for the
Specific Plan still apply to this Plot Plan, and the architectural style of the Hotel nd
ancillary uses is contemporary and in keeping with the current style of the existing
clubhouse and gate houses.
In conclusion, Staff is recommending minor amendments to the original Conditions of
Approval. Staffs changes are noted in the attached draft Conditions of Approval.
FINDINGS:
1. Plot Plan 89-413, as conditioned, is consistent with Specific Plan 83-002 (as
amended) and with the goals and policies of the La Quinta General Plan and the
standards of the Zoning Ordinance.
2. The subject site is physically suitable for the proposed development.
3. The design of Plot Plan 89-413 is not likely to cause substantial environmental
damage or injury to fish or wildlife or their habitat, or cause serious public
health problems.
4. The development of the project, as conditioned, will be compatible with the
surrounding area.
5. The Specific Plan was originally envisioned and considered by the City to
function as a major residential, recreational, and resort project oriented
around golf & tennis. The ultimate development of this project will meet this
end.
STAFFRPT . 008
6 . The Specific Plan approval contained conditions to ensure among other things,
consistency with the General Plan and mitigation of environmental
consequences.
7. The Specific Plan EIR was certified as adequate and complete. Said
certification contained the adoption of "Statements of Overriding
Considerations" and "CEQA Findings and Statements of Fact".
The supplemental EIR, focused on traffic generation/circulation, identified
circulation impacts and mitigation measures which reduced the potentially
significant circulation impacts associated with Amendment #1 was certified as
adequate and complete. Based upon the prior environmental review, it is
determined that no additional environmental review is required.
RECOMMENDATIONS:
Based upon the above Analysis and Findings, it is recommended that a one year
extension of Plot Plan 89-413 be approved by Minute Motion, subject to the attached
modified conditions.
Attachment:
1. Site plan with elevations
2. Agency comments
3. Proposed Conditions of Approval
STAFFRPT . 008 3
CONDITIONS OF APPROVAL - RECOMMENDED
PLOT PLAN 89-413 - 2ND TIME EXTENSION
JUNE 8, 1993
* Modified by Planning Commission on June 8, 1993
** Added by Planning Commission on June 8, 1993
1. The development of the site shall generally be in conformance with the
Exhibits contained in the file for Plot Plan 89-413, unless otherwise amended
by the following conditions.
*2. The approved Plot Plan shall be used by June 27, 1994; 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 to completion.
3. Plot Plan 89-413 shall comply with the original and modified conditions for
Specific Plan 83-002.
4. Prior to issuance of a building permit, the Applicant shall:
a. Submit, for Planning Director approval, a final landscape plan showing
location, size and type of all landscape material to be used.
b . Provide written verification from the Coachella Valley Water District and
the Fire Department that their concerns/requirements have been
satisfied.
5. An access from PGA Boulevard shall be provided for the hotel wing fire lane.
The median opening design shall be the minimum needed. It is not the intent
to design/construct the median opening for the general public.
*6. Outside lighting shall be shielded and directed so as not to shine directly upon
adjoining property or public rights -of -way. The provisions of the "Dark Sky
Ordinance" ( Chapter 9.210) shall be met.
**7. Appropriate and adequate service delivering areas (loading facilities) and
trash facilities shall be provided as required by the Off -Street Parking Code.
The facilities shall include areas for recycling bins and be approved by Staff
during the final review process.
**8. A Transportation Demand Management Plan shall be submitted (Ordinance 217)
if the project or the ultimate development of the site employs 100 or more
persons. The plan can be prepared by either the property owner or the hotel
operator. The plan shall be submitted and approved by the Director of
Planning and Development.
**9. The provisions of the City's newly adopted Landscape Water Conservation
Ordinance (#220) shall be met.
CONAPRVL.002/CS
13,
ISO
7
LAKE
ANNEXATIpN
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COACHELLA VALLEY UNIFIED SCHOOL DISTRICT
POST OFFICE BOX 847 THERMAL, CALIFORNIA 92274 (619) 399-5137
May 11, 1993
Mr. Greg Trousdell, Assoc. Planner
City cf La Quinta
78-105 Calle Estado
La Quinta, CA 92253
Dear Mr. Trousdell:
MAY 14 1S93
We have completed our review of Plot Plan No. 89-413, PGA West Resort,
Second Extension of Time - 1,000 Room Hotel, PGA West Boulevard and
Jack Nicklaus (Northeast Corner), La Quinta, California, 92253.
As a mitigation measure to help resolve the school housing problem due
to this type of commercial development, the school district will levy a
developer fee. The fee consists of $0.27 per square foot for all
commercial/industrial construction. The fee will be required to be
paid prior to the issuance of a building permit by the City of La
Quinta.
Should you have any questions, please do not hesitate to contact our
Facilities Office.
Sincerely,
11�'�R aP^A0?5>
Foch "Tut" Pensis
Assistant Superintendent
Administrative Services
FTP/ee
(I
t°
r
r AUNTY.,,'
RIVERSIDE
l
- ��.'L�-'i• i
RIVERSIDE
--� J. M. HARRIS
' FIRE CHIEF
To: City of La Quinta
Planning Division
RIVERSIDE COUNTY
FIRE DEPARTMENT
210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657-318:
Re: Plow Plan 89-413
Second Extension of Tire
M AY 1 7 1993
May 13, 1993
The Fire Department has no objection to this extension of time.
However, conditions are subject to change with adoption of new codes,
ordinances, or policies.
Sincerely,
RAY REGIS
Chief Fire Department Planner
By / e,_
Tom Hutchison
Fire Safety Specialist
JP/th
FIRE PREVENTION DIVISION .��/
RIVERSIDE OFFICE PLANNING SECTION Z 1NDIO OFF:: E
3760 12th Street, Riverside, CA 92501 79-733 Country Club Dnve, Suit, F, Indio, CA 9220:
(909) 275-4777 • FAX (909) 369-7451 (619) 863-8886 9 FAX (F:9) 863-7072
Waste Management of the Desert
-c tip: Street
iJK r,i t. Ci+Marcia 92261
May 13, 1993
City of La Quints
Attention: Greg Trousdell
Associate Planner
78 105 Calle Estado
La Quinta, California 92253
iQA Waste Management Com anY
,� 9 P
MAY 1 8 1983
REGARDING: PGA WEST HOTEL, PLOT PLAN #89-43
Mr. Trousdell:
Our agency would request prior approvals on any trash enclosure dimensions
or locations for the above referenced project. If recycling will be required we
would also request prior approvals on plans.
