1988 07 26 PCZ A G E N D A
OF Tttt O
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
July 26, 1988 - 7:00 p.m.'
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III. HEARINGS
A. PUBLIC HEARING:
APPLICANT:
LOCATION:
PROJECT:
PLOT PLAN 85-254, CONDITION
AMENDMENT (VILLAGE POINT
APARTMENTS)
LANDMARK LAND COMPANY, INC.
NORTH OF CALLE TAMPICO, WEST OF
WASHINGTON STREET, AND EAST OF
DESERT CLUB DRIVE
AN AMENDMENT TO A CONDITION
PERTAINING TO A TWO-YEAR TIME
LIMIT FOR COMMENCEMENT OF
CONSTRUCTION
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
IV. 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.
IvU2/ AGENDA . 7 2 6
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JULY 26, 1988
APPLICANT: LANDMARK LAND COMPANY, INC.
PROJECT/
REQUEST: PLOT PLAN 85-254 (VILLAGE POINT APARTMENTS);
AMENDING A CONDITION PERTAINING TO A TWO-YEAR
TIME LIMIT FOR COMMENCEMENT OF CONSTRUCTION
LOCATION: NORTH SIDE OF CALLE TAMPICO, WEST OF
WASHINGTON STREET, AND EAST OF DESERT CLUB
DRIVE EXTENDED
GENERAL PLAN
DESIGNATION: MEDIUM DENSITY RESIDENTIAL
ZONING
DESIGNATION: R-3
ENVIRONMENTAL
ASSESSMENT: A NEGATIVE DECLARATION WAS ADOPTED ON JUNE 4,
1986, BY THE CITY COUNCIL, FOR THE PROJECT
(PP 85-254). THE APPROVAL CONTAINED
ENVIRONMENTAL MITIGATION CONDITIONS. THE
PROJECT WAS PREVIOUSLY ASSESSED; THEREFORE,
NO NEW ENVIRONMENTAL REVIEW IS NECESSARY.
BACKGROUND:
On June 4, 1986, the City Council approved Plot Plan 85-254.
The approval authorized the construction of 648 apartment
units, subject to mitigating conditions.
The original Applicant was Western Corporation with Landmark
Land Company as the property owner. Western Corporation no
longer maintains an option on the property. Therefore,
Landmark Land Company is seeking the condition amendment as
Owner/Applicant.
The requested amendment pertains to Condition No. 5, which
reads as follows:
This approval shall be used within two (2) years after
final approval; otherwise, it shall become null and void
and of no effect whatsoever. The term "use" shall mean
the beginning of substantial construction of permanent
buildings (not including grading) authorized by this
approval, which construction shall thereafter be pursued
diligently to completion.
MR/STAFFRPT.049 -1-
The expiration date of the project has been determined to be
July 31, 1988. The approval period is stayed pending final
outcome of the amendment request.
ANALYSIS:
This application to amend the two-year construction initiation
condition was circulated to relevant City Departments and other
agencies. No substantive comments were received that would
present a change in circumstances from the original approval,
but some "housekeeping" in terms of conditions is in order, if
the time limit for use of the Plot Plan approval is to be
extended.
The following Conditions of Approval are recommended for change:
1. Condition No. 7 can be eliminated because Change of Zone
85-020 has become effective.
2. Condition No. 13.a. should be modified to reflect the
100-foot right-of-way which has been established for
Calle Tampico, not the 110 feet indicated.
3. Condition No. 15 should be modified to read as follows:
15. The following off -site improvements shall be
requirements of Plot Plan No. 85-254:
a. Calle Tampico, to its full paved width (not
including curb, gutter, sidewalk, or
landscaped median), from the point which full
street improvements were installed under
Condition No. 13.b., to Washington Street.
b. Eliminate (Plaza Tampico installed
improvements to Applicant's property line).
C. Retain as is.
d. Retain first sentence and eliminate the last
sentence because Infrastructure Fee credits
have been eliminated.
4. Condition No. 17.d. should be eliminated. The City owns
the property and the streets are not anticipated to be
constructed.
5. Condition No. 20.b.(2) and (5) should be eliminated
because Condition No. 26 limited maximum building height
to two stories, not to exceed 25 feet.
6. The Section reference in Condition No. 21 should be
changed from Section 18.12 of the Municipal Land Use
Ordinance to Chapter 9.160 of the La Quinta Municipal
Code.
MR/STAFFRPT.049 -2-
i. The Section reference in Condition No. 22 should be
changed from Section 18.12 of the Municipal Land Use
Ordinance to Chapter 9.160 of the La Quinta Municipal
Code.
8. Condition No. 29 should be eliminated pursuant to
Condition No. 26, as noted above.
9. Condition No. 35 should be eliminated because current
State law requires the payment of these fees.
10. The last sentence in Condition No. 39 should be
eliminated because Infrastructure Fee credits are not
Dermi•tted.
11. A new condition should be added as follows to reflect the
current review process:
59. Prior to the issuance of any building permits, the
grading, landscaping, and irrigation system plans
shall be submitted for review and comment to the
Coachella Valley Water District (CVWD). Compliance
with the comments received from the CVWD will be
required.
12. Condition No. 5 should be changed to read:
This approval shall be used by July 31, 1989; otherwise,
it shall become null and void and of no effect
whatsoever. The term "use" shall mean the beginning of
substantial construction of permanent buildings (not
including grading) authorized by this approval, which
construction shall thereafter be pursued diligently to
completion.
