1988 10 11 PC0
'A G END A
PLANNING COMMISSION o CITY OF LA OUIlI'
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
October 11, 1988 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III. HEARINGS - None
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 and not Public
Hearing items.
Persons wishing to address the Planning Commission should
use the form provided. Please complete one form for each
item you intend to address and submit the form to the
Planning Secretary prior to the beginning of the
meeting. Your name will be called at the appropriate
time.
When addressing the Planning Commission, please state
your name and address. The proceedings of the Planning
Commission meeting are recorded on tape and comments of
each person shall be limited.
V. CONSENT CALENDAR
Minutes of the regular
September 13, 1988.
Planning Commission meeting of
0 i
VI. BUSINESS
A. Item: Plot Plan 88-397
Applicant: Landmark Land Company Inc.
Location: West of Vista Bonita, East of Ave
Obregon, north of Calle Mazatlan and
southwest of Los Arboles
Project: Renovation and enclosure of the La
Casa Carriage House facilities at the
La Quinta Hotel
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
B. Item: Plot Plan 88-398
Applicant: Gary Hopkins
Locat=_on: Northwest corner of Dune Palms Road and
Westward Ho Drive
Project: Establish a Golf School
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
C. Item: General Plan Amendment 88-021
Applicant: A.G. Spanos Construction Inc.
Location: Between Washington Street, Miles
Avenue, Adams Street and the Whitewater
Channel
Project: General Plan Amendment Scoping Review -
introduction of a commercial land use,
modification of the High Density and
Medium Density land use configuration
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
VII. OTHER - None
VIII. ADJOURNMENT
NOTE: The regularly scheduled Planning Commission agenda
Study Session of October 10, 1988, has been
cancelled. However, a joint Planning
Commission/City Council Study Session has been
called for 3:00 p.m. on October 10, 1988 to discuss
the proposed Village zoning Regulations.
KH/AGENDA10.11 -2-
V1
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
September 13, 1988
I. CALL TO ORDER
7:00 p.m.
A. The meeting was called to order at 7:15 p.m. by
Chairman Walling. The Flag Salute was led by
Commissioner Bund.
II. ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Steding, Zelles, Moran, and
Commissioner Bund.
B. Staff Present: Planning Director Murrel Crump,
Principal Planner Jerry Herman, Principal Planner
Ted Bower.
III. PUBLIC HEARINGS
Chairman Walling stepped down as a possible conflict of
interest regarding Tentative Tract No. 23813. Vice
Chairman Moran introduced the Public Hearing Item and
asked for the Staff report.
A. Planning Director Murrel Crump presented the
information pertaining to Tentative Tract No.
23813; a request by La Quinta Joint Venture to
subdivide 10.45 + acres into 40 single-family
lots. A copy of the information contained in the
report in on file in the Planning and Development
Department.
1. Vice Chairman Moran opened the hearing for
public comment. Tom Hill, representing La
Quinta Joint Venture presented his report to
the Commission and answered questions
pertaining to lot size and price range of the
homes.
2. A motion was made by Commissioner Zelles and
seconded by Commissioner Steding to adopt
Planning Commission Resolution 88-017,
recommending to the City Council approval of
Tentative Tract No. 23813 subject to the
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BJ/MIN09/13.DFT DRAF�T
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conditions. By roll call vote, Commissioners
Steding, Zelles, Bund, and Moran voted
"aye". Chairman Walling did not participate
in the discussion.
IV. PUBLIC COMMENT- No one wished to address the
Commission.
Chairman Walling asked that in the future, the Agenda
Item read as follows:
"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 and
are not public hearing items".
The Commission concurred with the request.
V. CONSENT CALENDAR
A motion made by Commissioner Steding and seconded by
Commissioner Zelles to approve the minutes of August 23,
1988. Unanimously approved.
VI. OTHER
None
VII. ADJOURNMENT
A motion was made by Commissioner Steding and seconded by
Commissioner Moran to adjourn to a regular meeting on
September 27, 1988, at 7:00 p.m. in the La Quinta City
Hall, 78-108 Calle Estado, La Quinta, California. This
meeting of the La Quinta Planning Commission was
adjourned at 7:30 p.m., September 13, 1988.
