1993 07 27 PC=:
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32 - 1992
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Ten Carat Decade
A Regular Meeting to be Held at the
La Quinta City Hall Council Chambers
78-495 Calle Tampico
La Quinta, California
July 27, 1993
7:00 P.M.
**NOTE**
A rA
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED
TO THE NEXT COMMISSION MEETING
Beginning Resolution 93-029
Beginning Minute Motion 93-037
CALL TO ORDER - Flag Salute
ROLL CALL
PUBLIC HEARINGS
1. Ite:m ............... PUBLIC USE PERMIT 93-015
Applicant .......... PACTEL Cellular
Location ........... 81-500 Avenue 58 (within the Imperial Irrigation District
Complex).
Request ............ Approval to allow the attachment and operation of a cellular
antenna to an existing tower structure and the construction of
a 484 square foot equipment support building.
Action ............. Minute Motion 93-
PC/AGENDA 1
2.
Item ............... TENTATIVE TRACT 23995 (3RD EXTENSION OF
TIME)
TENTATIVE PARCEL MAP 26860 (1ST EXTENSION
PP F TIME)
Applicant .......... A. G. Spanos Construction, Inc.
Location ........... South of Miles Avenue, north of the Whitewater Storm
Channel, east of Washington Street, and west of Adams
Street.
Request ............ Approval of a one year time extension for two previously
approved subdivision maps.
Action ............. Resolution 93-
PUBLIC COMMENT
This is the time set aside for citizens to address the Planning Commission on matters
relating to City planning and zoning which are not Agenda items. When addressing the
Planning Commission, please state your name and address.
BUSINESS SESSION
1. Item ................ PLOT PLAN 93-504
Applicant .......... Winchester Asset Management for (La Quinta Golf Properties)
Location ........... The Quarry located south and west of Lake Cahuilla.
Request ............ Approval of plans for a maintenance building and security
guardhouse.
Action ............. Minute Motion 93-
CONSENT CALENDAR
Approval of the Minutes of the regular Planning Commission meeting held July 13,
1�93.
ADJOURNMENT
STUDY SESSION
CANCELLED
PC/AGENDA 2
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JULY 27, 1993
CASE NO.: PUBLIC USE PERMIT 93-015
REQUEST: APPROVAL OF A PUBLIC USE PERMIT TO ALLOW THE
ATTACHMENT AND OPERATION OF A CELLULAR ANTENNA TO AN
EXISTING TOWER STRUCTURE AND THE CONSTRUCTIO_V OF A
484 SQUARE FOOT EQUIPMENT SUPPORT BUILDING.
APPLICANT: PACTEL CELLULAR
LOCATION: 81-600 AVENUE 58 (WITHIN THE IMPERIAL IRRIGATION DISTRICT
COMPLEX)
ZONING: A-1-20 (LIGHT AGRICULTURAL - 20 ACRE MINIMUM PARCEL SIZE)
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (2 TO 4 DU/ACRE)
ENVIRONMENTAL CONSIDERATIONS:
ENVIRONMENTAL ASSESSMENT 93-268 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 FOR THIS
PROJECT.
SURROUNDING ZONING &
LAND USES: NORTH: A-1-20 (RIVERSIDE COUNTY)
SOUTH: A-1-10 (RIVERSIDE COUNTY)
EAST: A-1-20 (RIVERSIDE COUNTY)
WEST: R-2 (LA QUINTA)
DESCRIPTION OF
SITE: THE PROPOSED LOCATION IS WITHIN THE IMPERIAL IRRIGATION
DISTRICT COMPLEX LOCATED ON AVENUE 58. WITHIN THE
SOUTHERN HALF OF THE COMPLEX IS THE ADMINISTRATION
BUILDING, OPERATION CENTER BUILDING, PARKING LOTS, A
FIRE RESERVOIR, FUEL PUMPS, ANTENNA TOWER, AND
EQUIPMENT BUILDING. THE NORTHERN PORTION OF THE
COMPLEX CONTAINS A YARD AREA WITH TOWERS, POWER LINES
AND EQUIPMENT.
BACKGROUND:
In November of 1991, the City Council approved the annexation of 140 acres
(Annexation No. 8) generally located north of Avenue 58, west of Monroe Street.
STAFFRPT . 014
The Local Agency Formation Commission (LAFCO) approved the annexation in
October 1992. A portion of this annexed area contains the Imperial Irrigation
District's (IID) offices and yard, which is the site of this public use permit
application for PACTEL.
In January 1993, PACTEL applied for Public Use Permit 93-014 to install a monopole
antenna at an IID substation located at 80-420 Avenue 52, east of Jefferson Street.
This application was denied by the Planning Commission on April 13, 1993, based on
several findings.
The City Council accepted the Commission's denial of the public use permit on April
20, 1993. PACTEL filed an appeal but then withdrew prior to the City Council
hearing.
Since then, PACTEL has negotiated a new site with IID and is seeking a Public Use
Permit for this location. The project has changed slightly in that an existing
antenna tower is proposed to be used in which PACTEL will attach their antennas and
microwave dishes. The overall height of this proposal will be 118-feet with the
existing tower at 100-feet and the whip antennas an additional 18-feet high. The
new site is in the middle of the IID office facility. The tower is located back in
behind several large buildings and parking lots, and is not immediately visible to
passersby.
PROJECT DESCRIPTION:
PACTEL Cellular has applied for a Public Use Permit to install and operate a 118 foot
high antenna structure and accessory equipment, building. The proposed antenna
would be attached to an existing 100-foot tower in the IID compound. Attached to
the tower would be a new 6-foot microwave dish at 60-feet elevation above ground,
a future 4-foot microwave dish at 65-feet elevation, cellular array supports with
antennas near the top of the existing tower, and three whip antennas 18-feet long
at 100 foot elevation. There is an existing 4-foot microwave dish near the top of the
tower. The tower and antenna equipment will be required to be painted a light blue
color to make it invisible to the immediate environment as possible.
The equipment storage building is proposed to be 22' x 22' in size (484 square feet),
10 feet high and build of split face concrete block. The style and materials for the
building will match that of an existing equipment building located within the IID
complex.
The building will be enclosed within a chain -link fenced compound that will define
the PACTEL Cellular lease area. The site will be leased from IID. The fence will be
7-feet high with a 3-foot wide pedestrian gate and 10-foot wide vehicular access
gate. The enclosure will be accessed from Avenue 58, near the easterly IID property
line via an existing main service entrance.
Underground cables will be run from the antenna tower to the proposed equipment
building. The building will contain control panels, switches, batteries, filters, base
stations, and other related equipment to operate the cellular telephone system.
The Applicant states that "the microwave communications dishes and cellular antenna
arrays will allow for wireless interconnects with other communication facilities in
STAFFRPT . 014 1)
continue to function if electrical service is discontinued during an emergency
situation and/or natural disaster. This facility will enhance the general health,
safety and welfare of the County and surrounding cities by providing more reliable
cellular communication around this location.
ANALYSIS:
Staff has reviewed this application and agrees that the III) complex site is suitable
for the PACTEL antenna equipment. The proposed equipment building will be of
similar design of an existing structure currently in the IID yard.
RECOMMENDATION:
By Minute Motion 93-_, approve Public Use Permit 93-015, subject to the attached
Conditions of Approval.
Attachments:
1. Location Map
2. Plan Exhibits
3. Environmental Documentation
4. Draft Conditions of Approval
STAFFRPT . 014 3
Attachment
I
9
no
Background
Attachment 3
Environmental Assessment No. `7
Case No.
ENVIRONMENTAL CHECKLIST FORM
1. Name of Proponent /-' / Z- L _ ' , i" j . --.
2. Address & Phone Number of Proponent
3. Date Checklist Prepared
4. Agency Requiring Checklist I • . ; r
5. Name of Proposal, if applicable �"e 1`f�f
II. Environmental Impacts
(Explanation of "yes" & "maybe" answers are required on attached sheets.)
YES MAYBE NO
1. Earth. Will the proposal result in:
a. Unstable earth conditions or in changes _
in geologic substructures?
b. Disruptions, displacements, compaction or _
over covering of the soil?
c. Change in topography or ground surface _
relief features?
d. The destruction, covering or modification _
of any unique geologic or physical features.
e. Any .increase in wind or water erosion of _
soils, either on or off the site?
f. Changes in deposition or erosion of beach
sands or changes in siltation, deposition
or erosion which may modify the channel of
a river or stream or the bed of the ocean
or any bay, inlet or lake?
g. Exposure of people or property to geologic _
hazards such as earthquakes, landslides,
mudslides, ground failure or similar hazards?
t
FORM.009/CS -1-
0 0
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration
of ambient air quality?
b. The creation of objectionable odors?
c. Alteration of air movement, moisture, or
temperature or any change in climate,
either locally or regionally?
3. Water. Will the proposal result in:
a. Changes in currents or the course of
direction of water movements, in either
marine or fresh waters?
b. Changes in absorption rates, drainage
patterns, or the rate and amount of
surface runoff?
c. Alterations to the course or flow of
flood waters?
d. Change in the amount of surface water
in any water body?
e. Discharge into surface waters, or in any
alteration of surface water quality
including but not limited to temperature,
dissolved oxygen or turbidity?
f. Alteration of the direction or rate of
flow of ground waters?
g. Change in the quantity of ground waters,
either through direct additions or with -
drawls, or through interception of an
aquifers by cuts or excavations?
h. Substantial reduction in the amount of
water otherwise available for public
water supplies?
i. Exposure of people or property to water
related hazards such as flooding or
tidal waves?
YES MAYBE NO
Y,
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0
x
FORM.009/CS -2-
YES MAYBE NO
4. Biological Resources. Will the proposal result in:
a. Change in the diversity of species, or ".
number of any species of biological
resources?
b. Reduction of the numbers of any unique,
rare or endangered species of plants
or animals?
c. Introduction of new species of plants
into an area, or in a barrier to the
normal replenishment or migration or
movement of existing species?
d. Reduction in acreage of agricultural crops?
e. Deterioration to existing fish or wildlife;
habitat?
5. Noise. Will the proposal result in:
a. Increases in existing noise levels? �•
b. Exposure of people to severe noise levels?
6. Light and Glare. Will the proposal produce
new light or glare?
7. Land Use. Will the proposal result in a '
substantial alteration of the present or
planned land use of an area?
8. Natural Resources. Will the proposal result in:
a. Increase in the rate of use of any
natural resources?
9. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release of
hazardous substances (including but not
limited to oil, pesticides, chemical or
radiation) in the event of an accident
or upset conditions?
10. Population. Will the proposal alter the \
location, distribution, density, or
growth rate of the human population of an area?
FORM.009/CS -3-
YES MAYBE NO
11. Housing. Will the proposal affect existing_
housing, or create a demand for additional
housing?
12. Transportation/Circulation. Will the proposal result in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existing parking facilities
or demand for new parking?
c. Substantial impact upon existing
transportation systems?
d. Alterations to present patterns of
circulation or movement of people
and/or goods?
e. Alterations to waterborne, rail or air
traffic?
f. Increase in traffic hazards to motor
vehicles, bicyclists or pedestrians?