Thank you for the opportunity to review this project.
Sincerely,
J. Alex Braicovich
Operations Manager
JAB/sam
I
CHAMBER OF COMMERCE
GEq0FTHE DESERT
MAY z t 1993
May 21, 1993
To: Honorable Mayor Pena b
City Council
From. The Commercial Development Task Force
Planning and Review Sub -Committee
Re: Plot Plan 89-413
PGA West Resort, second extension of time.
The Planning and Review Sub -Committee met on May 20, 1993 to
review the proposed extension of time for the PGA West Hotel
Resort. The Sub -Committee made the following findings:
The Chamber is aware that the City wishes to encourage Hotel
Development. Further, the City has approved this project in
the past. Based on these findings, the Chamber Planning and
Review Sub -Committee would urge the Planning Commission acid
City Council to approve the proposed extension of time for
Plot Plan 89-413.
Sincerely,
C����
Scott Caddow
President, La Quints Chamber of Commerce
POST OFFICE BOX 255.51-351 AVENIDA BERMUDAS o LA QUINTA, CALIFORNIA 92253• (619) 564-3199
BI #3
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 8, 1993
CASE NO: SPECIFIC PLAN 84-004 (PREVIOUSLY THE PYRAMIDS)
APPLICANT: TD DESERT DEVELOPMENT (CHARLES R. STROTHER)
ARCHITECT/
LANDSCAPE
ARCHITECT: ROBERT LAMB HART
REQUEST: APPROVAL OF PRELIMINARY PLANS FOR ENTRY DESIGN ON
WASHINGTON STREET AND REVIEW OF GENERAL
ARCHITECTURAL GUIDELINES FOR THE ORCHARD PROJECT
(PREVIOUSLY THE PYRAMIDS).
LOCATION: EAST SIDE OF WASHINGTON STREET AT EISENHOWER DRIVE.
BACKGROUND:
This specific plan was originally approved in November, 1984, as the Pyramids. The project
allows a maximum 1500 residential units, two 18-hole golf courses, related recreational facilities
and 80 guest cottages. A Development Agreement for the project was recorded in January,
1986, which maintains the Conditions of Approval and extends the approval period.
The property was recently acquired by the applicant from the Resolution Trust Corporation
(RTC). The new applicants have begun restoring the existing 18-hole golf course which has
been constructed adjacent to Washington Street. The applicants are now requesting approval of
an entry design for Washington Street.
SITE DESIGN:
The plan submitted at this time is for the entry area only and does not include the perimeter
landscaping along Washington Street. The plan utilizes a formal Date Palm planting pattern
through the driveway area and surrounding planted area. Outside of the Date Palm area is a
citrus grove affect which will be achieved through the relocation of mature grapefruit trees. The
access will utilize an 18-foot in -lane and 18-foot exit lane separated by a 24-foot wide area
which will be partially planted. Through this driveway area there will be an exposed aggregate
paving pattern utilized with smooth concrete bands.
PCST.127 1
A guard house will be provided with wooden vehicular gates. Additional planting materials will
include Bougainvillea on top of a 2.5-foot high screen wall and ten foot perimeter wall.
Adjacent to the driveway area there will be lawn areas which can be utilized for temporary
parking.
ARCHITECTURE:
The applicant has chosen a "early California Hacienda" or Mexican style architecture for the
project. This is reflected in the guard house and gate entry area. The exterior materials will
consist of a tile roof, stucco walls, and wood trellises and beams. The height of the proposed
guard, house will be 13±-feet.
SIGNAGE:
Signage for the project has not yet been submitted and is proposed to be submitted as a separate
item at a later date. Signage is proposed on the short wall between the two lanes near
Washington Street.
GENERAL ARCHITECTURAL GUIDELINES:
The applicant has submitted an exhibit which shows photographs of different architectural
features which he wishes to utilize within his project and are reflected in the gate house. This
exhibit shows what Staff would consider to be authentic old Mexican architecture. This includes
stone paving, Bougainvillea draped walls, terracotta tile roofs, wood gates and grilles, stone
work walls, and deeply recessed windows and doors, wood beams and wood carved lintels, and
warm white stucco over concrete block construction. This exhibit will be available at the at the
meeting for your review.
The applicant has submitted this to show the Commission the architectural theme chosen for the
project and to receive comment.
DESIGN REVIEW BOARD ACTION:
The Design Review Board reviewed this request at their meeting of June 2, 1993. During the
consideration of this request, the applicant noted that there would be some slight modification
to the wood gates. In place of turned wood, wrought iron would be utilized with a slight arch
added to the top of the gates. Additionally, he noted that on the ten foot high side walls false
window grids similar to those utilized in the security building would be used in place of the
turned wood verticals. Additionally, in order to provide enhanced architecture, all columns on
the buildings and walls would utilize slump block with a slurry finish to look like adobe. The
applicant noted that all palm trees would be uplighted.
PCST.127 2
Some members of the Design Review Board felt that because the elevation views were not keyed
to the material sample board it was impossible to understand what was being proposed. The
applicant explained architecture, colors and materials which were to be utilized on the entry
proj ect.
The Design Review Board took actien to recommend conceptual approval of the entry design
subject to further review prior to issuance of a building permit and the following conditions:
1. That on the wood gate, the turned wood be replaced with wrought iron or steel.
2. That all columns be slump block with a slurry finish to look like adobe.
3. That all uplighting of all trees shall be in conformance with the adopted Dark Sky
Ordinance.
RECOMMENDATION:
Staff would recommend that you review the plans and by Minute Motion 93- approve
subject to the attached conditions.
Attachments:
1. Location map
2. Plan exhibits
PCST.127 3
CONDITIONS OF APPROVAL
SPECIFIC PLAN 84-004
JUNE 8, 1993
1. That on the wood gate, the turned wood be replaced with wrought iron or steel.
2. That all columns be slump block with a slurry finish to look like adobe.
3. That all uplighting of all trees shall be in conformance with the adopted Dark Sky
Ordinance.