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BJ/MIN09 / 13 . DF'T
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VI.A
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: OCTOBER 11, 1988
PROJECT: PLOT PLAN NO. 88-397
LOCATION: SEE ATTACHMENT #1 CASE MAP
APPLICANT: LANDMARK LAND COMPANY, INC.
PROPOSAL: RENOVATION AND ENCLOSURE OF THE LA
CASA/CARRIAGE HOUSE FACILITIES AT LA QUINTA
HOTEL.
ENVIRONMENTAL
CONSIDERATIONS: THE ORIGINAL EIR NO. 41, CERTIFIED BY
RIVERSIDE COUNTY IN APRIL, 1975, ADDRESSED
MITIGATION OF IMPACTS FROM THE LA QUINTA
COVE GOLF CLUB SPECIFIC PLAN. ALONG WITH
ENVIRONMENTAL ASSESSMENT NO. 16526, WHICH
ADDRESSED THE REVISION TO THE SPECIFIC PLAN
(CURRENT APPROVAL), IMPACTS FROM THIS
PROPOSAL HAVE BEEN FOUND TO BE NEGLIGIBLE.
THE AREA HAS BEEN DEVELOPED WITH PARKING,
STRUCTURES AND PAVEMENT; DEVELOPMENT OF THIS
PROPOSAL WILL HAVE NO SIGNIFICANT IMPACTS
WHICH NEED MITIGATION.
BACKGROUND:
On December 22, 1987, Plot Plan No. 87-387 was approved by the
Planning Commission, expanding the hotel by 336 rooms, for the
current total of 609 units. This expansion of the hotel uses
has created a need for additional hotel facilities, staffing,
and parking, thereby prompting the Applicant to file the
subject application.
The "La Casa" structure is one that dates back to the 1920's,
about the time the hotel was opened. (Refer to Attachment #2 &
3.) The Carriage House is actually a storage structure, and
was never a "house" as such. As described in accompanying
letter, (Attachment #2), the modifications proposed by the
Applicant are necessary to accommodate the increased activity
and group sizes brought about by expansion of the La Quinta
Hotel.
PROJECT DESCRIPTION:
The Applicant :intends to refurbish the existing La Casa House
and immediate area. An existing pool structure, interior to
the proposal, is under demolition at this time. The entire
area, along with the Carriage House, will be walled -in and
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BJ/STAFFRPT.009
landscaped. The Carriage House, located along Avenida Obregon,
will have a 575 square foot restroom addition. The interior
area will be an open patio for banquet/hotel-related functions,
and will enclose the Carriage and La Casa Houses. Additional
parking will be provided along Obregon for banquet service
deliveries and staff vehicles, to replace the existing parking
area, which will become part of the facility. Other than the
restroom addition, no other building modifications are proposed.
ADDITIONAL NOTIFICATION:
As a courtesy, copies of the proposed project plans were sent
to Mr. Richard Fredericks, owner of the single family dwelling
directly west of the proposal, across Avenida Obregon, and also
to the Santa Rosa Cove Homeowner's Association. No responses
were received from these parties.
ANALYSIS:
1. Expansion of the hotel and auxiliary uses
would suggest that an increase in other
facilities is also needed. The project site
has accommodated banquets and other
hotel -related gatherings, and is proposed to
continue this use.
2. Surrounding properties, as shown on
Attachment #4, will not be adversely
affeclZed by the proposal. The project is
borde-ed on the south by the side and rear
yards of condominium units backing onto
Mazatlan and Obregon. A six-foot high wall
will buffer these units from activity and
night lighting within the subject area. To
the west, the proposal is not perceived to
have any significant impact on the existing
single family residence, due to its location
at the rear of the property. There are no
substantive elements of the proposal which
would affect the easterly and northerly
properties.
3. A portion of the north westerly wall area
encroaches approximately two feet into the
40 foot road easement for Obregon.
4. Proposed parking is required to meet the
requirements of the La Quinta Municipal Code
for stall width and depth. A minimum of one
handicapped space will be required, although
parking will primarily be limited to staff
and delivery vehicles.
5. The proposed restroom addition will not be
visible from the exterior boundary, due to
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BJ/STAFFRPT.009
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its height (12.5' from finish grade. The
addition would not exceed the height of the
existing Carriage House. The flat roof
design is consistent with the structural
design of the Carriage House facility.
FINDINGS:
1. The proposed modifications for Plot Plan No.
88-397 are consistent with Specific Plan No.