RECOMMENDATION:
By Minute Motion, forward to the City Council the Commission
recommendation regarding the requested amendment, with any
appropriate conditions and modifications.
MR/STAFFRPT.049 -3-
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CONDITIONS OF APPROVAL - ADOPTED
PLOT PLAN N0, 85-254
JUINZ 4, 1986
GUIEIUM
1. The development of the project site shall comply in concept with
Exhibits A, B, and C as contained in the Community Development
Department file for Plot Plan No. 85-254 and the following condi-
tions, which conditions shall take precedence in the event of any
conflict with these exhibits.
2. Plot Plan No. 85-254 shall comply with the standards and require-
ments of the La Quinta Land Use and Subdivision Ordinances unless
otherwise modified by the following conditions.
3. Plot Plan No. 85-254 shall be consistent with the La Quinta
General Plan.
4. The Applicant shall comply with all applicable conditions of
approval for Specific Plan No. 83-001, as amended.
� 5 This approval shall be used within two (2) years after final
approval; otherwise, it shall become null and void and of no
effect whatsoever. The term "use" shall mean the beginning of
substantial construction of permanent buildings (not including
grading) authorized by this approval, which construction shall
thereafter be pursued diligently to completion.
6. Prior to issuance of a building permit for construction of any
use contemplated by this approval, the Applicant shall. first
obtain permits and/or clearances from the following public
agencies:
* City Engineer
* City Fire Marshal
* City Community Development Department, Planning Division
* Riverside County Environmental Health Department
* Coachella Valley Water District
Evidence of said permits or clearances from the above mentioned
agencies shall be presented to the Building Division at the time
of the application for a building permit for the use contemplated
herewith.
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This plot plan approval shall not take effect and no building
permits shall be issued hereunder until and unless Change of Zone
No. 85-020 is approved and becomes effective.
GRADING AND DRAINAGE
S. A thorough preliminary engineering geological and soils engineer-
ing investigation shall be done and the report submitted for
review along with the grading plan. The report's recommendation
shall be incorporated into the grading plan approval. The soils
engineer and/or the engineering geologist must certify to the
adequacy of the grading plan.
9. Applicant shall comply with all terms and provisions of the Maste:
Plan of Drainage including payment of any drainage fees associate4
therewith. Drainage disposal facilities shall be as required by
the City Engineer.
10. The Applicant shall have prepared a grading plan that is prepared
by a Registered Civil Engineer, who will be required to supervise
the grading and drainage improvement construction; and certify
that the constructed conditions at the rough grade state are as
per the approved plans and grading permit. This is required prio:
to issuance of building permits. Certification at the final grad)
stage and verification of pad elevations is also required prior ti
final approval of grading construction.
11. The Applicant shall utilize dust control measures in accordance
with the Municipal Code and the Uniform Building Code. Method of
dust control shall be subject to review and approval of the City
Engineer.
12. If excess material is exported from the site, Applicant shall
provide a plan describing the method and location of disposal for
review and approval by the City Engineer.
TRAFFIC AND CIRCULATION
. The Applicant shall comply with the following requirements of the
City Engineer:
y The Applicant shall dedicate all necessary public street and
utility easements as required by the City Engineer, including
the Calle Tampico frontage owned by the Applicant which is not
part of this project (Desert Club Drive - 60' right-of-way
minimum; Calle Tampico - 110' total right-of-way).
b. That the Applicant shall construct street improvements for the
east one-half of Desert Club (28' minimum pavement area for
interim street pavement) and for the north half of Calle
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. r
Tampico along the entire frontage owned by the Applicant, to
the requirements of the City Engineer and the La Quinta
Municipal Code (LQMC). Improvements on Calle Tampico entrance
to include acceleration/deceleration lane.
c. That the Applicant shall have prepared street improvement
plans (for public and private streets) 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 LQMC.
d. Public street improvements applicable to Plot Plan No. 85-254
shall be constructed with a minimum structural section of 3"
of asphalt concrete over 4" of Class 2 rock base. All streets
shall be designed for the following:
* Subgrade soil strength
* Anticipated traffic loading
* Design life of 20 years minimum
e. All utilities will be installed and trenches compacted to City
standards prior to construction of any streets. The soils
engineer shall provide the necessary compaction test reports
for review by the City Engineer.
f. Gated entries shall be per City standards.
g. Any median openings on Calle Tampico shall be reviewed as part
of the village Specific Plan and a determination will be made
at that time when and where any such openings may be allowed.
14. Applicant shall have prepared a traffic impact analysis for the
on- and off -site traffic circulation; said analysis to include
the analysis of the access and design of the subterranean parking
areas, alignment of the north portion of Desert Club to loop to
the west and connecting to a potential extention of Avenida
Bermudas, to address the potential of Desert Club north of Calle
Tampico to be upgraded from Local Street, and to recommend timing
of any required off -site improvements as they relate to project
phasing.
�. The following off -site improvements shall be requirements of Plot
Plan No. 85-254:
C) Calle Tampico, to its full paved width (not including curb,
gutter, sidewalk or landscaped median), from Desert Club Drive
to 'Washington Street.
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b Desert Club Drive, to its full paved width (not including curb
gutter, sidewalk or landscaped median), from the project
entrance to Calle Tampico.
c. Installation of a full traffic signal, including any associate4
road improvements, at Calle Tampico and Washington Street.
nd The City will establish a reimbursement district, or similar
mechanism, to repay Applicant's costs for any off -site road
improvements. Cost of the traffic signal shall be allowed as
a credit to the Infrastructure Fee.
e. The City shall, if necessary, obtain any required right-of-way
and shall recover any costs associated therewith through the
reimbursing mechanism
f. The timing of installation of off -site improvements shall be
established by the City Engineer based upon his review and
approval of the traffic analysis required in Condition No. 14.