13. Public Services. Will the proposal have an
effect upon, or result in a need for new or
altered governmental services in any of the
following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities & roads?
f. Other governmental services?
14. Energy. Will the proposal result in:
a. Use of substantial amount of fuel
or energy?
b. Substantial increase in demand upon
existing sources or energy, or require
the development of new sources of energy?
L
FORM.009/CS -4-
YES MAYBE NO
15. Utilities. Will the proposal result in a
need for new systems, or substantial
alterations to the following utilities:
a. Power or natural gas?
b. Communications systems?
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
16. Human Health. Will the proposal result in:
a. Creation of any health hazard or _ y
potential health hazard (excluding
mental health).
17. Aesthetics. Will the proposal result in _
the obstruction of any scenic vista or
view open to the public, or will the proposal
result in the creation of an aesthetically
offensive site open to public view?
18. Recreation. Will the proposal result in an
impact upon the quality or quantity of
existing recreational opportunities?
19. Cultural Resources
a. Will the proposal result in the alter-
ation of or the destruction of a pre-
historic or historic archaeological site?
b. Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building, structure
or object?
c. Does the proposal have the potential to
cause a physical change which would
affect unique ethnic cultural values?
d. Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
FORM.009/CS -5-
0 •
YES
20. Mandatory Findings of Significance.
a. Does the project have the potential _
to degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species,
cause a fish or wildlife population to
drop below self sustaining levels, threaten
to eliminate a plant or animal community,
reduce the number or restrict the range of
a rare or endangered plant or animal or
eliminate important examples of the major
periods of California history or prehistory?
b. Does the project have the potential to
achieve short-term, to the disadvantage
of long-term, environmental goals? (A
short-term impact on the environment is
one in which occurs in a relatively brief
definitive period of time while long-term
impacts will endure well in the future).
c. Does the project have impacts which are _
individually limited, but cumulatively
considerable? (A project may impact on two
or more separate resources where the impact
on each resource is relatively small, but
where the effect of the total of those
impacts on the environment is significant).
d. Does the project have environmental _
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
MAYBE NO
f�
FORM.009/CS -6-
0
III. Discussion of Environmental Evaluation
(Narrative description of environmental impacts.)
IV. Determination
(To be completed by the Lead Agency).
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a
significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project could have
a significant effect on the environment, there will
not be a significant effect in this case because the
mitigation measures described on an attached sheet
have been added to the project.
X\ A NEGATIVE DECLARATION WILL BE PREPARED.
I find the proposed project MAY have a significant
effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
Date ,Signature of Prep4ker
FORM.009/CS -7-
ENVIRONMENTAL ASSESSMENT 93-268
PUBLIC USE PERMIT 93-015 (PACTEL CELLULAR)
H. ENVIRONMENTAL CHECKLIST
ENVIRONMENTAL IMPACTS - EXPLANATION OF YES AND MAYBE ANSWERS
Due to the nature of the project there are no significant environmental impacts expected from
the project in the areas of earth, air, water, plant life, animal life, noise, light and glare, land
use, natural resources, risk of upset, population, housing, transportation/circulation, public
services, energy, utilities, recreation, and cultural resources.
With regards to human health, there is some chance that the project may create a health hazard
or potential health hazard. Presently, there is a controversy regarding cellular telephone use due
to possible hazards from radiation created from cellular phone use. Presently a report is pending
regarding low frequency radiation emitted by overhead high voltage power lines. There are
some who would like to see the investigation expanded to include the affects of microwave
radiation emitted by cellular signal transmission stations which are utilized in conjunction with
cellular telephones. At the present time there is no documentation to show that these stations
do create any health hazards. The applicant indicates that cellular radio transmissions are made
at very low power levels which do not create any harmful effects upon the health or safety of
persons standing or living near by. Therefore, no mitigation measures are deemed necessary.
With regards to aesthetics, there is a possibility that the existing 100-foot tower may be deemed
offensive due to the height. In addition to the tower there will be a small 484 square foot
unmanned building which contains electronic receivers, computers, and other equipment.
Proposed at this location is a tower which is 100 feet high with three 18-foot high whip antennas
on top for a maximum height of 118-feet.
The tower per se does not block much of the view from surrounding properties due to its
secluded location. However, the tower does create an obstruction in the overall panoramic view.
The applicant has indicated that as a mitigation measure, the tower can be painted to blend with
the blue sky.
ENVASS.011
Attachment 4
CONDITIONS OF APPROVAL
PUBLIC USE PERMIT 93-015 - PROPOSED
PACTEL CELLULAR
JULY 27„ 1993
1. This permit shall be used within one (1) year after the effective date of the
issuance of the permit, otherwise, it shall become null and void and of no
effect whatsoever. By "use" is meant beginning substantial construction of
the facilities as approved by this permit which thereafter are pursued
diligently to completion or the actual occupancy of existing buildings or land
under the terms of this permit. Prior to the expiration of the one year period,
the permittee may request a one year extension of time in which to use this
permit. Should no substantial construction or use of this permit be initiated
within two (2) years of the effective date of the issuance of this permit, this
permit shall become null and void.
2. Developer and operator shall comply with all requirements of the landlord.
3. Existing tower, new dishes, antennas, etc. shall be painted light sky blue to
match normal sky. The proposed color shall be approved by the Planning &
Development Department prior to painting of the tower and other equipment.
4. Prior to issuance of building permit final working drawings shall be reviewed
and approved by the Planning and Development Department.
5. The antenna structure allowed within this permit shall not exceed 118 feet in
overall height.
6. At all times during the conduct of the permitted use the permittee shall
maintain and keep in effect valid licensing approval from the FCC. Should
such licensing be denied, expire, or lapse at any time in the future, this
public use permit shall become null and void.
7. Any outside lighting shall be hooded and directed so as not to shine directly
upon adjoining property and rights -of -way.
8. Prior to final building inspection approval, the permittee shall construct a
seven (7) foot high chain -link fence around the leased project site. The
required fence shall be subject to the approval of the Building & Safety
Director.
CONAPRVL. 004
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JULY 279 1993
CASE NO: PLOT PLAN 93-504
APPLICANT: WINCHESTER ASSET MANAGEMENT FOR (LA QUINTA GOLF
PROPERTIES)
ARCHITECT: MONIGHAN ASSOCIATES, ARCHITECTS
REQUEST: APPROVAL OF PLANS FOR MAINTENANCE BUILDING AND
SECURITY GUARDHOUSE.
LOCATION: THE QUARRY LOCATED SOUTH AND WEST OF LAKE CAHUILLA
BACKGROUND:
The subject property is "The Quarry" which was approved by the City Council on May 4, 1993.
The project includes a maintenance building and security guardhouse. The maintenance building
is located near the northeast corner of the project (southerly half of the property which includes
most of the golf course and all of the residential units). This location is an alternative to the
originally approved location near the southeast corner of the site. Staff is presently processing
an amendment to the parcel map and tentative tract map to allow the relocated maintenance area
The City Council will consider this amendment on July 26, 1993. At this time, Staff ;Feels that
the revised location will be approved. The security guardhouse entry is located on Schwabacker
Road which is the entrance into the project site from 58th Avenue.
The Conditions of Approval require that the Design Review Board and Planning Commission
review and approve the plans. Additionally, the conditions stipulate that the architecture be
indigenous to the surrounding desert environment through the use of style, colors, and materials.
The applicant has submitted plans for the maintenance building. These plans include a plot plan,
elevation plans, preliminary landscaping plans, and section views.
The applicant has also submitted plans for the security guardhouse entry on Schwabacker Road.
The Conditions of Approval allow this to be approved by Staff. However, since they were
submitted with the maintenance facility, Staff has chosen to forward the plans to the Design
Review Board and Planning Commission for review. The plans for the guard house include the
plot plan, elevation plans, and landscaping plan.
PCST.136
SITE DESIGN:
Maintenance Building
The maintenance building site is an irregular rectangular site consisting of approximately 1.3
acres. The proposed location is near the northeast corner of the gravel pit site adjacent to
Cahuilla Park Drive which leads into Lake Cahuilla.
The maintenance building is located near the westerly end of the site. In addition to the
maintenance building, there will be a above ground fuel storage area, a wash down area, storage
bins, and a large recessed trash location, and parking for 20 automobiles. Access to the facility
is provided at the easterly end from the internal street. The applicant has also showed a
vehicular entrance from Cahuilla Park Road.
Security Gate House
The security gate house is located along the entry road from 58th Avenue. According to the
applicants, the westerly 850 feet of this road adjacent to the project site is private. The proposed
security gate house is located approximately 730 feet east of the main project site. The proposed
improvements will consist of a security gate house, a parking stall, and security gates. The
guard house is approximately 12' X 20' in area and would include an office area and restroom
facility.
The security gate house would be placed on a planter in the middle of the road. At the east and
west ends of the gate house, there would be a raised rock veneer planter. On the east elevation
planter, the applicant proposes a sign which would read "The Quarry at La Quinta" .
ARCHITECTURAL DESIGN:
Maintenance Building
The architecture of the maintenance building is nondescript. The applicant has designed it as
rectangular box with a wide overhang over the east elevation. The building will be a flat roof
structure with stucco walls that are painted in contrasting colors. The structure is 16-feet tall
and would consist of approximately 6250-feet of floor space.
The applicant has indicated that they designed the building in this manner because the site will
be graded so that it is not visible. The applicant has indicated on his elevations cross sections
of adjacent property lines and walls, except for the area adjacent to Cahuilla Park Drive. For
this area, the applicant has submitted a supplemental 11" X 17" sheet which shows the
relationship adjacent to Cahuilla Park Drive.
The colors proposed for the building consist of a light beige/light cool grey color for the plaster
areas above 11-feet of the building wall, with the area below the 11-foot mark to be a light
medium beige/light cool grey in color.
PCST.136
Security Gate House
The architecture of the security gate house is similar to that used in the clubhouse in that the
materials will match. The 10'6"± high building will have a hip roof with the same blue/grey
concrete slate roof used on the clubhouse. At the meeting of July 7, 1993, the architect
presented a revised elevation plan indicating that the walls instead of being stucco would be
veneered in the same stone which is utilized on the clubhouse building and was proposed to be
utilized around raised planters at the east and west ends of the guardhouse building. The raised
planters at the east and west ends of the building will be a natural rock veneer to match that
utilized on the clubhouse.
As a result of the Design Review Board review on July 7, 1993, the applicant has submitted
revised architectural plans for the guardhouse. The revised plans have partially taken into
account the comments of the Design Review Board (see section on Design Review Board action
below). In summary, the applicant has modified the windows and trim around them to be
similar to those utilized in the clubhouse, added two columns to the east and west sides of the
buildings similar to the clubhouse columns, and retained the stone veneer exterior for the
building. A perspective view with the vehicular security gates in the rear has been prepared to
show an overall view. Stone veneer columns are shown supporting the gates. A very
conceptual design for the gates is indicated in this drawing. The applicant has indicated that the
design for the gates has not yet been finalized.