121-E Revised, Specific Plan No. 121-E
Amendment #1, and Plot Plan No. 87-387.
2. Plot Plan No. 88-393 will have no
significant impact resulting from its
development.
3. Plot Plan No. 88-393 is consistent with the
standards of Title 9 of the La Quinta
Municipal Code, subject to the approval
condi-ions as recommended
RECOMMENDATION:
By minute motion, approve Plot Plan No. 88-397
.recommended conditions of approval.
Attachments: 1. Location Map
2. August 1, 1988 letter of
description
3. August 1, 1988 letter of
4. Surrounding land uses
5. Approval conditions
subject to the
project
site history
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BJ/STAFFRPT.009
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August 1, 1988
Murrel Crump
Planning Director
P.O. Box 1504
La Quinta, Ca 92253
Re: La Quinta Hotel
La Casa - Outdoor Support Facilities
Dear Mr. Crump:
ATTACHMENT #2
The site in question consists of two vintage structures, La Casa
(present banquet facility) and the Carriage House, separated by
an open space, which is currently being used for various outdoor
banquet hotel functions. The Carriage House located along Obregon
will be used for storing supplies and various outdoor furniture.
We will add restroom facilities to the West of the building which
will provide a much needed convenience. It is our intention to
improve the area by providing a 6'-0" high perimeter landscaped
wall for privacy, and additional hardscape which would better
meet our hotel guests' requests. We feel these improvements would
better serve the needs of our guests and improve the privacy and
value of its surrounding neighbors.
I hope this information will be helpful. If you have any other
questions, please feel free to call (408) 625-4060.
Sincerel
_ =o
rtinez
indmark Land Co.
A,M /
cc: J. Vossler-Woodard
G. Kerney
J. Woodard
LANDMARK LAND COMPANY INC., 100 Clock Tower Place, Suite 200, Carmel, Califomia 93923 (408) 625-4060
August 18, 1988
Mr. Murrel Crump
Planning Director
P.O. Box 1504
La Quinta, CA 92253
Dear Mr. Crump:
To further help your department to
Project, I would like to give you
history and uses of the area.
ATTACHMENT #3
understand the La Casa
a brief description on the
"La Casa" was known as the Thompson residence back in the 1920's
and remained as such until Landmark Land Co. purchased the
property along with the La Quinta Hotel in 1977. At this time,
the Thompson house was used for executive offices for Landmark
Land during the resort's development from 1977 until 1981. As the
La Quinta Project grew, the hospitality needs of the hotel grew.
The hotel renamed the structure "La Casa" and began using it for
banquet facilities both in and.out-of-doors.
With the growing demands of more support banquet and meeting
facilities, the role that La Casa plays at La Quinta has become
more important. We would like to improve the La Casa area to
accommodate the increased need for banquet space. The outdoor
areas would be used for hotel group funcions of various sizes,
both day and night, with low level lighting, a larger land
surface and an increase of landscape buffers both around and
within the court.
The outdoor functions would vary from breakfast, lunch and dinner
set-ups to hotel group features, i.e. "Mexican Fiesta Buffets".
The structural and historical character of La Casa will remain in
tact, still providing a variety of small meeting areas where the
hotel may offer special small group buffets and feature events.
I hope this information is helpful and useful in further
understanding the objectives of this project. Please call if
you have any further comments or questions.
Sincerely
.r, n -
n ro Martinez
ArqfiiteVt, Landmark Land Co.
AM/
LANDMARK LAND COIVPANY INC., 100 Clock Tower Place, Suite 200, Carmel, California 93923 (408) 625-4060
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CONDITIONS OF APPROVAL - PROPOSED
PLOT PLAN NO. 88•-397
OCTOBER 11, 1988
GENERAL
1. Development of Plot Plan No. 88-397 shall conform to the
approved Exhibits "A-1, A-2, B & C-Revised" as contained
in the project file for Plot Plan 88-393. In the event
of conflicts between the approved Exhibits and the
approval conditions, the conditions shall take precedence.
2. Plot Plan No. 88-397 shall expire one (1) year from its
effective date. This approval shall be used prior to
expiration, otherwise it shall become null and void and
of no (affect whatsoever. The term "use" shall mean the
beginning of substantial construction of the facilities
described, which construction must thereafter be
diligently pursued to completion.