16. The following monetary contributions shall be requirements of
Plot Plan No. 85-254:
a. 6-1/2% of the estimated cost, not to exceed $50,000, to widen
the bridge on Washington Street over the La Quinta Stormwater
Evacuation Channel.
b. 6-1/2% of the estimated cost, not to exceed $35,000, to widen
Washington Street between Calle Tampico and Avenue 50 (exclud-
ing the bridge).
17. The main driveway entrance from Calle Tampico to the south
property of the project shall comply with the following require-
ments:
a. Driveway easement width shall be expanded to a minimum of 60'
to generally accommodate two or more exit bound lanes and an
adequate left -turn lane storage for eastbound traffic enroute
to Calle Tampico. The eastbound storage lane shall have a
20-foot depth to provide adequate vehicle storage at peak
duration traffic periods.
b. Provision shall be made to adequately accommodate pedestrian
and bicycle access.
c. Contiguous property owned by the Applicant shall be restricted
to access from the 60-foot driveway and shall not have access
directly to Calle Tampico.
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toThe driveway access point shall be shifted to generally line
up with Calle Hueneme or Calle Guatamala, subject to review
and approval by the City Engineer.
18. Applicant shall encourage project residents to use available
public transit and shall, if requested by Sunline Transit Agency
construct or participate in the cost of constructing a covered
bus shelter at or near to the project.
SITE DESIGN
19. This plot plan approval authorizes a maximum of 648 apart-
ment units at a net density not to exceed 21.6 dwelling units
per acre, including a density bonus of 25% (4 units per
acre) for affordable housing and a density bonus of 10%
(1.6 units per acre) for the use of subterranean parking. The
subject property shall include the 1.36-acre area designated as
a "park site" on the plans. Revisions to the site plan shall be
subject to review and approval by the Community Development
Department. (Informal Planning Commission review shall be
required.)
20. The location of various buildings on the site shall comply with
the following criteria:
a. Maintain variety and interest along interior circulation paths
with building and entry offsets, roof variations, balconies,
meandering and curvilinear walkways, berming, variable topo-
graphy and similar features.
6) Provide for the following minimum building separations:
(1) Two-story buildings facing each other - 20 feet
2))Three-story buildings facing two-story buildings - 35 feet
(3) Between sides of two-story buildings - 15 feet if no
windows, 20 feet if windows
(4) Two-story buildings facing side of three-story buildings -•
35 feet
f(5))Three-story buildings facing three-story buildings -
40 feet
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/(21). The minimum number of parking spaces, pursuant to Section 18.12
ll/ of the Municipal Land Use Ordinance, shall be provided as calcu-
lated from the number and distribution of one, two, and three
bedroom dwelling units within the project.
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2 Landscaping of exterior parking areas and striping of all parking
areas within the project shall be provided in accordance with
the requirements and standards of Section 18.12 of the -Municipal
Land Use Ordinance.
23. Roadways and access ways shall meet or exceed the following
minimums:
a. Access drives and driveways serving parking areas shall be
28' minimum. More width is required if parallel parking
is proposed along the access way.
b. Aisles between rows of backout, perpendicular, uncovered
parking shall provide a minimum, 24'-wide travelway. Aisles
between rows of covered, backout parking shall provide a
minimum of 28'-wide travelways, and aisles between rows of
garages (that permit backout parking) shall be a minimum of
32' between facing garages.
24. The subterranean parking facilities shall comply with the
following requirements:
a. The design of parking spaces, aisle, driveway entries and
ramps shall be reviewed and approved by the City Engineer
after review of the Applicant's traffic analysis in order
to assure that the design meets accepted standards. (Note:
City of Anaheim standards submitted by Applicant generally
seem adequate.)
b. Lighting of the facility and its entries shall be reviewed
by the Sheriff and his recommendations shall be considered
into the final design.
BUILDING DESIGN
25. Approval of this plot plan includes the various accessory
buildings such as the guardhouse, recreation/office building,
and maintenance building.
26. The maximum allowable building height shall be 2 stories, not to
exceed 25 feet.
27. The type of the exterior building materials shall be in
accordance with the approved Exhibits and materials sample board.
Colors shall be subject to review and approval by the Community
Development Department. Provision shall be made for some variety
of colors including stucco coloring and doors.
28. All roof -mounted equipment shall be screened by the roof structure
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�9> If three-story buildings are approved, the proposed third -story
roof line shall be modified to vary the height and line of the
roof with offsets and similar architectural techniques. Revised
elevations shall be subject to review and approval by the
Community Development Director.