The revised plans do not indicate any use of a trellis structure or additional security car parking
as discussed by the Design Review Board at its meeting.
SIGNAGE:
Security Gate House
The applicant has shown signage for the west side of the gate house on a short block wall. The
plans indicate a 1-foot high by 4'6" long sign which would state "The Quarry at La Quinta" on
two lines. The signage is proposed to be brass or other metal.
LANDSCAPING:
Maintenance Building
The applicant has submitted a landscaping plan indicating plant types, quantities, and sizes.
While most plants used are low water usage, it does not appear that indigenous plants are
utilized.
The maintenance building area is planted with a mixture of low water usage plants and desert
type materials. The trees proposed vary from Bottle trees, citrus trees, and California Fan
Palms to Chilean Mesquites and African Sumac. The easterly end of the property will contain
PCST.136
a well site and is proposed to be covered with Palm Springs Gold gravel. Along Cahuilla Park
Road, Chilean Mesquite are proposed to be used. The Bottle trees are used at the west end of
the property as a buffer between the maintenance building and the adjacent residential lot.
Security Guardhouse
The landscaping adjacent to the entry is a variety of low water usage plants and desert type
plants. However, few if any indigenous plants are proposed to be used. Additionally some lawn
is proposed to be used along the road between the guardhouse and interior road to the west.
Flagstone paving with concrete bands are proposed to be used around the guardhouse and at the
easterly end of the private road area. The plans indicate that along the north and south side of
the private road right-of-way between the security vehicle gates and interior street to the west
a wrought iron fence will be provided.
ANALYSIS:
Design Review Board Action
The Design Review Board considered this request at their meeting of July 7, 1993. With
regards to the maintenance building, discussion centered on whether the building would be
visible from surrounding properties. Due to the excavation of the pad elevation for the
maintenance building, the applicant felt that the building would not be visible from his property.
With regards to visibility from Cahuilla Park Drive and areas to the north, it was felt that it
would be partially visible along the roof line. The applicant indicated that along Cahuilla Park
Drive, landscaping would be provided which would shield view of the maintenance building
from the road. The Board felt that although the architecture was nondescript, it would be
acceptable in this location due to the recessed grading and proposed screening.
In reviewing the security guardhouse, the Board felt that while the applicant was trying to
achieve an. "understated elegance", the resulting building was simple but lacked character or
elegance. The Board felt that the guardhouse architecture was mediocre and not up to par with
that of the clubhouse structure which is located to the west within the gravel pit site. The
applicant (lid not submit plans for the steel fencing that is proposed to run along the north and
south boundaries of the roadway or the entry gate design. The Board felt that not having this
information was a hindrance in reviewing the guardhouse.
It was suggested that possibly columns and a wood trellis be provided along with the designs for
the various gates and fences. It was also felt that more than one parking space was necessary
in this area. It was noted that there was room to provide one or two additional spaces near the
guardhouse. The Board felt that a perspective drawing which showed the guardhouse, gates and
fencing, landscaping, and other improvements would be helpful in reviewing this request.
With regards to landscaping, it was felt that the use of grass should be eliminated completely
along this entry drive.
PCST.136 4
The Board took action to recommend approval of the maintenance building subject to adequate
screening being provided by landscaping along Cahuilla Park Drive, and continued consideration
of the guardhouse structure. The Board felt that the applicant should revise the guardhouse plans
providing a perspective view and showing landscaping, gates and fences, and additional parking,
and a revised guardhouse building. The Board suggested that the applicant look at providing a
trellis structure and columns around the building. This motion carried on a 6-0 vote with
Boardmember Rice being absent.
RECOMMENDATION:
The Planning Commission has several options which it can take regarding this application.
Those options are as follows:
1. Refer the matter back to the Design Review Board for further consideration of the
guardhouse structure based on the revised plans.
2. Approve the application for the maintenance building and guardhouse subject to
conditions the Planning Commission deems appropriate.
3. To approve the application for the maintenance building and refer the guardhouse back
to the Design Review Board.
Any action the Commission takes shall be by Minute Motion and subject to the attached
conditions with any modifications deemed necessary.
Attachments:
1. Location map
2. Design Review Board report for the meeting of July 7, 1993.
3. Plans for maintenance building and security guardhouse (original and revised).
4. Draft Conditions of Approval
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DATE:
CASE NO:
APPLICANT:
ARCHITECT:
REQUEST:
LOCATION:
BACKGROUND:
STAFF REPORT
DESIGN REVIEW BOARD MEETING
JULY 7, 1993
PLOT PLAN 93-504
WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF
PROPERTIES)
MONIGHAN ASSOCIATES, ARCHITECTS
APPROVAL OF PLANS FOR MAINTENANCE BUILDING AND
SECURITY GUARD GATEHOUSE
THE QUARRY LOCATED SOUTH AND WEST OF LAKE CAHUILLA
The subject property is "The Quarry" which was approved by the City Council on May 4, 1993.
The project includes a maintenance building and security guardhouse. The maintenance building
is located near the northeast corner of the project (southerly half of the property which includes
most of the golf course and all of the residential units). This location is an altemative to the
originally approved Iocation near the southeast corner of the site. Staff is presently processing
an amendment to the parcel map and tentative tract map to allow the relocated area. At this
time, Staff feels that the revised location will be approved. The security guardhouse entry is
located on Schwabacker Road which is the entrance into the project site from 58th Avenue.
The Conditions of Approval require that the Design Review Board and Planning Commission
review and approve the plans. Additionally, the conditions stipulate that the architecture be
indigenous to the surrounding desert environment through the use of style colors and materials.
The applicant has submitted plans for the maintenance building. These plans include a plot plan,
elevation plans, preliminary landscaping plans, and section views.
The applicant has also submitted plans for the security guardhouse entry on Schwabacker Road.
The Conditions of Approval allow this to be approved by Staff. However, since they were
submitted with the maintenance facility, Staff has chosen to forward the plans to the Design
Review Board and Planning Commission for review. The plans for the guard house include the
plot plan, elevation plans, and landscaping plan.
DRBST.098
SITE DESIGN:
Maintenance Building
The maintenance building site is a somewhat rectangular site consisting of approximately 1.3
acres. The proposed location is near the northeast corner of the gravel pit site adjacent to
Cahuilla Park Drive which leads into Lake Cahuilla.
The maintenance building is located near the westerly end of the property. In addition to the
maintenance building, there will be a above ground fuel storage area, a wash down area, storage
bins, and a large recessed trash location, and parking for 20 automobiles. Access to the facility
is provided at the easterly end from the internal street. The applicant has also showed an
entrance from Cahuilla Park Road.
Security Gate House
The security gate house is located along the entry road from 58th Avenue. According to the
applicants, the westerly 850 feet of this road adjacent to the project site is private. The proposed
security gate house is located approximately 730 feet east of the main project site. The proposed
improvements will consist of a security gate house, a parking stall, and security gates. The
guard house is approximately 12' X 20' in area and would include an office area and restroom
facility.
The security gate house would be placed on a planter in the middle of the road. At the east and
west ends of the gate house, there would be a raised rock veneer planter. On the east elevation
planter, the applicant proposes a sign which would read "The Quarry at La Quinta".
ARCHITECTURAL DESIGN:
Maintenance Building
The architecture of the maintenance building is nondescript. The applicant has designed it as
rectangular box with a wide overhang over the east elevation. The building will be a flat roof
structure with stucco walls that are painted in contrasting colors. The structure is 16-feet tall
and would consist of approximately 6250-feet of floor space.
The applicant has indicated that they designed the building in this manner because the site will
be graded so that it is not visible. The applicant has indicated on his elevations cross sections
of adjacent property lines and walls, except for the area adjacent to Cahuilla Park Drive. For
this area, the applicant has submitted a supplemental 11" X 17" sheet which shows the
relationship adjacent to Cahuilla Park Drive.
The colors proposed for the building consist of a light beige/light cool grey color for the plaster
areas above 11-feet of the building wall, with the area below the 11-foot mark to be a light
medium beige/light cool grey in color.
DRSS'T. 098
The architecture of the security gate house is similar to that used in the clubhouse in that the
materials will match. The 10'6"± high building will have a hip roof with the same blue/grey
concrete slate roof used on the clubhouse. The walls will be stucco and will be a Light
beige/light cool grey in color. The raised planters at the east and west ends of the building wi11
be a natural rock veneer to match that utilized on the clubhouse.
iGNA E:
Security Gate House
The applicant has submitted for the west side of the gate house on a short block wall. The plans
indicate a 1-foot high by 4'6" long sign which would state "The Quarry" at La Quinta on two
lines. The signage is proposed to be brass.
LANDSCAPING:
Maintenance Building
The applicant has submitted a landscaping plan indicating plant types, quantities, and sizes.
While most plants used are low water usage, it does not appear that indigenous plants are
utilized.
The maintenance building area is planted with a mixture of low water usage plants and desert
type materials. The trees proposed vary from Bottle trees, citrus trees, and California Fan
Palms to Chilean Mesquites and African Sumac. The easterly end of the property will contain
a well site and is proposed to be gravel with Palm Springs Gold. Along Cahuilla Park Road,
Chilean Mesquite are proposed to be used. The Bottle trees are used at the west end of the
property as a buffer between the maintenance building and an adjacent residential lot.
Security Guardhouse
The landscaping adjacent to the entry is a variety of low water usage plants and desert type
plants. However, few if any indigenous plants are proposed to be used. Additionally some lawn
is proposed to be used along the road between the guardhouse and interior road. Flagstone
paving with concrete bands are proposed to be used around the guardhouse and at the easterly
end of the private road area. The plans indicate that along the north and south side of the
private road right-of-way a wrought iron fence will be provided.
ANALYSIS:
Staff has reviewed the plans and offers the following comments:
I. The final site plan layout for the security gatehouse and drive around it will :need to be
reviewed by the Engineering Department and Fire Marshal to make sure it works
properly.
DRBST.o98
2. Overall, Staff would like to see more use of indigenous landscaping. While a few
varieties are desert type landscaping almost none of it is indigenous to the surrounding
canyon area. It should be noted that in the golf course and areas closer to the golf
course, Staff will expect indigenous landscaping as originally proposed when the project
was approved.
3. Along Cahuilla Park Drive, the applicant has indicated landscaping. Presently along the
street there are existing Blue Palo Verde trees (Cercidium floridum) along with other
desert shrubbery. New landscaping along this street should be similar to the existing
planting. Therefore, the landscape plan should show the existing trees and be designed
to be compatible with them.
4. As noted, the architecture for the maintenance building is nondescript and box -like. The
applicant has indicated that as designed the building will not be visible. Staff feels that
while it may not be visible from inside the property it will be visible from sections of
Cahuilla Park drive which is the street that leads into Lake Cahuilla. Therefore, it may
be appropriate to provide some architectural treatment to the building. It should be noted
that the present grading of the property is not the finish grade for the maintenance
building site. The applicant has indicated that existing grading will be lowered
approximately ten feet in the area of the maintenance building site.