3. Plot Plan No. 88-397 shall comply with the Conditions of
Approval for revised Specific Plan No. 121-E; and
Specific Plan No. 121-E, Amended No. 1 where said
conditions apply.
4. A grading plan shall be prepared by a registered civil
engineer, and submitted to the Public Works Department
for review and approval by the City Engineer.
STREETS, CIRCULATION AND PARKING
5. All proposed parking areas shall be improved to the
requirements of the City Engineer.
a. A1:L parking stall dimensions shall be shown to be
in compliance with Chapter 9.160, Off -Street
Parking, of the La Quinta Municipal Code.
PUBLIC SERVICES
6. Plot Plan No. 88-397 shall comply with the requirements
of the City Fire Marshal's letter dated August 15, 1988,
prior to issuance of any wall permits.
LANDSCAPING/IRRIGATION/WALLS
7. The Applicant shall obtain approval of the landscape plan
(Exhibit A-2) from the Riverside County Agricultural
Commissioner's office, prior to any landscape
installations. The installed landscaping shall be as per
the approved Exhibit A-2, unless modified by the
Agricultural Commissioner's office, and shall be verified
in the field at time of inspection.
13J/CONPRVL.006 - 1 -
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8. Notes and details shall be provided on the irrigation
plan (Exhibit "B"). The plan shall be reviewed by
Coachella Valley Water District and submitted to the
Planning and Development Department prior to any
landscaping inspection.
9. The six foot high wall along the northern edge of the
west property lire shall be moved back, so as not to
encroach upon the road easement for Avenida Obregon.
Courtyard exits shall be provided to the satisfaction of
the Fire Marshall.
10. All exterior and interior lighting shall be appropriately
oriented and shielded so as not to create unnecessary
light wash or glare onto any surrounding properties.
Lighting installation shall be subject to final
inspection.
11. Colors used in development of Plot Plan No. 88-397 shall
be compatible with the existing structures.
BJ/CONPRVL.006 - 2 -
• a VLE
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: OCTOBER 11, 1988
PROJECT: PLOT PLAN NO. 88-398
ESTABLISH A GOLF SCHOOL
APPLICANT: GARRY HOPKINS
PROJECT
LOCATION: 45-975 DUNE PALMS ROAD (NORTHWEST OF THE
WESTWARD HO DRIVE AND DUNE PALMS ROAD
INTERSECTION).
ZONING
DESIGNATION: R-1
GENERAL PLAN
DESIGNATION: MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC).
ENVIRONMENTAL
ASSESSMENT: CATEGORICAL EXEMPT PER SECTION 15303(c) OF
CEQA GUIDELINES
DEVELOPMENT
STANDARDS: Required/Permitted Provided
Setbacks:
Front 20' 70+
Rear 10, 933+
Side; 5' 258+
Side: Street 10, 50+
Building Height 35' 1516"
Parking Spaces 1 per 2 students 19 spaces
(30 students proposed) _
15 parking spaces maximum
LOT SIZE: 7.94 NET ACRES
COLOR/DESIGN: RED TILE ROOF, OFF-WHITE/CREAM COLOR STUCCO
WALLS, AND DARK BROWN TRIM.
LANDSCAPING: OLEANDER HEDGE STREET SIDE OF PARKING AREA.
DRIVING RANGE BERMUDA GRASS AND RETAIN
EXISTING LANDSCAPING.
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BJ/STAFFRPT.010
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PROPOSED
UTILITIES: SEPTIC SYSTEM, PRIVATE WELL FOR DRIVING RANGE
AND CVWD FOR DOMESTIC WATER SERVICE.
ANALYSIS:
1. The Applicant is requesting approval to establish a golf
school. The school will consist of a practice area,
putting green, sand trap and classroom area (45' X 25' :
1125 sq. ft). The classroom area will house video
equipment:, computers used in instruction, a club filling
room and office. The school activity will consist of
instruction for 4 to 12 students, private golf lessons,
club fitting, and a limited number of practice
memberships. The facility will not be open to the
general public, but geared more to small group and
individual golf lessons by appointment only.
Their exists on the property a single family residence
with attached garage and pool. The home has four
bedrooms and three baths. Water is provided by a private
well and sewage is disposed of in a septic system. The
domestic water service will be changed to Coachella
Valley Water District. The home will be used as the
primary residence of the Applicant and not used for the
school.