PUBLIC SERVICES AND UTILITIES
30. Fire protection shall be provided to the satisfaction of the City
Fire Marshal and in accordance with the City of La Quintals codes
and ordinances in effect at the time of building permit. The
following requirements shall be met/certified to, except that the
City Fire Marshal may approve alternative means of compliance
where deemed appropriate and equivalent or better to these
standards.
a. Provide, or show there exists, a water system capable of
delivering 3000 GPM fire flow for a 2-hour duration at 20 PSI
residual operating pressure.
b. A fire flow of 1000 GPM for a 2-hour duration at 20 PSI
residual operating pressure must be available before any
combustible material is placed on the job site.
c. Applicant/Developer shall furnish water system plans to the
Fire Department for review. Plans shall conform to fire
hydrant types, (Super - fi" x 4" x 2-1/2" x 2-1/211), location
(each intersection, each access to subterranean parking area)
and spacing (every 3301) and the system shall meet the fire
flow requirements. Plans shall be signed approved by a
Registered Civil Engineer and the local water company with
the following certification: "I certify that the design of
the water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
d. Install complete fire sprinkler systems per NFPA 13 in
buildings and subterranean parking garages. The post
indicator valve and Fire Department connection shall be
located to the front, not less than 25' from the building and
within 50' of an approved hydrant.
e. Install complete fire alarm system (waterflow) as required
by the Uniform Building Code, Section 3803. System to be
zoned, enunciated and monitored.
f. Install combined standpipe system per UBC Section 3801(c).
g. Install smoke removal equipment in subterranean/subgrade
parking areas per UCB Section 705.
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h. Install tamper alarms on supply valves for sprinkler systems.
i. Roadways are required to be a minimum of 32' wide. This would
allow for parallel street parking on one side only. Certain
designated areas will be required to be maintained as fire
lanes.
j. Install hood and duct automatic fire extinguishing system for
commercial cooking equipment, if any.
k. Install portable fire extinguishers per NFPA, Pamphlet #10,
but not less than 2A 10 BC in rating, in all public buildings,
(i.e., leasing office/recreation building, laundry rooms,
maintenance building, guardhouse).
31. Applicant shall provide an up front contribution for the Cove
Area Fire Station as follows:
a. 8.7% of the total Infrastructure Fee for Phase I (Area A and
B) at time of issuance of permits for the first building in
that phase.
b. 8.7% of the total Infrastructure Fee for Phases 2 and 3
(Area C and D) at time of issuance of permits for the first
building in either phase.
32. The Applicant shall comply with the requirements of the Coachella
Valley Water District as follows:
a. The Applicant shall provide an easement to the District
parallel to the west property line for the east La Quinta
Stormwater Channel buried conduit.
b. The water and sewage disposal system for the project shall be
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installed in accordance with the requirements of the City and
♦.r D.
c. When there are identified conflicts, the City will withhold
the issuance of any building permit until arrangements have
been made with the District for the relocation of these
facilities.
d. The project site shall be annexed into Improvement District
No. 55 of the Coachella Valley Water District for sanitation
service.
33. The Applicant shall comply with the requirements of the Imperial
Irrigation District prior to issuance of any building permits
within the tract.
:
34. All on -site utility improvements shall be installed underground.
In order to mitigate impacts on public schools, the Applicant
shall comply with the following:
a. Prior to building permit issuance, the Applicant shall enter
into an agreement to pay School Mitigation Developer Fees
with the Desert Sands Unified School District (DSUSD).
b. Prior to the issuance of any building permits, the Applicant
shall provide the Community Development Director with written
clearance from the DSUSD stating that the per unit impact fees
have been paid.
36. Applicant shall provide a trash storage facilities plan, which ha:
been approved by Palm Desert Disposal Company, for review and
approval by the Community Development Department. The approval
shall specifically provide for a collection method for any facil-
ities located in the subterranean parking area. If a central
pickup point is established, it shall be designated and operated
to avoid conflicts with other uses designated for the central
pickup point.
RECREATION AND OPEN SPACE
37. The Applicant shall submit a recreation plan for review and
approval by the Planning Commission prior to issuance of a
building permit. The recreation plan shall show all recreational
amenities including, but not limited to:
• Pools & Spas (dimensions & square footages)
• Recreation & Community Buildings
• Tennis Courts
* Playgrounds and/or "Tot Lots" (include equipment used)
• Volleyball, Basketball, and Handball Courts (if any)
* Use of the 1.36-acre land area which was added to
the project site
The Planning Commission may require additional facilities if the
plan does not include adequate facilities for the private recrea-
tional needs of residents.
38. The grade of the lighted tennis courts shall be lowered to mini-
mize the effect of light and glare on surrounding residences. The
"tot lot" area shall be covered with a roof or similar structure.
t
C3J. Applicant shall dedicate 1.5 acres of land for recreation use or
may pay $50,000 in lieu thereof as mitigation for any density
increase in excess of current General Plan limits. This dedica-
tion and/or contribution shall not be allowed as a credit to the
Infrastructure Fee.
AFFORDABLE HOUSING
40. The Applicant shall reserve 25% of its dwelling units for
low and moderate income persons/families meeting income limita-
tions as set forth by the U.S. Department of Housing and Urban
Development for a minimum period of 20 years from the date of
project completion and occupancy.
41. To assure that the project maintains the affordable housing
reservation requirement, the Applicant shall enter into a
Development Agreement with the City which commits a specific
number and percentage of units for affordable housing purposes.
In addition, a restriction on the deed of the subject property
shall be placed which also specifies number and percentage of
units to be reserved for low and moderate income persons. The
City shall be authorized to periodically review the performance
of the project's affordable housing program.
42. Applicant shall acknowledge that the City may establish a new
zoning district to govern density bonuses/affordable housing
projects and may elect to place such zoning on the subject
property.