5. This plot plan application will be forwarded to the Planning Commission for final action.
RECONf"VIENDED CONDITIONS:
1. The gate on Cahuilla Park Drive from the maintenance building shall be solid and
decorative in nature. The plans for the gate shall be included with the final working
drawings.
2. Trash provisions and design shall be reviewed and approved by Waste Management of
the Desert prior to issuance of any building permit for the maintenance building.
3. The 24-foot driveway aisle near the westerly end of the maintenance building shall be
widened to 26-feet per City Code requirements.
4. The wall adjacent to Cahuilla Park Drive shall be decorative with the design included in
the final working drawings. This wall shall match the wall along Cahuilla Park Drive
for those residential lots which back up to said street.
5. Prior to issuance of a building permit, a revised preliminary landscaping plan shall be
submitted to the Planning and Development Department showing exiting trees along
Cahuilla Park Drive and relationship to proposed landscaping. Between 1/3 and 50% of
the landscaping materials along Cahuilla Park Drive shall be indigenous to the
surrounding area. All trees along Cahuilla Park Drive shall be a minimum 24' box size.
6. Wrought iron fencing and gates on the entry road shall be decorative and included in
working drawings for the security guardhouse.
DRBST.o98
RECOMMENDATION:
Staff would recommend that in light of the suggested conditions and other comments that the
Design Review Board review the plans and take appropriate action.
Attachments:
1. Location map
2. Plans for the maintenance building and security gate house
DRBST.098
CONDITIONS OF APPROVAL - PROPOSED
PLOT PLAN 93-504 - "THE QUARRY"
WINCHE,STER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES)
JULY 27, 1993
GENERAL
1. The development of the property shall be generally be in conformance with the exhibits
contained in the file for PP 93-504, unless amended otherwise by the following
conditions.
2. The approved plot plan shall be used within one year of the final approval date (July 27,
1993); otherwise it shall become null and void and of no effect whatsoever. "Be used"
means the beginning of substantial construction which is contemplated by this approval,
not including grading which is begun within the one year period and is thereafter
diligently pursued until completion. A one year time extension may be requested as
permitted by Municipal Code.
3. 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.
4. 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 Desert Sands Unified School District
o Imperial Irrigation District
o Riverside County Health Department
o Coachella Valley Water District
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Department at the time of application for a building permit for
the proposed project.
5. Final exterior colors shall be reviewed and approved by the Department of Planning and
Development.
6. Final landscaping and irrigation plan shall be reviewed and approved by the Planning and
Development Department, Riverside County Agricultural Commissioner, and the
Coachella Valley Water District, prior to installation occurring.
CONAPRVL.090
7. All applicable conditions of Conditional Use Permit 93-005, Parcel Map 27727, Tentative
Tract 27728 shall be complied with.
FIRE MARSHAL
8. Provide or show there exists a water system capable of delivering 1750 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. Fire flow is based on the building being
equipped with automatic fire sprinklers.
9. 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 measures along approved vehicular travelways.
10. Prior to issuance of a building permit applicant/developer shall furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans shall
conform to fire hydrant types, location and spacing, and the system shall meet fire flow
requirements. Plans shall be signed/approved by a registered civil engineer and local
water company with the following certification: "I certify that the design of the water
system is in accordance with the requirements prescribed by the Riverside County Fire
Department.
11. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy,
Group II. 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.
12. Install a supervised waterflow fire alarm system as required by the Uniform Building
Code/Riverside County Fire Department and National Fire Protection Association
Standard 71.
13. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC
in rating. Contact certified extinguisher company for proper placement of equipment.
14. Install Knox Lock Boxes, Models 4400, 3200, or 1300, mounted per recommended
standard of the Know 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 codes system to be purchased.
15. Whenever access into private property is controlled through use of gates, barriers,
guardhouses or similar means, provision shall be made to facilitate access by emergency
vehicles in a manner approved by the Fire Department. All controlled access devices
that are power operated shall have a Knox Box over -ride system capable of opening the
gate when activated by a special key located in emergency vehicles. Devices shall be
CONAPRVL.090
equipped with backup power facilities to operate in the event of power failure. All
controlled access devices that are not power operated shall also be approved by the Fire
Department. Minimum opening width shall be 16-feet with a minimum vertical clearance
of 115-feet.
16. Final conditions shall be addressed when the building plans are reviewed. A plan check
fee must be paid to the Fire Department at the time building plans are submitted.
ENGINEERING DEPARTMENT:
17. The applicant shall submit plans to the Engineering Department for review and approval
prior to issuance of any permits (building, grading, etc.).
DESIGN REVIEW BOARD
18. The gate on Cahuilla Park Drive from the maintenance building shall be solid and
decorative in nature. The plans for the gate shall be included with the final working
drawings.
19. Trash provisions and design shall be reviewed and approved by Waste Management of
the Desert prior to issuance of any building permit for the maintenance building.
20. The wall adjacent to Cahuilla Park Drive shall be decorative with the design included in
the final working drawings. This wall shall match the wall along Cahuilla Park Drive
for those residential lots which back up to said street.
21. Prior to issuance of a building permit, a revised preliminary landscaping plan shall be
submitted to the Planning and Development Department showing exiting trees along
Cahuilla Park Drive and relationship to proposed landscaping. Between 1/3 and 50% of
the landscaping materials along Cahuilla Park Drive shall be indigenous to the
surrounding area. 50% of all trees along Cahuilla Park Drive shall be a minimum 24"
box. size. Landscaping planting adjacent to the maintenance building shall be planted so
that within two years screening of the maintenance area from the adjacent road and
properties shall be achieved.
22. Wrought iron fencing and gates on the entry road shall be decorative and included in
working drawings for the security guardhouse.
CONAPRVL.090
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 27, 1993
CASE NO.: TENTATIVE TRACT 23995, THIRD EXTENSION OF TIME
& PARCEL MAP 26860, FIRST EXTENSION OF TIME
REQUEST: APPROVAL OF A THIRD ONE YEAR TIME EXTENSION FOR
TENTATIVE TRACT 23995 AND A REQUEST FOR A FIRST ONE
YEAR TIME EXTENSION FOR PARCEL MAP 26860
LOCATION: AREA BETWEEN WASHINGTON STREET, MILES AVENUE, ADAMS
STREET, & THE WHITEWATER CHANNEL
APPLICANT: A.G. SPANOS CONSTRUCTION, INC.
(MR. RAY HANES, VICE PRESIDENT)
OWNER: STAMKO DEVELOPMENT COMPANY
ENVIRONMENTAL
CONSIDERATIONS: THE LA QUINTA PLANNING AND DEVELOPMENT
DEPARTMENT PREVIOUSLY COMPLETED ENVIRONMENTAL
ASSESSMENT 88-099 ON THE PROPOSED TRACT AND
MITIGATION MEASURES WERE ATTACHED TO THE
APPROVAL OF THE PROJECT. A NEGATIVE
DECLARATION WAS ADOPTED. THE PLANNING AND
DEVELOPMENT DIRECTOR HAS DETERMINED THAT THE
PROPOSAL IS EXEMPT FROM FURTHER CEQA
DOCUMENTATION.
PROJECT
DESCRIPTION: A. TENTATIVE TRACT 23995: THE TENTATIVE
TRACT MAP ALLOWES THE DEVELOPMENT OF 300
SINGLE FAMILY HOMES AND 736 MULTIPLE FAMILY
UNITS ON APPROXIMATELY 133 ACRES. THE SITE
ORIGINALLY WAS DESIGNED TO INCLUDE A 7.5 ACRE
COMMERCIAL CENTER ON MILES AVENUE; HOWEVER,
THIS FEATURE HAS BEEN ELIMINATED AND A CITY
PARK HAS BEEN PROPOSED IN ITS PLACE.
B. PARCEL MAP 26860: A REQUEST TO
RE -SUBDIVIDE APPROXIMATELY 55 ACRES INTO FOUR
LOTS AND A REMAINDER LOT
GENERAL PLAN
DESIGNATION: PARK; HIGH DENSITY (12-16 UNITS/ACRE) AND LOW
DENSITY (2-4 UNITS/ACRE)
EXISTING ZONING: C-P (GENERAL COMMERCIAL); R-3 (GENERAL
RESIDENTIAL) AND R-1 (ONE FAMILY DWELLING
RESIDENTIAL)
S'.CAFIr RPT . 114 /CS -1-
BACKGROUND:
1. The following applications have been approved for this
site:
A. General Plan Amendment 88-021 (introducing
commercial uses to this area);
B. Change of Zone 88-035 changing the zone from Single
Family Residential to Commercial (C-P), ]High
Density Residential and leaving the remainder as
Single Fami1_y Residential;
C. Specific Plan 88-012; and,
D. Tentative Tract 23995.
All of the above applications were approved by City
Council on September 6, 1989.
2. A Tentative Parcel Map (TPM 26860) for this project
dividing the commercial, multi -family, and single family
residential areas into separate lots was approved by the
Planning and Development Director on August 22, 1991.
3. The Specific Plan & Tentative Tract Map cases were
permitted a one year extension by the Planning Commission
on November 12, 1991, and the City Council on December 3,
1991. The expiration date was September 6, 1992.
4. In 1991 & 1992, the City had several joint Planning
Commission and City Council public hearing meetings to
review each element of the proposed General Plan Update.
The Final General Plan document approved by City Council
on October 6, 1992, modified the applicant's property by
eliminating the existing General Commercial designation
on Miles Avenue. The City Council designated this area
as a future park site. The future park site is to be a
minimum size of 1..4 acres.
5. A paid application for another one year time extension
(Ext. #2) for the Specific Plan and Tentative Tract Map
were filed by the applicant on July 1, 1992. The case
was delayed in order for Staff and the Applicant to
examine the results of the City's General Plan Update.
The Planning Commission and City Council approved the
time extension request but the original Conditions of
Approval were modified to conform with the newly revised
General Plan.
6., On June 23, 1993,
request to extend
one year periods
STAFFRPT.114/CS
the Applicant filed his most recent
both subdivision maps for additional
of time.
-2-
PUBLIC HEARING NOTICES:
Public notices were mailed to the abutting property owners
prior to the meeting and a notice was posted in the Desert Sun
newspaper on July 16, 1993.
SUBDIVISION MAP ACT PROVISIONS:
The California Subdivision Map Act allows for the applicant to
apply for a minimum of 3 one year time extension requests for
the Tentative Tract Map after the original two year approval
expires, not to exceed ten years from the original date of
approval. As noted before, this is the applicant's third
request for a one year time extension for Tentative Tract 23995
and :First one year time extension request for Parcel Map 26860.
In most cases, the City has permitted approved subdivision maps
to be extended for additional one year periods because no
changes to the property have occurred since the initial
approval (e.g. General Plan Amendment, etc.). In other cases,
the City has required Minor Amendments to the Conditions of
Approval to correct subsequent changes to the City standards
which affect the subdivision map (e.g. street width
modifications, park fee changes, bike trails, etc.).
PAST TENTATIVE PARCEL MAP APPROVAL:
A public hearing was scheduled in 1991 for Tentative Parcel Map
26860, and after some discussion, the request was approved.