4. Landscaping plans is only approved for the entry area. An further landscaping beyond
the boundaries shown on the site plan shall be reviewed and approved by the Design
Review Board. Emphasis on low water use and limited turf should be provided.
5. The perimeter wall is only approved for that area shown on the site plan adjacent to the
guard gate. Further extension of the perimeter wall shall be reviewed and approved by
the Design Review Board.
6. That prior to preparation of final plans the elevation plans shall be reviewed by the
Design Review Board either at a meeting or individually.
CONAFRVL.086
_ISENNOWER DR.
ENTRY LOCATION
LOCATION MAP
SPECIFIC PLAN 84-004
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JUNE 8, 1993
CASE NO: PLOT PLAN 93-495
APPLICANT: SIMON PLAZA, .INC. (PHILIP PEAD)
SUBJECT: REVIEW OF REVISED ELEVATION PLANS FOR COMMERCIAL
PROJECT ON 5.6 ACRES IN THE C-P-S ZONE
LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND WASHINGTON
STREET.
BACKGROUND:
The Planning Commission at the meeting of May 11, 1993, approved plans for an 82,000 ±
square foot commercial project. As a part of the approval you required that the proposed four
story structure be reduced in height to three story with a maximum of 40 feet. Additionally, the
Commission stipulated that the four story square footage could be regained by constructing a
floor over the two level parking structure provided the 150-foot setback is complied with. The
approval requires that both the Design Review Board and Planning Commission review these
revised plans prior to preparation of final working drawings.
The applicant has submitted a site plan and elevations of the four sides of the structure showing
how the revision has been done. The maximum height of the buildings is 40-feet.
RECOMMENDATION:
The Planning Commission has the option of taking action on the plans at this time or referring
them to the next Design Review Board meeting for a recommendation prior to approval. Staff
will have the previously reviewed plans available for review at the meeting.
Attachments:
1. Revised site plan and elevation plans
2. Conditions of Approval
PCST.125
CONDITIONS OF APPROVAL - APPROVED
PLOT PLAN 93-495 (REVISION)
MAY 11, 1993
SIMON PLAZA
* Modified by the Planning Commission on 5-11-93
** Added by the Planning Commission on 5-11-93
*** Deleted by the Planning Commission on 5-11-93
GENERAL
1. The development of the property shall be generally be in conformance with the exhibits
contained in the file for PP 93-495, unless amended otherwise by the following
conditions.
2. The approved plot plan shall be used by May 11, 1994; 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 provided
an extension request is filed by April 11, 1994.
3. There shall be no outdoor storage or sales displays without specific approval of the
Planning Commission.
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. Adequate masonry trash enclosures shall be provided for all structures and provided with
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. Decorative enclosures may be required by the City around any retention basins depending
on site grading requirements. The color, location, and placement of said fence(s) shall
be approved by the Planning and Development Department.
7. Phased improvement plans shall be subject to Planning Commission review.
CONAPRVL.037 1
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
8. Handicap parking spaces and facilities shall be provided per Municipal Code, State and
Federal requirements.
9. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the
Planning and Development Department for review and approval prior to 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 abutting and provide mitigation of noise as alternative
mitigation measures for incorporation into the project design such as building setbacks,
engineering design, building orientation, noise barriers, (berming, landscaping and walls,
etc.) and other techniques.
10. 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.
11. Perimeter landscaping planters shall be provided at maximum widths possible adjacent
to property lines and planted with landscaping.
12. The project shall comply with all applicable Art in Public Places Ordinance. A public
art piece shall be installed on the property at a location agreeable to the Art in Public
Places Committee (e.g., at the intersection of Highway 111 and Washington Street). A
public easement shall be offered to the City for the site any art piece may occupy which
has been established by the Art in Public Places Committee.
13. * The developer shall retain a qualified archaeologist and pay all associated costs, to
prepare a mitigation and monitoring plan for artifact location and recovery. Prior to
archaeological studies for this site as well as other unrecorded information, shall be
analyzed prior to the preparation of the plan. The Planning and Development Director
shall approve the firm to be used in the study prior to any on -site activities.
The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for
a two -week review and comment period. At a minimum, the plan shall: 1) identify the
means for digging test pits; 2) allow sharing the information with the CVAS; and 3)
provide for further testing if the preliminary result show significant materials are present.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained a qualified
cultural resources management firm and completed the testing and data recovery as noted
in the plan. The management firm shall monitor the grading activity as required by the
plan or testing results.
CONAPRVL-037 2
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistants)/representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authorized representatives shall have the authority to
temporarily divert, redirect or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation or disturbance of the site or any nearby areas reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies of the final
report containing the data analysis to be prepared and published and submitted to the
Planning and Development Department.
14. Prior to issuance of a building permit for construction of any building or use
contemplated by this use, the Applicant shall obtain permits or clearances from the
following agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
O City of La Quinta Planning & Development Department
O Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
o Caltrans (District 11)
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.
1S. Provisions shall be made to comply with the terms
isse of building d reqirements of the
permit�s adopted
infrastructure fee program in affect at the time ofuanc
16. Final landscaping plans shall include approval stamps and signatures from the Riverside
County Agricultural Commissioners office and the Coachella Valley Water District.
17. A bus waiting shelter and bus turnout shall be provided as requested by Sunline Transit
on Highway III when said street improvements are re -installed or unless other site
locations are permitted by the transit authority (e.g., Simon Drive) and the City
Engineering Department.
CONAPRVL.037 3
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
18. 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.
lq. 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.
20. 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.
21. 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.
22. All roof equipment shall be screened from view by parapet walls of building or other
architecturally matching materials.
23. All compact spaces shall be clearly marked "compact cars only".
24. That all conditions of the Design Review Board shall be complied with as follows:
A. The landscape plan shall include an eight foot wide meandering pedestrian/bike
trail. The plans should be reviewed by the Design Review Board prior to
submission of the final landscape plan by the Applicant/Developer.
B. The landscape program for Washington Street shall include a variation of planting
materials, i.e., Palm trees, accent shade trees, lawn, shrubs, and groundcover.