The plans call for the seeding of the driving range
first, then construction of the school facility and
parking area.
2. The Planning Commission, on April 26, 1988 determined
that a golf school is similar to permitted uses within
the R-1 zoning district, thereby permitting the golf
school subject to plot plan review.
3. Small commercial developments (with less than 30 person
occupancy) are categorically exempt from CEQA.
4. The application was routed for agency/department
comments, pertinent comments are as follows:
Building - Facilities must be designed for handicapped
access.
Public Works -
a. Dedicate right-of-way for Dune Palms Road and
Westward Ho Drive.
b. Driveways entering Dune Palms shall be asphaltic
concrete and must meet existing surfacing.
Concrete approaches are not desired at this time,
due to future grade uncertainties.
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BV STAFFRPT.010
i
Coachella Valley Water District -
a. Area protected from stormwater flows by Whitewater
River.
b. District will furnish domestic water and sanitation
service.
C. Annex area to Improvement District No. 55.
d. Grading, landscaping and irrigation plans shall be
submitted to the Water District for review to
ensure efficient water management.
Fire Marshal - The comments refer to code standards
which will be addressed by the Fire Department plan check
process.
5. The project is located in the Fringe -Toed Lizard
mitigation area. Mitigation fees are required at the
time of grading/construction.
FINDINGS:
1. The proposed golf school, as conditioned, is consistent
with the:; 1) determination of the Planning Commission
that the use is an acceptable use in the R-1 zone and; 2)
the R-1 zoning development standards such as setback,
landscaping and parking.
2. Right -of -•way for Dune Palms Road and Westward Ho Drive
will be dedicated per the Circulation Plan of the General
Plan. Improvement of the Applicants street frontages is
not warranted at this time.
3. The proposed use is an interim land use and will be
replaced in the future with residential development as
identified in the General Plan.
4. The project is categorically exempt from CEQA.
RECOMMENDATION..
By minute motion approve Plot Plan No. 88-398 subject to the
following conditions.
1. Prior to the issuance of any building or grading permit
the Applicant shall:
a. Dedicate to the City of La Quinta the required
right-of-way for Dune Palms Road and Westward Ho
Drive as identified in the General Plan Circulation
Plan.
b. Pay the Fringe -Toed Lizard mitigation fees to the
City of La Quinta.
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BJ/STAFFRPT.010
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C. Obtain permits and/or clearances from the following:
- City Public Works Department
- City Fire Marshal's Office
- Riverside County Environmental Health Department
- Coachella Valley Water District
- Planning and Development Department
Evidence of said permits or clearances from the
above mentioned agencies/departments shall be
presented to the Building Division.
2. Access to the facility and existing home shall be limited
to Dune Palms Road. The driveway shall be constructed of
asphaltic: concrete and be extended to meet existing
street surfacing.
3. A minimum ten foot landscape parkway shall be provided
along Dune Palms Road and Westward Ho Drive. The setback
shall be measured from the ultimate rights -of -way for
these roads.
4. This permit is valid for five years from the date of
approval. Thirty days prior to this expiration date, the
Applicant/owner may apply for a time extension from the
Planning Commission. The Planning Commission may extend
the permit for a period of up to five years; subsequent
renewal/extension shall be in accordance with the rules
or procedures in existence at that time.
5. The facility shall not be open to the general public for
golf practice; deviation from the stated use and
intention shall be deemed a zoning violation.
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CASE No. PLOT
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MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING AND DEVELOPMENT DEPARTMENT
DATE: OCTOBER 11, 1988
SUBJECT: 19815 GENERAL PLAN REVIEW - CYCLE III
As of August 15, 1988, the established deadline date for this
third General Plan Review Cycle, only one application was
submitted. This request is the following:
General Plan Amendment No. 88-021 (A.G. Spanos
Construction, Inc.)
a. Amend the existing General Plan land use
designation from Medium and High Density
Residential to Medium and High Density Residential
(altered configuration), and Tourist Commercial.
This property is located between Washington Street,
Miles Avenue, Adams Street and the Whitewater
Channel.
The purpose of this review is to assure that the application
being considered is:
* Appropriately and adequately defined as to the
extent of land area being considered for a change
in land use designation (i.e., is it reasonable to
look at a larger land area for a particular change).