The original approval was for two years and the expiration date
is August 22, 1993.
Parcel maps are not typically reviewed by the Planning
Commission because they are normally examined by the Director
of Planning per the City's subdivision regulations. The only
time the Planning Commission considers a parcel map is if the
case is processed concurrently with another project application
submittal (e.g. Plot Plan, Conditional Use Permit, etc.). In
this case, Staff felt it appropriate to notice both the Parcel
Map and Tentative Tract Map because the cases are related and
both maps deal with the division of the approximate 133 acre
site. The Applicant was receptive to this request.
PROJECT CONSISTENCY WITH THE ADOPTED GENERAL PLAN:
State law requires that the City insure that all projects which
are approved are consistent with the existing General Plan
(Government Code 65860). With the adoption of the 1992 General
Plan, the property now has a nonconforming zoning designation
(ie. CP - General Commercial) along the Miles Avenue corridor.
STAFFRPT.114/CS -3-
The law states that "in the event that a zoning ordinance
becomes inconsistent with the General Plan by reason of
amendment to such a plan, or to any element of such a plan,
such zoning ordinance shall be amended within a reasonable time
so that it is consistent with the General Plan as amended".
This same type of provision holds true for Specific Plans
(Government Section 65454). Staff is responsible to begin
processing a Change of Zone for the property from C-P (General
Commercial) to open space. Public Hearings are required for
this procedure.
PAST DISCUSSIONS WITH APPLICANT:
The applicant and property owner are aware of the City`s 1992
General Plan Amendment to their property. Their primary
concern at the time is to keep the development active whereby
their company or another company can move forward with
development of either the single family homes or with the
multiple family apartments at any time in the near future.
Without an approved time extension they would have to resubmit
the project and go through additional public hearings to
reimplement their development proposal.
EXISTING PROJECT SPECIFIC PLAN:
In 1989, the City approved Specific Plan 88-012 along with its
review of the tentative tract map, General Plan Amendment, and
the Change of Zone. The Specific Plan had seven conditions
which established driveway access points into the project,
height limitations, setbacks, affordable housing percentages,
bikeway easement, and a few other provisions. In 1992, the
Planning Commission and City Council amended Condition #7 to
establish Lot 303 as a possible park site per the provisions of
the updated City General Plan.
The Specific Plan will be extended for another one year period
provided the tentative tract map receives its third one year
extension.
PREVIOUS 1992 PLANNING COMMISSION ACTION:
On October 13, 1992, the Planning Commission examined the
request of the Applicant to extend the project life of
Tentative Tract 23995 and a request to amend the adopted
specific plan. The Applicant stated that they had pursued the
development of the project (e.g. plan check processing),
however, their plans were put on hold because of the "soft"
economy. Mr. Ray Hanes, A.G. Spanos Construction Company,
stated that their organization has no plans at this time to
begin construction but there may be other developers who want
to proceed with the construction of the single family housing
units.
STAFFRPT.114/CS -4-
The Planning Commission discussed various aspects of the
project which included bike trails, common access between each
land use, the future park site and the density for the site.
The Applicant stated that density is a deceiving issue but that
he did not believe their multi -family site would be over
built. It was pointed out that this project would be similar
to the One Quail Place apartment complex in Palm Desert. Mr.
Hanes stated that their concept is to build one and two bedroom
units which will decrease the overall density of people in the
project. The building complex will be primarily two story in
the center of the project with one story buildings on the
Perimeter of the site. The multiple family development will
have 6.45 acres of open space and the single family area will
have 1.2 acres excluding the future Miles Avenue park site.
The overall site density is approximately 8 units per acre.
A few property owners from the Acacia development (to the
north) came to the 1992 meeting to state that they support a
neighborhood park site along Miles Avenue across the street
from their development. Additionally, general questions were
raised regarding the density of the project, traffic and
whether or not two story homes would be permitted. These
questions were answered by staff. The Planning Commission voted
to recommend approval of the case on a 4-0-1 vote. The
Planning Commission modified the specific plan Conditions by
deleting the original commercial development standards since
they were not consistent with the newly adopted General Plan,
and by adding Condition #7 which addresses the future Miles
Avenue park site.
CONCLUSION:
No new information has been received from any of the affected
public agencies which would adversely affect the City's
recommendation to approve the proposed one year time extensions
proposed by the Applicant. However, minor modifications are
proposed by Staff in, the attached draft Conditions of
Approval. The changes are necessary because the City has
adopted new ordinances since last year's approval.
The Tentative Tract Map must also be reviewed by the City
Council if approved by the Planning Commission. However, the
actions of the Planning Commission on the tentative parcel will
be final unless appealed by either the Applicant or another
party.
RECOMMENDATION:
1. Move to adopt Resolution 93- , recommending approval of
a third one year time extension for Tentative Tract 23995
per the attached draft Conditions of Approval.
2. Move to adopt Resolution 93- , recommending approval of
a first one year extension of time for Parcel Map 26860
per the attached draft Conditions of Approval.
STAFFRPT.114/CS -5-
Attachments:
1. Location Map
2. Exhibits
3. New General Plan exhibit
4. Specific Plan Conditions
5. Draft Resolution TT 23995
6. Draft Resolution PM 26860
STAFFRPT.114/CS -6-
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CITY COUNCIL RESOLUTION 92-91
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN NO. 88-012, AMENDMENT #2
NOVEMBER 17, 1992
1. The development shall comply with Exhibit 1, try Specific
Plan for Specific Plan 88-012, and the ollowing
conditions, which conditions shall take precc ence in the
event of any conflicts with the provisions c_ the Specific
Plan.
2. a. The project shall be limited to access points as
illustrated on the Specific Plan, Exhibit 1.
b. The following access points will be
right-in/right-out only:
o Access point off Washington Street;
o The iminor access point off Miles Avenue into
the future park site;
o The northern access into the single-family
residential area.
C. In the following cases, access points in this
project must line up with access points identified
by approved tentative tracts located opposite this
project:
o The most northerly access point on Adams
Street;
o The neighborhood park/multi-family area access
point onto Miles Avenue.
3�. The following conditions apply to the multi -family
residential area:
a. The Developer shall submit and receive approval for
a residential plot plan for the above development
prior to any development taking place.
b. One parking space provided per multi -family unit
must be covered.
C. A height limit of two stories will apply to the
multi -family residential area. However, any
proposed residential three story unit will be
subject to detailed review by the Planning
Commission at the plot plan review stage.
C:S/C:ONAPRVL.035 - 1 -
d. Buildings in the multi -family area must be set back
50 feet from the multi-family/single-family
residential area boundary. If two story dwellings
are located alongside this boundary, they must be
oriented away from the single-family residential
area.
e. Only emergency access shall be taken off Miles
Avenue.
f. Maximum of 736 dwelling units shall be allowed.
g. All nonresidential uses noted as permitted uses in
the R-3 zone shall not be allowed in the area
designated as having a R-3 zone in this project.
4. The Applicant shall provide, within the multi -family
housing area, a total of five percent affordable housing,
subject to approval of the Planning and Development
Department.
°i. Specific Plan 88-012 shall expire on the same date
Tentative Tract 23995 expires. Approval of extension of
time for TT 23995 shall constitute extension of time for
SP 88-012.
6. The Applicant shall provide a 20-foot bikeway easement
along the south property boundary of the site and
construct an 8-fcot bikeway in accordance with Engineering
Department standards. The 20-foot bikeway easement can,
if acceptable to CVWD, be located on CVWD owned or
administered property. If no agreement can be reached
with the CVWD the 20-foot bikeway easement shall be
provided on land within Tentative Tract 23995.
Access shall be provided from the park, multi -family and
single family area to the bikeway. The applicant shall
comply with the above condition prior to issuance of an
occupancy permit for the first unit.
MISCELLANEOUS:
7. Lot 303 shall be used as a neighborhood park site pursuant
to the provisions of the Land Use 6 Parks and Recreation
Element of the adopted General Plan. The developer shall
have the option -to donate the property pursuant to the
provisions of Article II of Section 13.24.020 of the
Subdivision Ordinance or offer the property to the City
for purchase by the Parks Department, and/or develop the
property in.a consistent fashion as defined by the City's
Updated General Plan document.
CS/CONAPRVL.035 - 2 -
PLANNING COY -MISSION RESOLUTION NO. 93-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
RECOMMENDING TO THE CITY COUNCIL
RECONFIRMATION OF PREVIOUS
ENVIRONMENTAL ASSESSMENT 88-099 AND
APPROVAL OF TENTATIVE TRACT 23995,
THIRD ONE YEAR EXTENSION OF TIME
CASE NO. TTM 23995, THIRD ONE YEAR EXTENSION OF TIME
A.G. SPANOS CONSTRUCTION, INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 27th day of July, 1993, hold a
duly --noticed Public Hearing to consider the request of A.G.
Spanos Construction, Inc. to subdivide 132.5 acres into one
future park lot, three high density residential lots, and 300
single-family development lots, generally located between
Washington Street, Miles Avenue, Adams Street and the Coachella
Valley Stormwater Channel, excluding the small triangular area
just north of the wash and just south of the east/west Avenue
46 alignment (Westward Ho Drive), more particularly described
as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND
MERIDIAN; and,
WHEREAS, said Tentative Map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970", as amended per City Council
Resolution No. 83-63, in that the Planning Director has
conducted an initial study and has determined that the proposed
tentative tract will not have a significant adverse impact on
the environment; and,
Whereas, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 23995, Third One Year Extension
of Time thereby requiring that monitoring of those mitigation
measlures be undertaken 'to assure compliance with them; and,
WHEREAS, the applicant, A.G. Spanos Construction
Inc. have applied for a third extension of time for Tract
23995, in accordance with Section 13.16.230 of the La Quinta
Municipal Code
WHEREAS, the La Quinta Planning Commission did
consider the above request at a Public Hearing held on the
27th day of July, 1993.
WHEREAS, at said Public meeting, said Planning
Commission did find the following facts and reasons to justify
the recommendation for approval of said Tentative Tract Map,
Third One Year Extension of Time:
RESOPC.038/CS -1-
1. That Tentative Tract No. 23995, as conditionally
approved, is generally consistent with the goals,
policies, and intent of the La Quinta General Plan.
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the north to the south of the property.
The proposed circulation design and lot layouts, as
conditioned, are, therefore, suitable for the
proposed land division.
3. That the design of Tentative Tract Map No. 23995
may cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley Fringe -Toed Lizard, but mitigation measures
in the form of fees for a new habitat area will
lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 23995
will not conflict with easements acquired by the
public at large for access through the project,
since alternate easements for access and for use
have been provided that are substantially
equivalent to those previously acquired by the
public.
6. That the proposed Tentative Tract No. 23995, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 23995, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
Third One Year Extension of Time, 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;
RESOPC.038/CS -2-
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 reconfirm the conclusion of
Environmental Assessment No. 88-099 relative to the
environmental concerns of this tentative tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
23995, Third One Year Extension of Time for the
reasons set forth in this Resolution and subject to
the attached amended conditions.