The use of mature California Pepper, Australian Willow, Mesquite, Crape
Myrtle, Bottle Trees, and Washington Robusta Palms shall be encouraged.
Varieties of flowering shrubs such as Texas Ranger, Cassia, Crepe Myrtle, and
CONAPRVL-037 4
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
Dwarf Oleander should be utilized. Native (low water use) plants shall be used,
and the landscape architect should consult the Coachella Valley Water District's
plant material list prior to designing their proposal. Uplighted trees or palms
shall be used along Washington Street and Highway 111. Incandescent light
fixtures will be required (less than 160 watt). Landscaping plan shall conform
to Ordinance 220 regarding water conservation.
C. Any proposed parking lot lighting plan shall be reviewed by the Design Review
Board prior to building plan check. A photometric study shall be developed
which analyzes the lighting pattern on the project and meets the City's Lighting
Ordinance provisions as explained in Chapter 9.210 and 9.160 (Off -Street
Parking). The height of the light poles shall not exceed 18 feet in height, and the
lighting contractor should reduce this height if physically possible during review
of the project.
D. A maximum building height of 28 feet shall be maintained along Washington
Street and Highway I I I within 150 feet of the ultimate property line (after street
dedication has been included) excluding minor architectural appendages (e.g.,
chimneys, towers, building columns, etc.).
E. Decorative concrete entryways shall be provided for all two-way driveways into
the project site. The concrete shall be stamped and colored to accentuate the
proposed development. The color, design and location of the concrete should be
reviewed by the Design Review Board during a final plan check review.
F. The revised concept design plan shall be reviewed by the Design Review Board
prior to the submission of the plans to the Building Department for final plan
check consideration. The plans should include but are not be limited to
landscaping and irrigation, building elevations, signs, and any other major
exterior design features of the project as noted at the Design Review Board
meeting of May 5, 1993.
G. Bike racks shall b- provided at convenient areas within the site for usage by
bicycle riders. One space for every 50 parking spaces shall be provided as noted
in the Off -Street Parking Code.
H. The landscape setback on Washington Street shall be a minimum of 20 feet from
the new property line.
I. All open parking stalls shall be screened by berm walls, landscape hedges, or a
combination thereof to a minimum height of 42 inches.
CONAPRVL.037 5
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
J. The maximum floor area ratio (F.A.R.) for this project shall be 0.35 per the
Policy Standards of 'the General Plan (LU Table #4).
K. The roof design for the 4-story medical office building shall be either 4:12 or
higher to give the building balance and proper scale to its mass.
M. The parking structures tile roof facade shall be eliminated because it is not
compatible with the design motif of the 4-story medical office building. The
applicant should evaluate another design style which incorporates a cornice design
feature (similar to the upper portion of the 4-story building) and other articulated
features which will soften the elevation and not enhance its presence.
N.* The parking structure ramp on the south side of the project shall be stuccoed to
match the building. Structure shall be landscaped along its westerly side to
conceal its presence.
O. The applicant shall include the following features into the 4-story medical office
building:
1.*** Pfe east stene windew tfifn-
2. * Individual pane windows or grid molded windows can be used.
3.* Additional building column connections should be used where agreed upon
with the Design Review Board.
4. Accented building roof heights.
5. Revision to the elevator shaft design and its relationship to Highway 111.
6. * * * Efiergy ff.s,_ .
A all be
7. ***Re si
igs-a b hem
Wif ).
CITY FIRE MARSHAL
25. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour
duration at 20 psi residual operating pressure which must be available before any
combustible material is placed on the job site. Fire flow is based upon all buildings
being equipped with automatic fire sprinklers.
CONAPRVL.037
Conditions of Approval
Plot Plan 93495 (Revision) '
May 11, 1993
26. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4"
X 2-1 /2" X 2-1 /2"), will be located not less than 25 feet or more than 165 feet from any
portion of the building(s) as measured along approved vehicular travelways. The
required fire flow shall be available from any adjacent hydrant(s) in the system.
27. Prior to issuance of building permit Applicant/Developer shall furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans shall
conform to the fire hydrart types, location and spacing, and the system shall meet the
fire flow requirements. Plans shall be signed/approved by a registered civil engineer and
the local water company with the following certification: "I certify that the design of the
water system is in accordance with the requirements prescribed by the Riverside County
Fire Department."
The required water system including fire hydrants shall be installed and operational prior
to start of construction.
28. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire
department connection shall be located to the front, within 50 feet of a hydrant, and a
minimum of 25 feet from the building(s). System plans must be submitted with a plan
check/inspection fee to the Fire Department for review. A statement that the building(s)
will be automatically fire sprinklered must be included on the title page of the building
plans.
29. Install a supervised waterflow fire alarm system as required by the Uniform Building
Code.
30. Install a Hood Duct automatic fire extinguishing system. System plans must be
permitted, along with a plan check/inspection fee, to the Fire Department for review.
31. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC
in rating. Contact certified extinguisher company for proper placement of equipment.
32. Occupancy separation will be required as per the Uniform Building Code, #503.
33. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code.
34. Certain designated areas will be required to be maintained as fire lanes.
35. Install a Class I Standpipe System.
CONAPRVL.037
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
ENGINEERING DEPARTMENT:
36. 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 these Conditions of Approval noted as follows:
A. Washington Street - Provide right-of-way as required by the Washington
Street Specific Plan.
B. Washington Street/Highway 111 Intersection - Provide right-of-way cut back
as needed to accommodate a 55-foot curb return (45-feet right-of-way) .
* Applicant shall dedicate the required right-of-way within thirty (30) days
after receipt of land conveyance documents from the City.
37. Applicant shall provide a fully improved landscaped setback area of noted minimum
width adjacent to the following street right-of-way:
A. Washington Street - 20 feet wide;
B. Highway 111, 50 feet wide;
C. Simon Plaza, 10 feet wide
38. Applicant shall vacate vehicle access rights to all streets from the project site except
for three locations as proposed by the Applicant as shown on the site plan drawing.