WALLS, FENCING, SCREENING, AND LANDSCAPING
43. Prior to the issuance of building permits, the Applicant shall
submit to the Community Development Department, Planning Division
for review and approval, a plan (or plans) showing the following:
a. Landscaping, including revisions to plant types, sizes,
spacing, and locations as required by these conditions, or
proposed by the Applicant.
b. Landscape irrigation system.
c. Location and design detail of any proposed and/or required
walls.
d. Location and design of sidewalks on -site and adjacent streets.
e. Exterior lighting plan.
f. Design of walled enclosure for trash bin.
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The approved landscaping and improvements shall be installed prior
to the issuance of a Certificate of Occupancy. The landscaping
shall be maintained in a healthy and viable condition for the life
of the project. Landscaping within 10' of all driveway approaches
shall not exceed 3011 in height. Landscaping shall not interfere
with vehicle overhang areas.
44. Desert or native plant species and drought resistant planting
materials shall be incorporated into the landscaping plans for the
site.
45. Provision shall be made for a minimum 6-foot-high, solid, masonry
wall along the perimeter of the project. The exact location,
design, and materials shall be subject to review and approval by
the Community Development Department. Planning Commission review
is required.
46. Provision shall be made to lower the elevation of the area
designated recreation vehicle parking and the maintenance
building to assure that those facilities are adequately screened
from adjacent property.
47. R11 lighting facilities shall be designed to minimize light and
glare impacts to surrounding property and shall be subject to
review and approval by the Community Development Department.
48. The landscaping plan shall include the use of mature landscaping
throughout the project site with shading plants and trees concen-
trated along the east and west building orientations to help
reduce structural sun exposure. The plan shall also emphasize
heavy and mature landscaping along the main driveway entrance and
along the setback areas of Desert Club Drive. Heavier land-
scaping shall also be required along the northeast portion of the
project to visually screen maintenance and RV parking activities
from adjoining properties. Landscape plans shall incorporate the
use of seasonal color at entry points. They shall also show the
location and design of various water elements to be provided
throughout the project. (Informal Planning Commission review is
required.)
49. adequate provision shall be made for continuous maintenance of
landscaping and related features.
MISCELLANEOUS
50. Plot plan approval shall be secured prior to establishing any
construction facilities.
51. Prior to the issuance of a building permit for signs, the
Applicant shall submit a sign plan showing the location, type,
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size, colors, and type of illumination (if any) of all proposed
identification and directional signs. Identification signs shall
be limited to building name or directory type signs. All on -site
traffic, directional, or informational signs shall be installed
in accordance with the approved plan prior to the issuance of a
Certificate of occupancy.
52. Prior to the issuance of building permits, the Applicant shall
comply with the City's adopted requirements regarding
Infrastructure Fees.
53. Project phasing plans, including phasing of public improvements,
shall be submitted for review and approval by the Community
Development Department.
54. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate
mitigation measures can be taken.
55. The Applicant acknowledges that the City is considering a City-
wide Landscape and Lighting District and by recording a subdivi-
sion map agrees to be included in the district. Any assessments
will be done on a benefit basis as required by law.
56. The Applicant shall pay the required processing, plan checking,
and inspection fees as are current at the time the work is being
accomplished by City personnel or subcontractors for the Planning,
Building, or Engineering Divisions.
57. A noise study shall be conducted by a licensed acoustical engineer
to both determine the increased noise levels of the project on
adjoining residential properties and interior noise levels within
the dwelling units. The study shall recommend methods of reducin(
noise levels both on -site and off -site. Interior noise levels
within all dwelling units shall meet or exceed the required noise
limits of the General Plan Noise Element. The noise study shall
be submitted for review and approval by the Community Development
Department prior to submittal of project construction plans to tho
Building Division for plan check.
58. Provision shall be made to provide security facilities as
proposed, including a 24-hour, manned gate at the main entrance,
security at accesses to underground parking structure, and relate(
security in order to minimize potential service calls to the
County Sheriff. These security provisions shall not be substan-
tially altered or deleted without prior approval by the City of
La Quinta.
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PROJECT &kTA
SITE
AREA A
AREA B
AREA C
AREA 0
TOTAL
ACTUAL
ACTUAL
ACTUAL
ACTUAL
ACTUAL
Gross Apartment Area
7.
7.S
6.37
7.41
28.64
BUILDINGS
Units on Parting Structure
I 2 Story Buildings
96
96
92
96
380
in 3 Story Buildings
40
40
40
40
160
Total
134
136
132
136
S40
Units on Grade
In 2 Story Buildings
AD
40
26
40
148
In 3 Story Buildings
O
0
0
0
0
Total
40
40
28
40
149
Grand Total Num®tr or Vests
176
176
160
176
688
Area of Parting Structure
122.40C
122,400
119.SSO 122.400
486,750
PARKING REQUIRED
His:
11.SL 1 Bedroom Units B 1.5/U.M.
30
30
30
30
120
79.2% 2 Btdroem Units • 2.S/O.V.
350
3$0
310
350
1360
9.3% 3 Bedroom Units B 2.S/O.U.
40
40
40
40
160
Total
420
420
380
420
1640
nkrlu6 PROVIDED
Y-r►inq Structure (Covered)
Tenant Parting
335
33S
304
335
1209
West Parting
0
0
0
0
0
Total
33S
33S
304
335
1309
burst Parting on Grade (Uncovered)
In Area
62
60
39
60
219
RY and leasing
28
26
28
28
112
Total
iB
BB
67
tB
331
DENSITY
688 Dwelling Units B 28.64 Acre
24 D.U./Gross Acre
LA14 USE
L:.NnCA:I %G :
land,c, is S.F.