PASSED, APPROVED and ADOPTED at a regular meeting
of: the La Quinta Planning Commission, held on this 27th day of
July,. 1993, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
KATIE BARROWS, Chairperson
City of La Quinta, California
ATTEST:
JERR'Y HERMAN, Planning Director
City of La Quinta, California
RESOPC.038/CS -3-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE; TRACT 23995, THIRD ONE YEAR EXTENSION OF TIME
JULY 27, 1993
* Modified by City Council on November 17, 1992
** Modified by Planning Commission on July 27, 1993
+++ Added by Planning Commission on July 27, 1993
GENERAL CONDITIONS OF APPROVAL
**
1. Tentative Tract Map No. 23995 shall comply with the requirements
and standards of the State Subdivision Map Act and the City of La
Quinta Land Division Ordinance, Specific Plan 88-012, Amendment
#2 unless otherwise modified by the following conditions.
**
2. This Tentative Tract Map approval shall expire on September 6,
1.994, unless approved for extension pursuant to the City of La
Quinta Land Division Ordinance.
3. The Applicant acknowledges that the City is considering a
City-wide Landscape and Lighting District and, by recording a
subdivision map, agrees to be included in the District and to
offer for dedication such easements as may be required for the
maintenance and operation of related facilities. Any assessments
will. be done on a benefit basis, as required by law.
**
4. The developer shall retain a qualified archaeologist to prepare a
Mitigation and monitoring plan for artifact location and recovery
for the project site. Prior archaeological studies for site
CA-RIV-2200 such as MF-1027 and UCRARU#970, as well as
other unrecorded information, shall be analyzed prior to the
preparation of the plan. The Director of Planning & Development
shall approve the professional firm and/or archaeologist to
perform the work prior to any on -site work.
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
results 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.
CS/CONAPRVL.054 - 1 -
A list of the qualified archaeological monitor(s), cultural
resources management firm employees, and any assistant(s)/
representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current
address and phone number for each monitor. The designated
monitors may be changed from time to time, but no such change
shall be effective unless served by registered or certified mail
on the Planning and Development Department.
The designated monitors or their authorized representatives shall
have the authority to temporarily divert, redirect or halt
grading activity to allow recovery of resources. In the event of
discovery or recognition of any human remains, there shall be no
further grading, excavation or disturbance of the site or any
nearby area 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.
5. The Developer of this subdivision of land shall cause no
easements to be granted or recorded over any portion of this
property between the date of approval by the City Council and the
date of recording of the final map without the approval of the
City Engineer.
Traffic and Circulation
*6. The city is contemplating adoption of a major thoroughfare
improvements ordinance. The ordinance is intended to distribute
the cost of major thoroughfare construction evenly and fairly on
undeveloped land at the time the land is subdivided or
developed for beneficial use. If the ordinance is adopted at
least 60 days prior to recordation of this map, this project
shall be subject to the provisions of the ordinance.
If the ordinance is not adopted 60 days prior to the recordation
of this map, the Applicant shall construct street improvements
within and contiguous to the tract as listed below.
The Applicant shall construct or bond for half street
improvements to the requirements of the City Engineer and the La
Quinta Municipal Code, as follows:
a. The full length of Washington Street fronting the parcel shall
be constructed to City standards for a 120-foot right-of-way
width (Major Arterial), with a curb -to -curb width of 96 feet,
with an 8-foot bike/sidewalk, and two -percent cross slope to
centerline, plus joins.
CS/CONAPRVL.054 - 2 -
b. The full length of Miles Avenue fronting the parcel shall be
constructed to City standards for a 110-foot right-of-way
width (Primary Arterial), with an 18-foot raised median
island, six-foot sidewalk, and two -percent cross slope to
centerline, plus joins.
*c. Adams Street shall be constructed to city standards for an
8:8-foot right-of-way width (Secondary Arterial), including
applicant's half plus one 14-foot northbound lane, eight -foot
sidewalk, and two -percent cross slope to centerline, plus
joins.
d_ The street identified as Lot S on Exhibit A (Tentative Tract
Map) shall be designed for a 72-foot right-of-way and shall be
constructed for the full length from Washington Street to
Miles Avenue.
e. The Applicant shall construct all private street improvements
to the requirements of the City Engineer and the La Quinta
Municipal Code.
f. The interior public street system shall be designed pursuant
to the approved Exhibit A (tract map) for TT 23995. The
cul-de-sac streets shall be designed for a 50-foot
right-of-way with 36-foot width curb -to -curb. A five-foot
utility easement shall be granted on each side of the 50-foot
right-of-way. All other streets shall have a 60-foot
right-of-way, a six-foot sidewalk, and two -percent slope.
Any variations to the approved street system design sections
shall be subject to review and approval by the Public Works
Department.
7. An encroachment permit for work in any abutting local
Jurisdiction shall be secured prior to constructing or joining
improvements (i.e., County of Riverside).
8. The Applicant shall participate in the construction or bond for
the construction of Adams Street low water crossing of the
Whitewater Channel, subject to the requirements of the City
Engineer.
CONDI`.PIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL
9. ]Prior to final map approval by the City Council, the Applicant
shall submit a proposal to the Planning Commission, for
:recommendation to the City Council, for meeting parkland
dedication requirements as set forth in Section 13.24.030, La
Quinta Municipal Code. The proposal for dedication, fee -in -lieu,
or combination thereof shall be based upon a dedication
:requirement of 2.63 acres in the single-family residential area,
as determined in accordance with said Section.
CS/CONAPRVL.054 - 3 -
10. The Applicant shall provide sufficient parkland in the
multi -family residential area in accordance with Government Code
Section 66477 and Section 13.24.030 of the La Quinta Municipal
Code.
11. A noise study shall be prepared by a qualified acoustical
engineer, to be submitted to the Planning and Development
Department for review and approval prior to final map approval.
The study shall concentrate on noise impacts on the tract from
perimeter arterial streets, and recommend alternative mitigation
techniques. Recommendations of the study shall be incorporated
into the tract design.
The study shall consider use of building setbacks, engineering
design, building orientation, noise barriers (berming and
landscaping, etc.), and other techniques so as to avoid the
isolated appearance given by walled developments. A wall shall
be provided around the multi -family residential area in
accordance with the above study.
12. Tract phasing plans, including phasing of public improvements,
shall be submitted for review and approval by the Public Works
Department and the Planning and Development Department.
13. The subdivider shall make provisions for maintenance of all
landscape buffer and storm water easements via one of the
following methods prior to final map approval:
a. Subdivider shall consent to the formation of a maintenance
district under Chapter 26 of the Improvement Act of 1911
(Streets and Highways Code, Section 5820 et seq.) or the
Lighting and Landscaping Act of 1972 (Streets and Highways
Code 22600 et seq.) to implement maintenance of all
improved landscape buffer and storm water retention areas. It
is understood and agreed that the Developer/Applicant shall
pay all costs of maintenance for said improved areas until
such time as tax revenues are received from assessment of the
real property.
b. The Applicant shall submit to the Planning and Development
Department a Management and Maintenance Agreement, to be
entered into with the unit/lot owners of this land division,
in order to insure common areas and facilities will be
maintained. A unqualified right to assess the owners of the
individual units for reasonable maintenance costs. The
association shall have the right to lien the property of any
owners who default in the payment of their assessments.
The common facilities to be maintained are as follows:
(1) Storm water easements.
(2) Twenty -foot perimeter parkway lot along Washington Street
(3) Twenty -foot perimeter parkway lot along Miles Avenue.
CS/C:ONAPRVL.054 - 4 -
14. Prior to recordation of a final map, the Applicant shall pay the
required mitigation fees for the Coachella Valley Fringe -Toed
Lizard Habitat Conversion Program, as adopted by the City, in the
amount of $600 per acre of disturbed land.
15. The Applicant shall coordinate with Sunline Transit and the City
to provide a future bus turnout and shelter location on
Washington Street. A bus turnout shall be provided for in the
approved street improvement plans, and shall either be
constructed with those improvements for bonded for. Appropriate
bonding shall be provided in lieu of a completed bus stop
shelter, until such tire as service is provided by Sunline.
Gradin..g end Drainage
16. The Applicant shall submit a grading plan that is prepared by a
registered civil engineer who will be required to supervise the
grading and drainage improvement construction and to certify that
the constructed conditions at the rough grade stage are as per
the approved plans and grading permit. This is required prior to
final map approval. Certification at the final grade stage and
verification of pad elevations is also required prior to final
approval of grading construction.
17. The Applicant shall submit a copy of the proposed grading,
landscaping, and irrigation plans to Coachella Valley Water
District for review and comment with respect to CVWD's water
management program.
18. A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report submitted
for review along with the grading plan. The report's
recommendations shall be incorporated into the grading plan
design prior to grading plan approval. The soils engineer and/or
the engineering geologist must certify to the adequacy of the
grading plan.
19. Any earthwork on contiguous properties requires a written
authorization from the owner(s) (slope easement) in a form
acceptable to the City Engineer.
*20. Drainage disposal facilities shall be provided as required by the
City Engineer. The Applicant shall comply with the provisions of
the City Master Plan of Drainage, including payment of any
drainage fees required therewith. All drainage easements must be
shown on the Final Tract Map.
Applicant shall continue to accept drainage from the low area on
the north side of Miles Avenue near the mobile home park.
CS/CONAPRVL.054 - 5
21. Prior to the issuance of a grading permit, the Applicant shall
prepare and submit a written report to the Planning Director
demonstrating compliance with those conditions of approval and
mitigation measures of TT 23995 and EA 88-099, which must be
satisfied prior the 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 Director
demonstrating compliance with those conditions of approval and
mitigation measures of this TT 23995 and EA 88-099, 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 Director
demonstrating compliance with all remaining conditions of
approval and mitigation measures of this TT 23995 and EA 88-099.
The Planning Director may require inspection or other monitoring
to assure such compliance.
Traffic and Circulation
22. Applicant shall comply with the following requirements of the
Public Works Department:
a. The Applicant shall dedicate all necessary public street and
utility easements as required, including all corner cutbacks.
Easements and rights of way along Washington Street shall be
dedicated within thirty (30) days of the approval of the
second time extensicn for the tract.
b. The Applicant shall submit street improvement plans that are
prepared by a registered civil engineer. Street improvements,
including traffic signs and markings and raised median islands
(if required by the City General Plan), shall conform to City
standards as determined by the City Engineer and adopted by
the La Quinta Municipal Code (three-inch AC over four -inch
Class 2 Base minimum for residential streets).
c:. Street name signs shall be furnished and installed by the
Developer in accordance with City standards.
23. Applicant shall dedicate, with recordation of the tract map,
access rights to Washington Street, Miles Avenue, and Adams
Street for all individual parcels which front or back-up to those
rights -of -way.
Tract Design
24. A minimum 20-foot landscaped setback shall be required along
Washington Street and Miles Avenue. A minimum 10 foot
]Landscaped setback shad be required along Adams Street. Design
of the setbacks shall be approved by the Planning and Development
Department. Setbacks shall be measured from ultimate
right-of-way lines.
a. The minimum setbacks may be modified to an "average" if a
meandering or curvilinear wall design is used.