* Appropriately and adequately defined as to the data
and information necessary to assess the
environmental affects of the proposed project, and
any factual information required to evaluate the
merits of the proposal.
* Appropriately and adequately defined as to any
affected policies set forth in the General Plan
related to the application (i.e., are there
conflicting policies that may need to be revised or
deleted or new policies to be added).
It is not the purpose of this review to evaluate the merits
of a particular application or to take a position in support or
opposition to a. particular application.
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BJ/MEMOJH.025
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In addition, this review enables the Council, Commission or
Staff to initiate other amendments not related to a particular
application if they see a need to do so.
STAFF COMMENTS AND ANALYSIS
Description of Request - The present General Plan land use
allocation for this site is Medium Density Residential on the
northern portion of this site (approximately 84 acres) and High
Density Residential occupying the southern portion of the
property (approximately 40 acres), as indicated on Attachment
No. 1. The Applicant proposes to introduce 7 acres of tourist
commercial land use on the southwest corner of Miles Avenue and
Washington Street. A High Density Residential area of 49.75
acres is proposed in the central part of the property and
Medium Density Residential area, 67.25 acres, on the eastern
side. (See Attachment No.. 2)
The Applicant has submitted preliminary traffic trip generation
and distribution data. (See Attachment No. 3).The Applicant
has also submitted a concept plan showing the major internal
road pattern. (See Attachment No. 3)
A Specific :Plan, Tentative Tract and a Change of Zone
Application have been made in conjunction with the above
request.
General Plan Considerations - No additional portions of land
need to be considered along with. this General Plan Amendment
application. No policies presently set out in the General
Plan require revision or deletion as a result of this
application being approved.
This proposal, however, needs to be considered in relation to
the following:
1. This project may be affected by City Council
directions (if any), which result from the High
Density Study.
2. Before this application can be evaluated in full,
additional information needs to be provided. The
preliminary environmental study for all the
applications that comprise this project highlighted
the following issues of concern:
a. This proposal results in a substantial
alteration of the planned land use of
this area with the introduction of
commercial land use. The General Plan
presently proposes 925 acres of
commercial land, 135 of which are
Tourist Commercial. The viability of
introducing more commercial land needs
to be examined further. The
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BJ/MEMOJH.025
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Note should be
effects were
bereduced to an
measures.
RECOMMENDATION
applicability of "Tourist" commercial as
opposed to other types of commercial
also needs to be studied.
b. Site access, vehicular generation and
circulation needs further evaluation
with regard to the General Plan
Transportation/Circulation Element.
C. There is previous evidence of an
archeological site on this property.
More information is required in this
regard.
made that all other possible environmental
considered to have "no impact" or were able to
insignificant level or eliminated by mitigation
It is recommended that the Planning Commission consider the
request for amendment as it is presently constituted and
determine whether it is "appropriately and adequately defined"
in relation to the three stated purposes of the scoping review.
Action of the Planning Commission will be reported to the City
Council to aid in their consideration, as this matter reaches
their review level.
The Planning and Development Department suggests that
additional information concerning the following issues be
addressed in the form of a focused Environmental Impact Report:
- Viability of tourist commercial
- Traffic and circulation
- Identification of archaeological
property and recommendations for
Attachments:
land use in this area
site(s) on this
their disposition.
1. Existing General Plan Land Use Designations
2, Proposed General Plan Land Use Designations
3. Trip General and Conceptual Site circulation/layout
3 -
BJ/MEMOJH.025
GPA 88-021
AWACHMENT No.
OWNER: TTT LTD.-& TFP LTD..'
10100 SANTA MON:ICA BLVD., SUITE 400
LOS ANGELES, CA
APPLICANT: A.G. SPANOS CONSTRUCTION, INC.
9449 FRIARS ROAD
SAN DIEGO, CA 92108
_CHANEL
GENERAL
COMMERCIAL,
MEDIUM DENSITY
VE.
MEDIUM DENSITY
4-8 DWELLINGS/ACRE
APPROX. 84 ACRES
cc
•
C HIGH DENSITY I
� y�tii
�
p 8-16 DWELLINGS/ACRE
c APPROX.
40 ACRES
� I
r EXISTING GENERAL PLAN LAND USE
DENSITY ALLOCATION - 1364 DWELLING UNITS
GPA
A®TACHMENT No.
%VHTER; • TTT LTD. • & TF? LTD.