637.szl S.F.
Sig
OLa tie red
, .TV04
5.1'.
ROADS 6 UNCOVERED PARKIN,:
loads 4 Uncovered Pa A ing
239.220 S.F.
Total Site Area
1.2:7,9vi
s..r
TOTAL BUILQINC AREA:
ToUi Buildli1 Area
371.272.5 S.F.
30'
o Ste rea
BUILDING FOOTPRINT AREAS
110. OF UNITS
TYPE GROSS S.F.
ON GRADE
TOTAL S.F.
i Bedroom 807.25
so
64.S60.
2 Bedroom ION.62
232
2S3.720.
3 Bedroom 1323.89
32
42,364.5
360.664.S
Laundry Bldg. 2"
7
2.268.
Ward Mouse 6O
1
60.
Recreation Bldg. 7100
1
3,100.
NAINIOUille 114y. 11:0
1
1.120.
Total Building Area Or Grade
371.212D..6c
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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 12, 1988
I.
II.
7:00 p.m.
CALL TO ORDER
A. The meeting was called to order at 7:20 p.m. by
Chairman Walling. The Flag Salute was led by
Commissioner Zelles.
ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Zelles, Moran, and Chairman
Walling. Commissioner Bund arrived after the roll
call. Absent: Commissioner Steding.
A motion was made by Commissioner Moran and
seconded by Chairman Walling to excuse Commissioner
Steding from the meeting. Unanimous.
B. Staff Present: Planning Director Murrel Crump,
Principal Planner Jerry Herman, and Principal
Planner Ted Bower.
HEARINGS - None
PUBLIC COMMENT
No one wished to address the Commission.
CONSENT CALENDAR
A motion was made by Commissioner Moran and
seconded by Commissioner Zelles to approve the
minutes of June 14, 1988. Unanimously approved.
BUSINESS
Chairman Walling introduced the Business Items as
follows:
A. Tentative Tract 21555; A request by Dennis
Freeman/Freeman Realty & Development for a one-year
extension of time for the filing of a final map
MR/MIN07-12.DFT -1-
concerning the subdivision of 40.33 gross acres
into 150 single-family lots plus one storm water
retention/common recreation lot; for a location at
the northeast corner of Washington Street and
Sagebrush Avenue.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the request as
presented.
3. A motion was made by Commissioner Moran and
seconded by Commissioner Zelles to adopt
Planning Commission Resolution No. 88-014,
recommending to the City Council a one-year
time extension for Tentative Tract No. 21555,
subject to conditions. Upon roll call vote,
the motion was unanimously approved.
B. Plot Plan 87-380; A request by Rick Johnson
Construction for approval of a Planned Sign Program
for the Monroe Building, 78-080 Calle Estado.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the request as
presented.
3. A minute motion was made by Commissioner
Moran and seconded by Commissioner Bund to
approve the Planned Sign Program pursuant to
the conditions/findings in the Staff Report.
Unanimously adopted.
C. Plot Plan 83-•394/Sign Application 88-067; The
Applicants, Roland J. Mitlolina and William H.
Wollson, propose to establish a restaurant, which
requires additional parking; and also add a canopy
and sign to the front of the building.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the requests as
presented.
MR/MIN07-12.DFT -2-
0 •
VII.
VIII.
3. A minute motion was made by Commissioner
Moran and seconded by Commissioner Zelles to
approve Plot Plan 88-394/Sign Application
88-067, pursuant to the conditions and
findings in the Staff Report. Unanimously
adopted.
OTHER
Discussion Draft of Village Zoning Text; Commission
authorization/direction for Hearing Draft and
meeting schedule.
1. Principal Planner Ted Bower presented an
introductory report on the item.
2. The Commission reviewed the Discussion Draft,
denoting various passages for clarification.
3. A minute motion was made by Commissioner
Zelles and seconded by Commissioner Moran to
direct Staff to generate the Hearing Draft,
reflecting the comments of the Commission,
and to schedule for Public Hearing before the
Commission on August 23, 1988. Unanimously
approved.
ADJOURNMENT
A motion was made by Commissioner Bund and seconded
by Commissioner Moran to adjourn to a regular
meeting on July 26, 1988, at 7:00 p.m., in the La
Quinta City Hall, 78-105 Calle Estado, La Quinta,
California. This meeting of the La Quinta Planning
Commission was adjourned at 8:05 p.m., July 12,
1988.
MR/MIN37-12.DFT -3-
• VI.A.
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JULY 26, 1988
PROJECT: PLOT PLAN NO. 88-395/SIGN ADJUSTMENT
APPLICATION NO. 88-068
PROJECT
LOCATION: PLAZA LA QUINTA; SPACES Q, R, S, & T (SEE
CASE MAP AT ATTACHMENT #1))
APPLICANT: HAUGAARD ELROD ARCHITECTURE/DOWNEY SAVINGS &
LOAN AND WILLIAM BURNETT
PROPOSAL/
REQUEST: ESTABLISHMENT OF A THRIFTY JR. DRUG STORE
(RETAIL USE) WITHIN FOUR INDIVIDUAL TENANT
SPACES, TOTALING +10,059 SQUARE FEET; AND
AN ADJUSTMENT FROM THE SIGN REGULATIONS FOR
ADDITIONAL SIGN AREA TO ACCOMMODATE A
CORPORATE IDENTIFICATION SIGN.