39. AWHeant-shetii reimbarse-E44rfer-desigyr-and-eengtjt t n- test -for -aH-- treeE
impteiements-te-be-hrst8ile-d�byttre-Eity-locete+east of-Wfts4A1 gtorrStreet-Speeif3e
Plan -C- eMerHnee art& eontigaetrs- to t pt ojeet -site : - The I:ew4mpreve t - inehzde
streefjfider:irrg;-mrb-end-gatter; -ws halt-eencrete-everiay rraised-wediassislemd
with4.andsce4p4ng*:rd4mrdseape,-afoet-wide -sidewe k-j traffie-strip4ng-&md-signing
and- signing-,- aiong- %gth-aH- appsxrtensnt 4ticidenta4s -and-imprevensenta weeded- to
pToPeT4y-ht�' aril jeirr 4agether•- the -new-andrexseting lmprOvements-
39* Applicant shall reimburse City for design and construction cost for all street
improvements to be installed by the City located east of the existing Washington
Street curb and gutter improvements and contiguous to the project site. The new
improvements include street widening, curb and gutter, asphalt concrete overlay,
landscaping and hardscape, 8-foot wide meandering sidewalk, traffic striping and
signing, along with all appurtenant incidentals and improvements needed to properly
inteLrrate and join together the new and existing improvements .
40. Applicant shall reimburse City for 5% of the cost to design and install a new traffic
signal at the Washington Street/Highway 111 intersection.
41.* AppHeant•shall-reiaburee-Git -€er-45�-e� the•ee9E�e�iesign �instaH-treff#esignel
at fiheSigrorr i?rive�igwagr } } } inrterse�eti$nc
41. * Applicant shall reimburse City for 12.5% of the cost to design and install traffic
signal at the Simon Drive/Highway 111 intersection.
42. Applicant shall reimburse City for cost to design and install bus stop "pullout" on
Highway 111.
CONAPRVL.037
conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
43. Applicant shall reimburse City for half of the cost to design and install raised median
improvements and landscaping on Highway 111 in the portion contiguous to the project
site.
44. Applicant shall enter into a secured agreement with the City to pay for the City installed
improvements required by these Conditions of Approval before the grading permit is
issued.
45. 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.
46. The grading plan shall be prepared by a registered civil engineer and approved by the
City Engineer prior to issuance of a grading permit.
47. 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 three (3.0)
feet.
48. Applicant shall provide storm drain facilities with sufficient capacity to evacuate all water
that falls on -site and off -site to the centerline of the streets adjoining the site during the,
1-hour duration, 25-year storm event. The storm drain facility shall convey the storm
water from the site to the Whitewater Channel. The Applicant may purchase capacity
on a fair share basis in a storm drain to be designed and constructed in Washington Street
by the City, if the City proceeds with said storm drain facility within time constraints
which suit the Applicant.
The tributary drainage area for which the Applicant is responsible shall extend to the
centerline of Washington Street, Highway 111, and Simon Drive.
49. 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.
50. 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.
CONAPRVL.037 9
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
51. Applicant shall landscape and maintain the landscaped setback area and right of way
between all street curbing and property lines.
52. Applicant shall construct an eight -foot wide meandering bike path in the combined
easterly parkway of Washington Street and southerly parkway of Highway 111 in lieu
of the standard six-foot wide sidewalk. A six foot wide sidewalk shall be constructed on
Simon Drive.
53. All existing and proposed telecommunication, television cable, and electric power lines
with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be
installed in underground facilities.
54,. 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.
55. Applicant shall pay all feescharged 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.
56. Applicant shall retain a California registered civil engineer, or designate one who is on
Applicant's staff, to exercise sufficient supervision and .quality control during
construction of the tract grading and improvements to certify compliance with the plans,
specifications, applicable codes, and ordinances. The engineer retained or designated by
the Applicant to implement this responsibility shall provide the following certifications
and documents upon completion of construction:
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, for each pad, 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.
CONAPRVL.037 10
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
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.
57. The parking stalls on the north side of the office complex as determined by Staff, shall
be restricted to either handicapped parking or reserved parking to help eliminate queuing
at the Highway 111 access driveway.
58. The driveways on Washington Street and on Highway 111 shall be restricted to right turn
movements only.
59. Turning movements at the intersection of Washington Street and Simon Drive shall be
restricted to right turns only in accordance with the Washington Street Specific Plan.
SPECIAL
60. All required improvements shall be completed prior to first site occupancy of the
proposed development.
61. The parking structure shall not exceed 15 feet in overall height as measured from
finished grade pad elevation within 100 feet of Highway 111. Exterior lighting on top
level of parking structure shall not exceed six feet and not be within ten feet of outside
wall.
62. All mitigation measures of Environmental Assessment 91-211 shall be met.
63. The parcels shall be legally merged prior to building permit issuance.
64. Prior to issuance of any land disturbance permit, the Applicant shall pay the required
mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, so adopted by the City, in the amount of $600 per acre of disturbed land.
65.* The north side of the parking structure shall include perimeter grade planting as deemed
appropriate by the Design Review Board.
66. Prior to issuance of the first building permit, a parking analysis shall be submitted to the
Planning and Development Department to verify compliance with the Off -Street Parking
requirements. Prior to each subsequent phase beginning construction a new parking
study based on existing usage and potential demand shall be submitted. In each study,
building size adjustments shall be made if it is determined that a parking deficiency
exists.
67. Appropriate and adequate service delivering areas (loading facilities) and trash facilities
shall be provided as required by the Off -Street Parking Code. The facilities shall include
areas for recycling bins and be approved by Staff during the final review process.
CONAPRVL.037 11
Conditions of Approval
Plot Plan 93-495 (Revision)
May 11, 1993
The standards and requirements of AB 939 (recycling) shall be met. This she include
provisions for on -site recycling of recyclable materials by the tenants in conjunction with
the City's franchise hauler contract provisions.
68. An on -site elevator(s) shall service the site and provide accessibility from the parking
garage to each respective building floor level. The design and installation of the elevator
shall meet both Uniform Building Code standards and any other California State
requirements.
69. The existing six foot high soundwall along the Washington Street frontage road shall be
extended between the frontage road and Washington Street northerly of its present
location to the northeasterly corner of Lot 27 of Tract 2043 (Singing Palms Drive and
Washington Street) to mitigate traffic noise impacts on the existing R-1 single family
neighborhood.