10100 SANTA MONICA BLVD., SQITE 400
LOS ANGELES, CA
APPLICANT: A.G. SPANOS CONSTRUCTION, INC.
9449 FRIARS ROAD
SAN DIEGO, CA 92108
EXISTING LAND USE A.G. SPANOS CONSTRUCTION., INC.
PER GENERAL PLAN: SITE LOCATION: S.E. CORNER WASHINGTON ST. & MILES AV
COMBINATION OF HIGH & *PROPOSED GENERAL PLAN LAND USE:
MEDIUM DENSITY RESIDENTIAL.
RESIDENTIAL UNITS ALLOWED 7 ACRES'- TOURIST COMMERCIAL
PER GENERAL PLAN - 1364 49.75 ACRES - HIGH DENSITY RESIDENTIAL
67.25 ACRES - MEDIUM DENSITY RESIDENTIAL
7 ACRES - C.V.C.W.D. EASEMENT
1.5 ACRES - FUPTURE'R.O:W. DEDICATIONS
132.5 GROSS ACRES
ACRES
CRI ST
COMM I L.
0
49.75 ACRES
HIGH DENSITY RESIDENTIAL
' I
7 ACRE %4
\�D
67.25 �I
MEDIUM DENSITY RESIDENTIAL I
I
C I
11/11 V.
PROPOSED GENERAL PLAN LAND USE ��,
0 A*ACHMENT No. 3
J.F. Davidson Assloi=iates, Inc.
ENGINEERING PLANNING SURVEYING ARCHITECTURE LANDSCAPE ARCHITECTURE
August 12, 1988
Mr. Mike smith AUG 15 1988
J.F. DAVIDSON ASSOCIATES, INC.
73-080 El Paseo, Suite 103 WY OF LA QUINTA
Palm Desert, CA 92260 PLANNING & DEVELOPMENT DEPT.
Re: 'A.G. Spanos Project, La Quinta, California
Dear Mike;
8810576
Per your request, we are providing the preliminary trip
generation and distribution data for the above project. The
data is based on the development of 304 single family resi-
dential units® 750 multi -family (apartment) units, and
100,000 gross square feet of commercial/retail use. This
information is per the preliminary site plan furnished by
you. Exhibi•i: 1 is a reproduction of that site plan.
The following table shows the trip generation factors used
in the calculations and the resultant projected traffic
volumes. The trip generation factors are based on "Trip
Generation, An informational. Reportt0, Third Edition,
published by the Institute of Transportation Engineers.
TRIP GENERATION
24-Hour A.M. Peak Hour P.M. Peak Houi
Factor 'volume Factor Volume
Land Use Size Factor Vol In Out In Out In out In 01
Sing a Fam. :304 DU 10.0 31040 0.21 0.55 65 165 0.63 0.37 190 :2
Multi Fam. '750 DU 6.1 41575 0.10 0.40 75 300 0.40 0.20 300 1!
Retail 100,1300 GSF 66.7 6,670 0.90 0.80 90 80 2.90 3.10 290 :31
TOTALS 14,285 230 545 780 5,
Note: All volumes rounded to the nearest five trips.
in order to distribute the project traffic volumes on to the
adjacent roadway, no existing traffic volume analysis was
included at 'this time. Exhibit 2 shows the traffic volumes
on the existing roadway.
For further revaluation of the project impacts, the adjacent
key intersections should be evaluated based on existing plus
project volumes and cumulative traffic volumes combined with
project volumes. With that information, any mitigation
measures available or required can be recommended and
evaluated.
3880 Lemon Stree! Suilb SW
P.Q. 80x 493
RiversiCe CA92JC2
r714► 686.0644
FAX 714-686.5954
1091-D S. W. Vernon Avenue
Co -ton, GA 92324
(714, 825-1082
FAX 714-825.9583
75-06.5 E. PaEeo. Soe 106
Pals De:ert, CA 92260
1679�.5•°iCyl
FAX o'9,340.0529
0
Nor. Mike Smith
August 12, 1988
Page two
We trust that: this will provid
that the client and the City
preliminary evaluation. If you
any additional assistance, please
Sincerely,
J. F. DAVIDSON ASSOCIATES, INC.
Vault n R. Lewis
Transportation Engineer
VRL: lyd
Enc.
e
you with the information
need at this time for a
have any questions or need
contact us.
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