ENVIRONMENTAL
ASSESSMENT: THE PLOT PLAN REQUEST IS EXEMPT FROM CEQA
UNDER SECTION 15301(a); THE SIGN APPLICATION
IS EXEMPT UNDER SECTION 15311(a).
BACKGROUND:
The Plaza La Quinta shopping center was originally approved by
Riverside County on June 19, 1980, for approximately 146,000+
square feet of retail/office space. In March 1981, a revised
site plan was submitted which proposed 139,000+ square feet
of building area, with a 640-car parking provision. No basis
for determining parking requirements, as they relate to the
square footage of the center, has been found in the County
file. Various tenancies have been permitted as the center has
been occupied, most of which have been established by building
permit without ,specific regard for individual parking
schedules. Vacant pad development, such as the former Roger
Dunn golf shop, and uses proposing exterior alterations, have
been required to go through Plot Plan Review; however, the
Roger Dunn shop was permitted prior to adoption of an Urgency
Ordinance requiring Planning Commission review of commercial
plot plans, and was therefore established under the previously
existing County plot plan approval process.
MR/STAFFRPT.050 -1-
PROJECT DESCRIPTION:
lot Plan No. 88-395
The Applicant, Haugaard Elrod Architecture, is proposing the
conversion of four existing tenant spaces into one + 10,000
square foot drug store use. Thrifty's total lineal store
frontage would be 106 feet. Along with this conversion, there
are some minor facial elevation changes; the addition of
automatic bronzed aluminum doors, the sealing off of access to
three of the existing individual tenant entry doors, and
addition of a roof sign dormer to accommodate the proposed
identification signage. It should be noted that the Applicant
was the architect for -the original center design.
Sign Adjustment No. 88•068
Along with the Plot Plan application, the Applicant is
processing a Sign Area Adjustment request for the "Thrifty Jr."
corporate identification sign. The use is permitted one main
business identification sign, having one square foot of sign
area per lineal foot of store frontage, not to exceed 50 square
feet; the identification sign proposed is 89.5 square feet,
requiring the requested adjustment. The Applicant also
proposed two under -canopy signs, measuring 15 square feet each,
but has withdrawn this part of the request in favor of the
larger corporate identity signage, but adding to the proposal
one under -canopy pedestrian -oriented sign measuring about 1.5
feet by 6 feet, which will duplicate the corporate signage.
PLOT PLAN ANALYSIS:
1. Parking: Based upon current calculations, the entire
center provides between 595 and 607 parking spaces
(Downey Savings and Planning and Development Department
computations, respectively). Staff estimates that, with
this proposal (requiring 50 spaces), occupancy of the
balance of the center's existing lease spaces will
require a total 681 spaces, not including the undeveloped
pad areas. Any future leasing activity beyond the
Thrifty Drug proposal will necessitate a parking and
circulation analysis prior to any further uses being
permitted within the center. The Owner has agreed to
this requirement being on record as a condition of
approval, although it is written so as not to be tied to
issuance of Thrifty's occupancy.
2. Drainage: The problem of ponding at the Washington
Street entry to the Plaza is well documented. Although
existing problems at the center's access to Washington
Street are not attributable to this occupancy alone, the
continuing problem dictates that the property
owner/manager be required to address the issue as a
MR/STAFFRPT.050 -2-
• 0
prerequisite to further leasing. A $10,000 contribution
towards establishing a permanent pumping facility is
recommended, to be paid prior to any inspection which
permits a final occupancy for Thrifty Drug.
3. Design Considerations:
a. New Sign Dormer: One significant element of the
exterior changes proposed is the replacement of the
existing cupola with a signage dormer (see
Attachment 42) for the main identification sign.
The roof line is consistent with the existing
pitches over the pedestrian areas of the center,
and will also lend a more compatible appearance,
relative to scale, than the existing cupola element.
b. Window Areas: The interior layout identifies
display areas adjacent to the two large windows
directly east of the automatic doors. The
Applicant has indicated that these windows may have
an opaque treatment to them. These windows provide
a significant design element for this portion of
the center, and as such, there should be no
interior visual obstructions at window areas.
Therefore, a condition has been suggested that
these windows remain clear of any obstructions for
lighting and viewing purposes.
C. Sealed Door Area: Initially, the Applicant had
proposed removing and sealing the three doors at
the front of •the building. Discussions with the
Applicant and Staff have concluded that the doors
could be left as a facade treatment to preserve the
original design integrity, without any conflict
with life safety (building and fire) requirements.
The doors would be walled off from behind, with
some type of opaque treatment to the glass areas.
d. Automatic Doors: Originally there was some concern
with a conflict between the modern -style automatic
doors and the center's predominant use of
Spanish/Mission Village architectural detailing.
The Applicant has agreed to provide some additional
framing treatment over these doors in order to draw
attention away from the doors' material, and
creating a more recessed appearance from the front
view. As the revised exhibit does not clearly
indicate this, a condition is recommended to this
end, which will :be imposed with building plan check.
SIGN APPLICATION ANALYSIS:
1. The Applicant's original proposal was for one large
corporate identification sign, measuring 89.5 square
MR/STA.FFRPT.050 -3-
•
feet, and two under -canopy hanging signs, each measuring
15 square feet.
2. The Sign Regulations allow a maximum of 50 square feet of
sign area, or one square foot of sign area per lineal
foot of shop frontage, whichever is less. The
regulations also allow one three -square -foot
pedestrian -oriented sign when the primary sign is not
visible to pedestrian -traffic along the shop frontage.