CS/CONAPRVL.054 - 6 -
b. Setback areas shall be established as a separate common lot
and be maintained as set forth in Condition No. 13, unless an
alternate method is approved by the Planning and Development
Department.
25. The tract layout shall comply with the R-3 and R-1 zoning
requirements and specific plan specifications, including for the
R.-1 zone minimum lot size and minimum average depth of a lot.
The minimum R-1 lot size to be recorded in a final map shall be
7,200 square feet.
Walls, Fencing, Screening, and Landscaping
26. 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 grading and site development. These shall include, but
not be limited to:
a. The use of irrigation during any construction activities;
b. Planting of cover crop or vegetation upon previously graded
but undeveloped portions of the site; and
** c:. Provision of wind breaks or wind rows, fencing, and/or
landscaping to reduce the effects upon adjacent properties and
property owners. The land owner shall comply with the
requirements of the Director of Public Works and Planning and
Development. All construction and graded areas shall be
watered at least twice daily while being used to prevent the
emission of dust and blowsand. The provisions of the City's
Ilowsand Control (PNl10) Ordinance shall be met.
27. 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.
28. Prior to final map approval, the Applicant shall submit to the
Planning Division for :review and approval a plan (or plans)
:showing the following:
a. :Landscaping, including plant types, sizes, spacing, locations,
and irrigation system for all landscape buffer areas. Desert
or native plant species and drought resistant planting
materials shall be incorporated into the landscape plan.
b. 'Location and design detail of any proposed and/or required
walls.
CS/CONAPRVL.054 - 7 -
c. Exterior lighting plan, emphasizing minimization of light and
glare impacts to surrounding properties.
29. Prior to final map approval, the subdivider shall submit criteria
to be used for landscaping of all single-family individual lot
front yards. At a minimum, the criteria shall provide for two
trees and an irrigation system.
r•nvnTTTnnrs nF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
30. Prior to the issuance cf a building permit for construction of
any building or use contemplated by this approval, the Applicant
shall obtain permits and/or clearances from the following public
agencies:
o City Fire Marshal
o City of La Quinta. Public Works Department
o Planning and Development Department, Planning Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
+++ o NPDES (California Regional Water Quality Control Board)
+++ o Riverside County Agricultural Commission
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.
31. 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.
32. '.Vhe Applicant shall comply with the following:
a. No buildings in the multi -family area within 150 feet of the
ultimate right-of-way of Washington Street and Miles Avenue
shall be higher than one story.
b. Seventy-five percent of R-1 zone dwelling units within 150
feet of the ultimate right-of-way of Miles Avenue shall be
limited to one story, not to exceed 20 feet in height. The
.Applicant shall submit to the Planning and Development
Department for approval a drawing showing the location of any
single-family units higher than one story located along Miles
Avenue frontage.
CS/CONAPRVL.054 - 8 -
33. 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.
34. In the R-1 zone, if a specific dwelling product is envisioned or
if groups of lots are sold to builders prior to the issuance of
building permits, the ,Applicant/ Builder shall submit complete
detail architectural elevations for all units. The Planning
Commission will review and approve these as a Business Item. The
basic architectural standards shall be included as part of the
C.C. & R's.
35. The residential plot plan for the R-3 (multi -family) zone shall
show 6.45 acres (based on 736 proposed units) of private open
space within the development which is usable for active
recreation space in accordance with Section 13.24.030 of the La
Quinta Municipal Code and Government Code Section 66477.
Traffic and Circulation
36. The Applicant shall pay a 25 percent share of all fees necessary
for signalization costs at the corner of Washington Street and
Miles Avenue, and 50 percent of signalization costs at the
multi-family/commercial area access point onto Miles Avenue and
25 percent of the signalization costs at the intersection of
Miles Avenue and Adams Street.
Public: Services and Utilities
37. The Applicant shall comply with the requirements of the City Fire
Marshal.
38. The Applicant shall comply with all requirements of the Coachella
Valley Water District, including those related to the storm water
channel. Any necessary parcels for District facility expansion
shall be shown on the final map and conveyed to the Coachella
Valley Water District, in accordance with the Subdivision Map Act.
Miscellaneous
39. The Applicant shall provide a 20-foot bikeway easement on final
map along the south property boundary of the site and construct
an 8-foot bikeway in accordance with Engineering Department
standards. The 20-foot bikeway easement can, if acceptable to
CVWD, be located on CVWD owned or administered property. If no
agreement can be reached with the CVWD the 20-foot bikeway
easement shall be provided on land within Tentative Tract 23995.
CS/CONAPRVL.054 - 9 -
Access shall be provided from the multi -family and single
family area to the bikeway. The applicant shall comply with
the above condition prior to issuance of occupancy permit for
the first unit.
40. Prior to recordation of the first final map for this development,
the Applicant shall reimburse the city or provide security in
guarantee of reimbursement of the city or its redevelopment
districts for any costs previously incurred by the city or its
redevelopment districts for improvements which benefit and would
normally be the responsibility of this development.
If the Applicant provides security in lieu of reimbursement, the
Applicant shall provide the actual cash reimbursement prior to
recordation of any final map which by itself, or in combination
with previously -recorded maps, results in the creation of more
than fifty percent (50%) of the building lots proposed for this
development.
*41. 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.
41. Provisions of Ordinance 220 (Water Conservation) shall be met
during plan check.
C:S/C:ONAPRVL.054 - 10 -
PLANNING COMMISSION RESOLUTION 93-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA REAFFIRMING THE
ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL
OF TENTATIVE PARCEL MAP 26860 (FIRST EXTENSION)
TO ALLOW THE FOUR LOT DEVELOPMENT.
CASE NO. TPM 26860, EXTENSION #1 - A. G. SPANOS CONSTRUCTION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the: 27th day of July, 1993, hold a. duly noticed Public Hearing to consider the resubdivision
of ±55 acres into 4 lots, generally located on the eest side of Washington Street south of Miles
Avenue and west of Adams Street, more particularly described as:
PORTION OF THE SOUTH 1/2 SECTION 30,
T.6.S., R.7.E., S.B.B.M.
WHEREAS, said tentative map has complied with the requirements of the "The
Rules to Implement the California Environmental Quality Act of 1970" (as amended) and
adopted by City Council Resolution 33-68, in that the Planning Director conducted an initial
study, and has determined that the proposed tentative parcel map will not have a significant
adverse impact on the environment; and,
WHEREAS, mitigation of various physical impacts have been identified and will
be incorporated into the approval conditions for Tentative Parcel Map 26860 thereby retaining
that monitoring of those mitigation measures be undertaken to assure compliance with them; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts to justify the approval of said tentative parcel map extension:
1. That Tentative Parcel Map 26860, as conditionally approved, is generally consistent with
the goals, policies, and intent of the La Quinta General Plan for land use, circulation
requirements, zoning district: development standards, and design requirements of the
Subdivision Ordinance.
2. That the subject site is vacant. The proposed circulation design and lot layouts are
consistent with City standards and the project has been conducted accordingly, therefore,
suitable for the proposed land division.
3. That the design of Tentative Parcel Map 26860 will not cause substantial environmental
damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard
because mitigation fees will be imposed.
RESOPC.114
4. That the design of the subdivision, as conditionally approved, will not impact the existing
public sewers and water improvements, and therefore, is not likely to cause serious
public health problems.
5. That the design of Tentative Parcel Map 26860 will not conflict with easements acquired
by the public at large for access through the project, since alternate easements for access
and for use have been provided that are substantially equivalent to those previously
acquired by the public.
6. That the proposed Tentative Parcel Map 26860, as conditioned, provides for adequate
maintenance of the landscape buffer areas and provides storm water retention.
7. That general impacts from the proposed tentative parcel map were considered within the
MEA prepared and adopted in conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Parcel Map time extension, 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 a:re true and correct and constitute the findings of the
Commission in this case;
2. That it does hereby reconfirm the conclusion of Environmental Assessment (Categorical
Exemption 15315, Class 15) relative to the environmental concerns of this Tentative
Parcel Map;
3. That it does hereby approve the subject first extension of time for Tentative Parcel Map
26860 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 27th day of July, 1993, by the following vote, to wit:
AXES:
NOES:
ABSENT:
ABSTAIN:
RESOPC.114 2
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of I,a Quinta, California
REsopc. ].14
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 26860 - RECOMMENDED
FIRST ONE YEAR EXTENSION OF TIME
JULY 271 1993
* Modified by the Planning Commission on July 27, 1993
1. Tentative Parcel Map 26860 shall comply with the standards and requirements
of the State Subdivision Map Act and the City of La Quinta Land Division
Ordinance, Specific Plan 88-012, Amendment #2, and Tentative Tract 23995
unless otherwise modified by the following conditions.
2. This Tentative Parcel Map approval shall expire on August 22, 1994, unless
approved for extension as provided for by the City of La Quinta Land Division
Ordinance.
3. The Applicant shall comply with all requirements of the Coachella Valley
Water District (CVWD) as stated in the letter dated May 3, 1991 on file with
the Planning and Development Department.
FIRE MARSHAL:
*4. Fire protection measures shall be required at the Plot Plan approval stage. No
building permits shall be issued prior to the required fire protection measures
being installed and operational.
*5. If any parcel is sold prior to installation of any required fire protection system,
the seller shall notify the buyer that such system must be installed prior to the
issuance of building permits.
ENGINEERING DEPARTMENT
6. 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. Washington Street - Major Arterial, 60-foot half width from the
Washington Street Specific Plan centerline;
B. Miles Avenue - Primary Arterial, 55-foot half width;
C. On -site street - Collector Street, 72-foot full width;
CONAPRVL.027
Conditions of Approval
Tentative Parcel Map 26860
Jul; 27, 1993
D. The corner cut -back for the southeast quadrant of the Washington
Street/Miles Avenue intersection shall be based on a 70-foot curb radius.
7. Applicant shall provide a fully improved landscaped setback lot of noted width
adjacent to the following street right-of-way(s):
A) Washington Street, 20-feet wide;
B) Miles Avenue, 20-feet wide.
8. Applicant shall vacate vehicle access rights to Washington Street and Miles
Avenue from all abutting lots. Access to these street(s) from this land division
shall be restricted to street intersections only.
9. Turning movements of traffic accessing the subject land division from
adjoining public streets shall be as follows:
Washington Street
A. Interior Street, right turn in and out only.
Miles Avenue
B. Interior Street:: full turning movements will be permitted.
The median island on Washington Street shall have no opening in it to permit
vehicular left turn movements into or out of the land division where the
interior street of this land division intersects Washington Street.
10. The Applicant, owner, successor or assignee of land in this land division shall
install, or agree to install, street, water, sewer, and storm channel
improvements in accordance with the Conditions of Approval for this land
division prior to issuance of a grading permit for any of the parcels in this land
division. Installation of the improvements may occur in phases to some degree
subject to City approval, however, notice is hereby given that development of
any given parcel may require a substantially greater portion of the
improvements required by these Conditions of Approval than what is
considered to be the fair share for that particular parcel. Therefore, it is
recommended that a prospective developer of any of the lots within this land
division submit it's development plans to the City for review prior to closing
a land purchase transaction.