70. A Transportation Demand Management Plan shall be submitted (Ordinance 217) if the
project or the ultimate development of the site employs 100 or more persons. The plan
can be prepared by either the property owner or the tenant(s) within the development.
The plan shall be submitted and approved by the Director of Planning and Development.
71. The provisions of the City's newly adopted Landscape Water Conservation Ordinance
(#220) shall be met.
72.** The applicant shall provide a theme plaza at the intersection of Highway 111 and
Washington Street as required by the General Plan which shall include landscaping,
public furniture and a public art piece. The art piece can contain the developers main
identification sign (Sign #1), if it is an integral part of the theme plaza and/or the public
art piece. The design shall be approved by the Art in Public Places Committee and the
City Council as required by Chapter 2.65 of the Municipal Code. The developer shall
retain an artist to help design the theme plaza. The theme plaza size shall not be less
than 2,000 square feet and the overall design should be similar to the One Eleven La
Quinta Shopping Center theme plaza at the northeast corner of Highway 111 and
Washington Street.
73. ** The medical office building shall not exceed three stories with a maximum 40-foot
height. The height of the building shall be measured from the existing grade (top of
curb) on Highway 111. The developer can reallocate the fourth floor square footage into
the project (e.g., over the parking structure) provided the new site plan does include
adding two story elements into the 150-foot setback requirement on either arterial street.
The revised design shall be reviewed and approved by the Design Review Board and
Planning Commission prior to preparation of final working drawings.
CONAPRVL.037 12
CONDITIONS OF APPROVAL - APPROVED
MASTER SIGN PROGRAM 93-210
MAY 11, 1993
SIMON PLAZA
* Modified by the Planning Commission on 5-11-93
1. Each freestanding sign shall be a minimum of five feet from the future property line it
abuts. No signs should be placed in the City's right-of-way.
2. All signs shall be reviewed by the Engineering Department to assure sight visibility is
not obstructed by the installation of each respective freestanding sign.
3. Site address numbers shall be on the main monument sign as a supplemental to the
building addressing plan. The minimum size should be four inches and contrasting to
the background it is affixed to.
4. Any and all proposed illuminated signs shall be installed to avoid undue brightness which
would distract passing motorists and/or pedestrians.
5„ The sign colors shall be blue (#607-1GP Acrylite Blue) except for the top of the
monument sign can be royal blue, orange and white as depicted on the attached drawings.
6. The building signs can be internally illuminated.
7.* Sign #1 shall not include incised letters with silver trim cap. The letters shall be flush
mounted into the aluminum cabinet face (laser -cut). The sign can be located in its
present location provided the sign is an integral part of the future theme plaza and public
art piece pursuant to the provisions of Plot Plan 93-495.
8. No exposed raceways, crossover, conduits, conductors, transformers, etc., shall be
permitted. All supplemental electrical hardware shall be behind the building structure
inside the sign structure, or located underground.
9. The lettering styles for the building signs shall be either Clarendon or Souvenir. Upper
case lettering shall be used for all signs except for the medical complex building.
10. All attached building signs shall have channel letters (individually constructed).
11. All freestanding signs shall be double -sided and perpendicular to the public street they
serve unless noted otherwise in the following section.
SIGN AD TUSTMENTS:
12. a.) The La Quinta Medical Center sign (Sign #5) located on the third story elevation
of the four story building shall be permitted as depicted in the attached drawings.
CONAPRVL.082 1
Conditions of Approval
Sign Master Program 93-210
May 11, 1993
b.) The La Quinta Medical Center freestanding monument sign (Sign #4) located on
the north side of the four story building shall be permitted provided the sign is
one-sided and is constructed with the same materials as Sign #1. Sign 4a should
not be allowed because it is not necessary.
c.) The Milauskas Eye Institute sign (Signs #7 & #6) on Highway III and in the
parking lot shall be permitted. The sign shall be constructed in a similar fashion
to Sign #1. No attached building signs will be permitted if the freestanding signs
are installed.
MISCELLANEOUS:
1:3. The final sign graphics shall be subject to review by the Director of Planning and
Development prior to permit issuance by the Building and Safety Department.
14. Each tenant and/or his sign contractor shall obtain approval by the property owners (or
management company) in writing prior to submission of the sign drawings to the
Planning and Development Department for permit consideration. The property owner
shall review the signs for lettering style, color, sign location, lighting, and any other
"important" issues.
15. All sign contractors shall be licensed to do business in the City of La Quinta and possess
a State Contractor's License to perform the work outlined in the sign permit.
16. All signs shall conform to the City's adopted Sign Ordinance in effect at the time the sign
permit is issued.
17. Underwriter Laboratories certification labels shall be affixed to all internally illuminated
signs, thus assuring that the sign (or sign structure) meets industry specifications.
18. Signs #8 and #8a shall be internally lit. The background for the signs shall be opaque.
Sign 8b should be non -illuminated and subject to approval by Staff during a sign permit
application.
19. All freestanding signs permitted shall include similar architectural elements to those of
Sign #1, and the sign proportions shall be downsized accordingly (e.g., 12-foot high to
9-feet, and 6-feet) so that the smaller signs exemplify the sites main identification sign.
20. No attached building sign shall be greater than 50 square feet on the side of the building
it serves.
21. The channel letter returns shall be painted .to match the exterior color of the building on
which it is affixed.
CONAPRVL.082
Conditions of Approval
Sign Master Program 93-210
May 11, 1993
22. The overall height of each freestanding sign shall be measured from the abutting street
curb elevation height.
23. Sign 5a shall be mounted on the I -story element of the building. The sign shall not be
located on the upper levels of the building complex.
CONAPRVL.082 3
CC
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
May 11, 1993 7:00 P.M.
I. CALL TO ORDER
A. The meeting was called to order at 7:03 P.M. by Chairwoman Barrows who led
the flag salute.
II. ROLL CALL
A. Chairwoman Barrows requested the roll call. Present: Commissioners Mosher,
Ellson, Marrs, Adolph, and Chairwoman Barrows.
B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa,
Associate Planner Greg Trousdell, Associate Planner Leslie Mouriquand-Cherry,
and Department Secretary Betty Anthony.