3. Chapter 9.212, regulating signs, provides that
adjustments to allow additional sign area may be approved
by the Planning Commission, subject to a finding that one
or more of several facts set forth in the Ordinance
exist. The following facts could be considered to exist
concerning this application:
a. To overcome a disadvantage as a result of an
exceptional setback between the street and the sign;
b. To allow a sign to be in proper scale with its
building or use; and,
C. To permit more sign area in a single sign than is
allowed, but less than the total allowed the site,
where a more orderly and concise pattern of signing
will result.
There are circumstances which indicate that these three
provisions would apply. Regarding an exceptional
setback, the use would be located along the southwesterly
portion of the center. The site becomes increasingly
wider as it extends to the west. Therefore, this
location is disadvantaged when compared to uses more
proximate to the bordering roads, such as Beef & Brew or
Downey Savings.
An adjustment would also allow the signage to be in
proper scale with the proposed use, and serve to limit
the amount and square footage. Because the use occupies
four tenant spaces, individual occupancy of these spaces
could allow up to 106 square feet of total sign area
among the tenants. Since the Applicant proposes an
89.5-square-foot main identification sign for the one
larger use, it could be concluded that the adjustment is
consistent with the intent of the signage regulations
with respect 'to these two circumstances.
4. The Applicant has deleted the two previously -proposed
under -canopy signs previously mentioned, and instead has
shown on the revised exhibit one double -sided 1.5 foot by
6 foot pedestrian identification sign (to be designed
consistent with sign criteria of the center); a 1 foot by
3 foot sign would be permitted by the sign regulations.
MR/STAFFRPT.050 -4-
0 •
RECOMMENDATION:
That, by Minute Motion, •the Commission approve the Plot
Plan/Sign Adjustment Application requests, subject to the
following findings and conditions.
FINDINGS:
1. The proposed use is consistent with the C-P-S zoning
district.
2. The proposed use, as conditioned, is consistent with the
original approval of Plot Plan No. 5248 for the Plaza La
Quinta Shopping Center.
3. The existing parking is sufficient to serve the existing
uses and proposed Thrifty Jr., but not future pad
development or ultimate occupancy of the vacant tenant
spaces.
4. A parking and circulation analysis is necessary to
determine whether the mix of uses in the center are
provided with adequate parking to meet demand.
5. That approval of the sign adjustment request is necessary
to overcome a disadvantage as a result of an exceptional
setback between Highway 111 and the sign, and to allow
the sign to be in proper scale with its proposed use,
resulting in a more orderly and concise pattern of
signage.
CONDITIONS OF APPROVAL - PLOT PLAN 88-395:
General
1. Development of the use shall be in conformance with
Exhibit "A" Revised, as contained in the file for
PP 88-395, and as modified by the following conditions,
which shall take precedence in the event of any conflict
with the approved plans.
Drainage
2. A $10,000 lump -sum contribution towards the establishment
of a permanent nuisance water pumping facility at the
Washington Street entrance shall be paid prior to any
inspection being made which would allow occupancy of
spaces Q, R, S, and T for Thrifty Jr., Inc. Once paid,
the fee would not be required for any future change in
tenancy of spaces Q, R, S, and/or T of the Plaza.
MR/STAFFRPT.050 -5-
E
0
Building Design
3. Applicant shall provide more detailed plans for treatment
of the automatic entry doors, for review and approval by
the Planning and Development Department at the time
construction plans submitted for building permits.
Treatment utilized may include pop -out, tile extended
overhand, or any combination of features which will
accommodate a recessed appearance for the entry doors.
4. No display cases shall back up to window areas so as to
obstruct view or lighting into the store use. Display
windows may provide outward display of goods sold.
5. All existing doors shown on Exhibit "A" Revised shall be
retained, but shall be sealed in a manner so as not to
allow access through them.
Miscellaneous (Advisory Condition)
6. Prior to any future occupancy permits or leasing
activities for vacant office or retail spaces, the
property management agency/owner will be asked to prepare
an on -site circulation and parking analysis which shall
include an inventory of existing parking and demand,
breakdown of storage and display areas translated into
parking requirements for the calculable floor areas, and
proposed methodologies for meeting parking
requirements/demand. The analysis shall be based on
Section 9.160 of the La Quinta Municipal Code, and shall
be submitted to the Planning and Development Department
for review. Based upon the study, an alternative parking
layout or elimination of future developable pads may be
requested as deemed necessary by the Planning and
Development Department to satisfy the parking standards.
CONDITIONS OF APPROVAL - SIGN ADJUSTMENT APPLICATION 88-068:
1. Construction and placement of all signage, as approved,
shall be in conformance with Exhibit "A" Revised, as
contained in the file for SA 88-068, as modified by the
following conditions, which shall take precedence in the
event of any conflict with the approved plans.
2. The Applicant shall be permitted the following:
a. One 89.5-square-foot corporate identification sign,
as shown on Exhibit "A9l Revised of the plot plan
application.
b. The 1.5 foot by 6
Exhibit "A" Revised,
MR/STAFFRPT.050 -6-
foot canopy sign, as shown on
shall be limited to three
0
square feet, and shall adhere to
established for •the center. Such sign
be submitted to the Planning and
Department for review and approval.
attachments:
1. Case Map
2. Existing/Proposed Elevations
sign criteria
design shall
Development
MR/STAFFRPT.050 -7-
/ A �
T E:
117 ,A
CASE MAP
CASE No.
F, le"',
NORTH
SCALE
ATTACHMENT # 1