CONAPRVL.027
Conditions of Approval
Tentative Parcel Map 26860
July 27, 1993
In order to ensure that all potential owners or developers of land within this
land division are apprised of the requirement to install improvements required
by these Conditions of Approval, the following statement shall be placed on
the Parcel Map of record in a manner that clearly indicates the statement
applies to all parcels in the land division.
"NOTICE IS HEREBY GIVEN that prior to issuance of a grading
permit for any parcel of land created by this Parcel Map, certain off -site
and on -site improvements must be installed, or agreed to be installed.
Therefore, prior to closing any land purchase transaction it is
recommended that the prospective new land owner check the Conditions
of Approval imposed by the City when this land division was approved."
11. Prior to issuance of a grading permit for any of the parcels in this land
division, 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 the City General
Plan. Street design shall take into account the soil strength, anticipated traffic
loading, and design life. "The minimum structural section for residential streets
shall be 3" AC over 4" Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with City standards and practices. This includes tapered
off -site street transitions that extend beyond tract boundaries and join the
widened and existing street sections.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON -SITE STREETS
1. Interior street - full width Collector Street, 48 feet wide, refer to
CONAPRVL.027 3
conditions of Approval
Tentative Parcel Map 26860
July 27, 1993
General Plan Figure VII-2.
B. OFF -SITE STREETS
1. Washington Street (portion contiguous land division) -Install
three-quarter width Major Arterial (four of six travel lanes),
improvement includes full width raised median and 16-foot wide
south bound travel lane, refer to General Plan Figure VII-2.
2. Miles Avenue (portion contiguous to land division) - Install half
width Primary Arterial (86' width improvement option), bond for
half of raised median, refer to Std Dwg #100.
12. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and utilities, and on -site common area
improvements before a grading permit is issued for any parcel in this land
division. Applicant shall pay cash, in -lieu of and equivalent to the respective
fair -share construction cost, for those improvements that the Applicant has
partial cost responsibility and construction must be deferred until the full
complement of funding is available. Payment of cash may be deferred to a
future date mutually agreed by Applicant and City, provided security for said
future payment is posted by Applicant.
13. Prior to issuing any grading permits, 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.
14. A grading plan for all four (4) parcels of this land division shall be prepared
by a registered civil engineer and approved by the City Engineer prior to
issuance of a grading permit for any of the parcels within this land division.
15. The tract shall be designed and graded in a manner so the difference in
building pad elevations between contiguous lots that share a common street
frontage or join lots with adjoining existing tracts or approved tentative tracts
does not exceed three (3.0) feet. The pad elevations of contiguous lots within
the subject tract that do not share a common street shall not exceed five (5.0)
feet.
If Applicant is unable to comply with the pad elevation differential
requirement, the City will, consider and may approve other alternatives that
CONAPRVL.027 4
Conditions of Approval
Tentative Parcel Map 26860
July 27, 1993
satisfy the City's intent to promote and ensure community acceptance and
buyer satisfaction with the proposed development.
16. The tract shall be graded in a manner that permits storm flow in excess of the
retention basin capacity 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.
17. Storm water run-off produced in 24 hours by a 100-year storm shall be drained
into the Whitewater Channel. Storm drain improvements shall be installed as
required by the City Engineer. The outfall structure in the Whitewater
Channel shall be designed in accordance with CVWD requirements.
The tributary drainage area for which the Applicant is responsible shall extend
to the centerline of any public street contiguous to the site.
18. Applicant shall provide a.. blanket easement that covers the entire landscaped
setback lots for the purpose of a meandering public sidewalk.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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
CONAPRVL.027 5
Conditions of Approval
Tentative Parcel Map 26860
July 27, 1993
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 lot
in the tract, state the pad elevation approved on the grading plan, the as
built elevation, and clearly identify the difference, if any. The data shall
be organized by tract phase and lot number and shall be cumulative if
the data is submitted at different times.
C. Provide to the City Engineer a signed set of "as built" reproducible
drawings of the site grading and all improvements installed by the
Applicant.
24. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
25. Applicant is responsible for the cost to design and construct traffic signals at
the following locations.
A. Washington Street Q Miles Avenue: 25 % fair share responsibility;
B. Miles Avenue @ interior street: - 50% fair share responsibility.
26. Washington Street shall have an 8-foot bike/sidewalk.
CONAPRVL.027 6
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
July 13, 1993 7:00 P.M.
I. CALL TO ORDER
A. The meeting was called to order at 7:05 P.M. by Chairwoman Barrows.
Commissioner Adolph led the flag salute.
H. ROLL CALL
A. Chairwoman Barrows requested the roll call. Present: Commissioners Adolph,
Ellson, Marrs, Abels, and Chairwoman Barrows.
B. Staff Present: Plannir,,g Director Jerry Herman, Principal Planner Stan Sawa,
Associate Planner Greg Trousdell, and Department Secretary Betty Sawyer.
III. ELECTION OF OFFICERS
A. Chairwoman Barrows opened the nominations for the office of Chair.
Commissioner Ellson nominated Katie Barrows. Commissioner Adolph seconded
the motion. There being no further nominations, Commissioner Marrs moved to
close the nominations and Commissioner Adolph seconded the motion. Katie
Barrows was elected unanimously.
B. Chairwoman Barrows opened the nominations for the office of Vice Chair.
Commissioner Abels nominated Commissioner Adolph. Commissioner Marrs
seconded the motion. There being no further nominations Commissioner Ellson
moved to close the nominations and Commissioner Abels seconded the motion.
Don Adolph was elected unanimously.
IV. PUBLIC HEARINGS
A. Plot Plan 93-498; a request of Stonington Properties for approval of a plot plan
application to allow construction of a 7,000 square foot building.
]PC7-1.3 1
Planning Commission Minutes
July 13, 1993
1. Principal Planner Stan Sawa presented the information contained in the
Staff report, a copy of which is on file in the Planning and Development
Department.
2. Commissioner :Ellson asked if the landscaping around the transformer was
inconsistent with the plans. Staff asked that the applicant address the
question.
3. Commissioner Adolph asked if the plans were final drawings or
conceptual. Staff stated they were the final drawings.
4. There being no further questions of staff, Chairwoman Barrows opened
the public hearing. Mr. Gene Scarcelo, representing Stonington, stated
his building was designed to meet the needs of the potential clients.
5. Chairwoman Barrows asked what the use of the use of the building would
be. Mr. Scarcelo stated it would be retail.
6. Commissioner Ellson questioned the amount of window exposure. Mr.
Scarcelo stated that his clientele preferred as much window as possible to
allow as much visibility into the store as possible for the clients. He
noted that a five foot overhang was provided over the windows.
7. Commissioners discussed with the applicant the landscaping around the
transformer. The applicant stated he would have no problem adding
additional landscaping.
8. Commissioner Adolph questioned the tree sizes and stated he would like
to see 24" box, trees planted. The applicant stated he would plant
whatever was required of him. Discussion followed regarding the quantity
and sizes.
9. Commissioner Adolph asked the applicant to explain what was planned for
the trash enclosure. Mr. Scarcelo stated it would be a stuccoed block wall
with a concrete driveway.
9. Commissioner Adolph inquired if the colored rendering was correct. Mr.
Scarcelo stated it was done to match the shopping center.
10. Commissioner Adolph inquired about the roof plan and asked what the
slope of the roof was. The applicant stated it was designed to be at such
a slope as to drain the water. Commissioner Adolph asked if the
PC7-13 2
Planning Commission Minutes
July 13, 1993
mechanical equipment would show over the top of the roof. Mr. Scarcelo
stated the building was designed so the roof would hide the equipment.
Commissioners discussed the roof access, the height of the arch over the
entrance, how the hip would be tied into the roof, whether color changes
will be a reveal, and where the downspouts would be located with the
applicant.
11. Commissioner Adolph asked that where the utility area was inside the
landscape easement area, the building should be pushed north 6-inches to
move it outside the easement area.
12. Following the discussion, it was moved and seconded by Commissioners
Ellson/Adolph to adopt Minute Motion 93-035 approving Plot Plan 93-498
subject to the Conditions of Approval and the following additional
conditions or clarifications:
a. All trees are to be 24" box size.
b. The building shall not encroach into the 28-foot landscape setback
area.
C. The transformer shall be adequately screened with landscaping, if
necessary.
d. The roof mounted equipment shall be below the roof line.
IV. PUBLIC COMMENT:
A. Councilman Stanley Sniff addressed the Planning Commission regarding the
historic moment of this last meeting of the Commission in the old Council
Chambers. Councilman Sniff reminisced on the history of the Planning
Commission. Commissioners discussed with Councilman Sniff some issues
regarding the new City Hall.
B. Mr. David Levin, Lake La Quinta resident, stated his concern for the
enforcement of development guidelines. In particular he stated the landscaping
at the One Eleven La Quinta Center shopping center. He pointed out several
deficiencies in the landscaping that needed to be addressing. Staff stated they
were aware of the problem and were addressing the issue with the developer.
V. BUSINESS SESSION:
A. Sign Application 93-215; a request of Roger Snellenberger for approval of a sign
adjustment to allow a permanent wall sign on Washington Street north of
Eisenhower Drive.
PC7-13 3
Planning Commission Minutes
July 13, 1993
1. Planning Director Jerry Herman presented the information contained in the
Staff report, a copy of which is on file in the Planning and Development
Department.
2. Commissioner Adolph asked if the sign was temporary or permanent and
whether it was on the property line. Staff stated the applicant was asking
for a permanent sign with staff recommending a temporary sign and the
sign was on the property line. Staff went on to explain the Commissions
option.
3. Commissioners Abels asked staff to clarify which wall the sign would be
placed on. He further stated there were too many signs and the monument
sign would be enough. He could not see how the sign would increase the
marketing.
4. Commissioner Marrs stated he felt the sales sign was adequate.
Commissioner Ellson stated she felt there should be no temporary sign but
a permanent sign with the projects logo located on Washington Street.
Discussion followed regarding the Commissions preference to have a
permanent monument sign identifying the project rather than any
temporary sign.
5. There being no further discussion, it was moved by Commissioner Ellson
and seconded by Commissioner Abels to adopt Minute Motion 93-036
denying Sign A-?plication 93-215.
VI. CONSENT CALENDAR
A. Commissioner Ellson asked that the Minutes be amended on page 2, Item B.2.
to delete the word "to", also page 5, Item 3 be amended to read "Commissioner
Ellson stated the project would blend better with the environment if beige tones
were used". There being no further changes or amendments, Commissioners
Mans/Ellson moved and seconded a motion to approve the Minutes of July 13,
1993 as corrected. Unanimously approved.
VH. OTHER -None
VIII. ADJOURNMENT
A motion was made and seconded by Commissioners Mans/Ellson to adjourn this regular
meeting of the Planning Commission to a regular meeting of the Planning Commission on July
27, 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 8:12 P.M., July 13, 1993.
PC7-13 4