Commissioner Marrs moved and Commissioner Mosher seconded a motion to reorganize the
Agenda by moving Public Hearing Item #4 to become Item #3 and Item #3 to become Item #4.
Unanimously approved.
III. PUBLIC HEARINGS
A. Tentative Tract 26188; a request of Santa Rosa Developers, Inc. for a first
extension of time.
1. Associate Planner Leslie Mouriquand-Cherry 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, Chairwoman Barrows opened the public
hearing. No one wished to address the Commission regarding the matter
and the public hearing was closed.
PC5-1.1 1
Planning Commission Minutes
May 11, 1993
3. Commissioner Adolph asked Staff if they had any knowledge of whether
the tract would be completed. Staff stated they had not had any contact
with the applicant.
4. There being no further discussion, it was moved by Commissioners
Mosher/Adolph to adopt Planning Commission Resolution 93-019
recommending to the City Council reconfirmation of the Environmental
Analysis, and approval of Tentative Tract 26188, first extension of time,
subject to conditions.
ROLL CALL MOTE: AYES: Commissioners Mosher,
Ellson, Marrs, Adolph, &c
Chairwoman Barrows. NOES:
None. ABSENT: None.
ABSTAINING: None.
B. Tentative Tract 23971, Extension #3; a request of Deane/La Quinta L.P. by
Deane Homes for approval of a third and final one year extension of time for a
tentative tract which subdivides 70 acres into 228 single family lots.
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 questioned Staff about Condition #27 as to why only
two trees were required. Staff stated that five should be required on a
corner lot and would amend the conditions.
3. There being no further questions of Staff, Chairwoman Barrows opened
the public hearing.
4. Mr. Steve Robbins, ESCO Engineering, representing the applicant, stated
they had no objections to the revised Conditions of Approval.
5. There being no further public comment, Chairwoman Barrows closed the
public hearing. Commissioners Marrs/Ellson move to adopt Planning
Commission Resolution 93-020 recommending to the City Council
concurrence with the Environmental Determination and approval of a third
and final extension of time for Tentative Tract 23971, subject to
conditions.
PCS-1.1 2
Planning Commission Minutes
May 11, 1993
ROLL CALL `VOTE: AYES: Commissioners Mosher,
Ellson, Marrs, Adolph, &
Chairwoman Barrows. NOES:
None. ABSENT: None.
ABSTAINING: None.
C. Tentative Tract 25691; a request of Richard L. Deman for approval of a second
one year extension of time for a tentative tract to subdivide ±9 acres into 39
single family lots.
1. Associate Planner Greg Trousdell presented the information contained in
the Staff report, a copy of which is on file in the Planning and
Development Department.
2. There being no questions of Staff, Chairwoman Barrows opened the public
hearing.
3. Mr. Richard Deman, applicant, stated he had no objections to the
Conditions of Approval and further stated his request for extension was
based on his dependence of the tract to the east developing in order to
hook up to the sewer system. Commissioners discussed with Mr. Deman
the problems that were involved regarding the sewer.
4. There being no further public comment, Chairwoman Barrows closed the
public hearing. Commissioners Ellson/Mosher moved to adopt Planning
Commission Resolution 93-021 recommending to the City Council
approval of a second one year extension of time for Tentative Tract
25691, subject to conditions.
ROLL CALL VOTE: AYES: Commissioners Mosher,
Ellson, Marrs, Adolph, &
Chairwoman Barrows. NOES:
None. ABSENT: None.
ABSTAINING: None.
D. Plot Plan 93-495 (Revision) and Master Sign Program 93-210; a request of Simon
Plaza, Inc. (Philip Pead) for approval to develop a mixed use commercial project
on approximately 5.6 acres zoned C-P-S.
1. Associate Planner Greg Trousdell presented the information contained in
the Staff report, a copy of which is on file in the Planning and
Development Department.
PC5-11 3
Planning Commission Minutes
May 11, 1993
2. Chairwoman Barrows questioned Staff about the theme plaza. Staff stated
there was a 50-foot landscape strip on Highway 111 that would reduce
down to 20-feet along Washington Street. Staff stated the corner should
be maintained as required by the City's General Plan. Chairwoman
Barrows asked Staff if the plaza should have the same fencing as the One
Eleven La Quinta Shopping Center had. Staff stated it was not necessary
as long as some sort of landscaping and wall was required by the
applicant.
3. Commissioner Adolph asked what happened to the property owner who
owned the corner parcel (Desert Outdoor Advertising). Staff stated they
had not received any additional correspondence from them since their
original complaint regarding the City's right-of-way requirements.
4. Commissioner Adolph asked if the sign program before them was the
same as the old application. Staff stated it was with some modifications.
5. There being no further questions for Staff, Chairwoman Barrows opened
the public hearing. Mr. Philip Pead, applicant, addressed the following
conditions with the Commission:
a. Condition #13: The applicant preferred to hire their own
archaeologist. Staff stated they had no objection as long as they
were selected from the City list.
b. Condition #24.D. The applicant questioned the limitation of the
height of the restaurant. He stated to the top of the tower it was
48-feet and it would be difficult to incorporate the design with the
mechanical equipment. Commissioners questioned what the height
was to the roof line below the tower structure. Staff stated it was
24-feet. The Commissioners discussed leaving the condition as
written but adding verbiage to exclude minor architectural
appendages.
C. Condition #24.N. The applicant asked that the condition be
changed for the parking structure ramp to allow him to pick up the
color of the building and provide arches in order to let it blend in
with the overall design of the center. Commissioner Ellson stated
she would prefer landscaping were used to screen the ramp.
Chairwoman Barrows agreed as she felt the wall would become a
problem with graffiti.
PC5-11 4
Planning Commission Minutes
May 11, 1993
d. Condition #24.0. The applicant requested that he be allowed to
use foam molding instead of pre -cast stone window trim. Also he
would prefer to use molding on the window and he would like to
eliminate 24.0.6 and 7. He further stated he was uncertain as to
what was being required of him in Condition #24.0.3. Staff stated
they had no objections. Commissioner Ellson asked for
clarification as to what type of molding and windows were better.
Chairwoman Barrows stated she would like to have Condition
24.0.6 to remain in as a reminder to the applicant to conserve
energy (Title 24).
e. Condition #36.C. The applicant stated that due to timing he would
like to request 30-days. Commission and Staff had no objections.
f. Condition #39. The applicant requested that he be responsible for
those improvements that were from the existing curb to the
proposed curb line only. He stated he felt it was an unfair amount
to require centerline to proposed curb as they had already paid for
these improvements once. Staff explained to the Commission the
history of how the costs had been determined.
g. Condition #41. The applicant requested that they be required to
pay a smaller percentage of the improvements as they were so far
west of the signal. Discussion followed between the applicant,
Commission and Staff as to a fair percentage.
h. Condition #56. The applicant asked for clarification on the
condition. Staff stated this was a standard condition required of all
developments.
i. Condition #65. The applicant requested clarification of the
condition. Following discussion it was determined that the
condition would be changed to require perimeter landscaping for
the parking structure to be reviewed and approved by the Design
Review Board.
j. Conditions #67, #69, #70, #71. The applicant requested
clarification. Staff explained the changes that had been required
due to new State law.
PC5-11 5
Planning Commission Minutes
May 11, 1993
6. Mr. Steve Robbins, ESCO Engineer, stated he was representing the
Washington Square project and they would be opposed to changing the
percentage of the cost that the project is required to pay for the Simon
Drive signal as they were being required to pay 10 % for the Washington
Street signal.
7. There being no further public comment, Chairwoman Barrows closed the
public hearing.
8. Commissioner Ellson stated her empathy for the number of times this
project has gone through to gain approvals, but she would like to see more
art work incorporated in to the architecture of the building. She would
like to see a water feature included at the corner.
9. Commissioner Mosher stated he felt the applicant had been extremely
cooperative with all the changes that had been required of him and he was
very pleased with the changes that had been submitted in this proposal.
Commissioner Marrs agreed.
10. Chairwoman Barrows expressed her concern that this project location was
an image corridor and she felt the building was still too massive. In
addition, she missed the plaza area for the workers which was part of the
original case (PP 91-466).
11. Commissioner Adolph stated this was the focal point and entrance to La
Quinta and the project has a nautical look and needs to be more
compatible with the rest of the community. In addition, he felt the
signage was an afterthought.
12. Following discussion, Commissioner Mosher moved and Commissioner
Marrs seconded a motion to adopt Minute Motion 93-022 approving Plot
Plan 93-495 (Revision), subject to the amended conditions:
Condition #13: The City is to review and approve the selected
archaeologist.
Condition #24.L.: Eliminated.
Condition #24.1e1.: That landscaping would be used to screen the parking
ramp.
Condition #24.0.1-Eliminate.
.2-Add grid molded windows.
.6 & .7-Eliminate.
PC5-11 6
Planning Commission Minutes
May 11, 1993
Condition #36.C.: Time limited extended to 30-days.
Condition #39: Street improvements from existing curb line to proposed
property line including the applicant being responsible for the sidewalk.
Condition #41: Changed from 25 % to 12.5 %.
Condition #65: Landscaping would be required for the perimeter grade
planting for the parking structure to be reviewed and approved by the
Design Review Board.
Condition #72: allowing project identification sign to be incorporated into
the theme plaza with the stipulation that an artist be hired to help design
and landscape the plaza.
13. Chairwoman Barrows asked if there was any discussion regarding the
motion. Commissioner Ellson asked Staff what the Commissions
alternatives were. Staff stated they could vote yes or no on the motion.
If it fails another motion can be made. Chairwoman Barrows clarified
that the Design Review Board would still review the final proposal.
ROLL CALL VOTE: AYES: Commissioners Mosher, and
Marrs. NOES: Commissioners
Ellson, Adolph, and Chairwoman
Barrows. ABSENT: None.
ABSTAINING: None.
14. Discussion followed between the Commissioner and Staff regarding the
changes they would like to see in the project. Following the discussion,
it was determined that the medical office building should be reduced to
three stories with the applicant being allowed to pick up the square
footage in other on -site areas (e.g., over the parking lot).
15. Commissioner Adolph moved and Chairwoman Barrows seconded a
motion to adopt Minute Motion 93-023 approving Plot Plan 93-495
(Revision) with the amended conditions as stated above and the addition
of the medical office building being reduced to three stories with the
applicant being able to reorganize the square footage.
ROLL CALL VOTE: AYES: Commissioners Mosher,
Ellson, Adolph, and Chairwoman
Barrows . NOES: Commissioner
Marrs. ABSENT: None.
ABSTAINING: None.
PC5-11 7
Planning Commission Minutes
May 11, 1993
IV. PUBLIC COMMENT:
Mr. Fred Simon, Simon Motors, addressed the Commission regarding the preceding
project. He stated the Commission did not realize the specific problem they created
regarding reduction of square footage. With the City's requirements of 150-feet from
the property line the Commission did not realize the conflict they were creating for the
developer to comply with all the City ordinances. He strongly felt the judgement on this
project was contrary to the best judgement to the citizens of La Quinta.
V. BUSINESS SESSION: None
A. Conditional Use Permit 93-006; a request of Taco Bell/Fancher Development
Services, Inc. (Mr. Scott Duffner) for approval of a roof design modification to
the future Taco Bell restaurant.
1. Associate Planner Greg Trousdell presented the information contained in
the Staff report, a copy of which is on file in the Planning and
Development Department.
2. The Commissioners discussed the changes to the roof line with Staff.
3. Following discussion, it was moved and seconded by Commissioners
Adolph/Marrs to adopt Minute Motion 93-024 approving Conditional Use
Permit 93-006 as conditioned. Unanimously approved.
VI. CONSENT CALENDAR
A. Commissioner Marrs moved and Commissioner Adolph seconded a motion to
approve the Minutes of April 27, 1993 as submitted. Unanimously approved.
VIL OTHER - None
VIII. ADJOURNMENT
A motion was made by Commissioner Mosher and seconded by Commissioner Marrs to adjourn
this regular meeting of the Planning Commission to a joint meeting of the City Council,
Planning Commission, and Design Review Board on May 25, 1993, at 7:00 P.M. at the La
Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was
adjourned at 10:00 P.M., May 11, 1993.
PC5-11 8