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1989 01 10 PCA G E N D A PLANNING COMMISSION - CITY OF LA QUINT, 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 CALL TO ORDER Flag Salute ROLL CALL PUBLIC HEARINGS January 10, 1989 - 7:00 P.M. Beginning Resolution No. 89-001 1. PUBLIC HEARING: GENERAL PLAN AMENDMENT #88-021 SPECIFIC PLAN #88-012 CHANGE OF ZONE 088-035 TENTATIVE TRACT MAP ##23995 APPLICANT: A. G. SPANOS LOCATION: AREA BETWEEN WASHINGTON STREET, MILES AVENUE, ADAMS STREET AND THE WHITEWATER CHANNEL. PROJECT: * A GENERAL PLAN AMENDMENT PROPOSING CHANGING THE LAND USE DESIGNATION FROM MEDIUM AND HIGH DENSITY RESIDENTIAL TO MEDIUM AND HIGH DENSITY RESIDENTIAL (ALTERED CONFIGURATION) AND TOURIST COMMERCIAL. * SPECIFIC PLAN PROPOSING A MIXED -USE DEVELOPMENT CONSISTING OF SEVEN ACRES TOURIST COMMERCIAL, THREE MULTI -FAMILY RESIDENTIAL PARCELS CONSISTING OF 250 UNITS EACH AND A 308 UNIT SINGLE FAMILY SUBDIVISION. * CHANGE OF ZONE FROM R-1 AND R-2-8000 to C-P-S, R-3, AND R-1 * TENTATIVE TRACT APPLICATION PROPOSING TO SUBDIVIDE THE PROPERTY AS DESCRIBED ABOVE IN THE SPECIFIC PLAN. ACTION: Planning Commission Resolution No. - 1 - BJ/AGENDA1.10 2. PUBLIC HEARING: GENERAL PLAN AMENDMENT #88-022 APPLICANT: CITY INITIATED LOCATION: CITY WIDE PROJECT: AMENDMENT TO THE ADOPTED CITY GENERAL PLAN, LAND USE MAP AND TEXT, CONCERNING MULTI -FAMILY RESIDENTIAL ALLOCATION AND RELATED MATTERS. ACTION: Planning Commission Resolution No. 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. CONSENT CALENDAR Minutes of the regular Planning Commission meeting of December 27, 1988. BUSINESS SESSION 1. Item: Specific Plan #85-006 - Oak Tree West Applicant: Landmark Land Company Location: Generally one -quarter mile south of Avenue 50, bounded by Jefferson Street, Avenue 54, the Heritage Club project, Avenida Ultimo and the easterly portion of the Duna La Quinta project. - 2 - BJ/AGENDA1.10 Request: First time extension request, continued from Planning Commission meeting of December 27, 1988. Note: Applicant has requested this matter be continued to January 24, 1989. Action: Minute Order OTHER• ADJOURNMENT NOTE: THE JANUARY 10, 1989, STUDY SESSION HAS BEEN CANCELLED. 3 - BJ/AGENDA1.10 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California December 27, 1988 7:00 p.m. I. CALL TO ORDER A. The meeting was called to order at 7:03 P.M. by Chairman Walling. The Flag Salute was led by Commissioner Zelles. II. ROLL CALL A. Chairman Walling requested the roll call. Present: Commissioners Zelles, Moran, Steding and Chairman Walling. Chairman Walling moved to excuse Commissioner Bund. Commissioner Moran seconded the motion. Unanimously approved. B. Staff Present: Planning Director. Murrel Crump and Principal Planner Jerry Herman. III. ELECTION OF OFFICERS Commissioner Steding nominated John Walling as Chairman, Commissioner Moran seconded the motion. Unanimously approved. Commissioner Steding nominated Lucia Moran as Vice Chairman, Commissioner Zelles seconded the motion; unanimously approved. IV. PUBLIC HEARINGS Chairman Walling introduced the Public Hearing Item as follows: A. Tentative Tract #24026, a request by La Quinta Partners to subdivide a + 32 acre site into 117 family lots southwest of the intersection of Dune Palms Road and Westward Ho Drive. 1. Principal Planner Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. - 1 - BJ/MINi2/27.DFT 2. Following questions of Staff concerning landscaping setbacks, density, need for a noise study, notification of hearing, Fire Department response, grading, and low water crossing expense were answered. 3, Chairman Walling opened the Public Hearing. The Applicant, Mr. John Crosswhite addressed the Commission requesting that Condition #9 be eliminated, stated the cost of the low water crossing, and stated that they agreed with all other conditions. 4. There being no further public comment, Chairman Walling closed the Hearing and opened the matter for Commission discussion. 5. Commissioner Zelles moved that Resolution 88-031 be adopted with the deletion of Condition #9 and recommend to the City Council concurrence with the Environmental Analysis and approval of Tentative Tract #24026. Commissioner Steding seconded the motion. Following a roll call vote it was unanimously approved. V. PUBLIC COMMENT There being no public comment, Chairman Walling closed the public comment. VI. CONSENT CALENDAR A motion was made by Commissioner Zelles and seconded by Commissioner Moran to approve the minutes of December 13, 1988, with correction that Commissioner Zelles seconded the motion to approve the Minutes of November 22, 1988. The motion passed with Commissioner Steding abstaining. VII. BUSINESS ITEMS Chairman Walling brought Business Items before the Commission at this time. The Business Items are as follows: A. Specific Plan #85-006 - Oak Tree West request for extension of time, by request of the Applicant is continued to Planning Commission meeting of .January 10, 1989. 2 - BJ/MIN12/27.DFT B. Discussion of Garage Sale Regulations. 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. Discussion followed regarding signage, permits and permit fees, fines, some method of educating the public to obtain permits, and the involvement of City personnel policing the problem. The feeling was that a soft -handed ordinance is needed for guidelines. VIII. OTHER - None IX. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Moran to adjourn to a regular meeting on January 10, 1989, 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 7:34 P.M., December 27, 1988. 3 - BJ/MIN12/27.DFT TO: FROM: DATE: SUBJECT: BACKGROUND Tiht 4 4 " MEMORANDUM THE HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION PLANNING AND DFVELOPMENT DEPARTMENT JANUARY 10, 1989 PUBLIC HEARING ON THE CITY -INITIATED GENERAL PLAN AMENDMENTS STEMMING FROM THE HIGH DENSITY STUDY: GENERAL PLAN AMENDMENT NO. 88-022 On December 6, 1988, the City Council reviewed the recommendation from the Planning Commission on the scope of the General Plan Amendments stemming from the City-wide analysis of Medium High Density Residential land uses. The City Council response was conveyed to the Planning Commission at the December 12th study session and the Commission directed Staff to set the matter for hearing on this date. The text of the General Plan Amendments are attached as Amendments Nos. 1-4. The Land Use Map Amendments are discussed as Amendments "A", "B", and "C" and are shown on the accompanying Exhibit Map. An Environmental Assessment of the proposed changes in the General Plan has been conducted (EA #88-108). The overall conclusion reached was that the changes are within the level of impacts considered as a part of the Master Environmental Assessment. All the proposed land use changes are reductions of densities. The sole remaining consideration is one of possible impact on housing. This will be taken up in the update of the Housing Element to be conducted this Spring. As a result, a Negative Declaration has been prepared. RECOMMENDATION Adopt the attached Planning Commission Resolution No. 88- which does the following: 1. Adopts the findings of Environmental Assessment No. 88-108, concluding that no significant environmental impacts will result from the General Plan Amendments proposed in GPA #88-022. - 1 - BJ/MEMOTB.038 2. Recommends to the City Council the adoption of the General Plan Amendments consisting of Amendments to the text (numbers 1-4), and Amendments to the Land Use Map ("A", "B", and "C"). - 2 - BJ/MEMOTB.038 PLANNING COMMISSION RESOLUTION NO. 89-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 88-022, AN AMENDMENT TO THE LA QUINTA GENERAL PLAN TEXT AND LAND USE MAP INCORPORATING CHANGES STEMMING FROM THE CITY-WIDE ANALYSIS OF MEDIUM AND HIGH DENSITY RESIDENTIAL LAND USES. CASE NO. GPA 88-022 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10th day of January, 1989, hold a duly noticed Public Hearing to consider a City initiated Amendment to the La Quinta General Plan Text and Land Use Map incorporating changes stemming from the City-wide analysis of Medium and High Density Residential Land Uses; and WHEREAS, said General Plan Amendment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference :in City of La Quinta Ordinance No. 5), in that the Planning Director has determined after reviewing the General Plan Master Environmental Assessment, that the amendments are within the levels of impacts considered by the MEA; 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 and reasons to justify the approval of said General Plan Amendments: 1. All the proposed land use changes to residential categories are reductions of densities, or are a conversion of commercial to residential uses. 2. The remaining consideration is one of possible impact on housing. This issue will be considered in depth in the update of the Housing Element to be conducted before July 1, 1989. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-108, in that the General Plan Land Use Map and Policy Amendments will not result in a significant adverse impact on the environment. - 1 - BJ/RESOPC.015 3. That the Planning Commission does hereby recommend to the City Council approval of General Plan Amendument No. 88-022, consisting of Amendments to the Text (numbers 1-4), and Amendments to the Land Use Map ("A", "B", "C", and 1'D"), attached hereto, EXCEPT that portion of the Map .Amendments pertaining to the Spanos General Plan Amendments area, lying generally between Washington Street and Adams Street, from Miles Avenue south to the Whitewater Wash, which area and application have been continued for rehearing at a later date. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of January, 1989, by the following vote, to wit: AYES: Commissioners Steding, Bund, Zelles NOES: ABSENT: Chairman Walling, Commissioner Moran ABSTAIN: SUE STEDING, Chairman Pro Tem City of La Quinta, California .ATTEST: MURREL CRUMP, Planning Director City of La Quinta, California - 2 - BJ/RESOPC.015 GENERAL PLAN TEXT AMENDMENTS (GPA #88-022) GENERAL PLAN TEXT AMENDMENT #1 Page VI-5: Below "Medium Density" Insert the following paragraph: MEDIUM HIGH DENSITY: Medium High Density Residential (8.0 - 12.0 dwelling units per acre). Development falling within this density classification may exhibit one or two stories, small lot development, single-family units, mobile homes, condominiums, town houses and apartments. Page VI-5: Revise the following paragraph: HIGH DENSITY: High Density Residential (12.0 - 16.0 dwelling units per acre). This classification will accept a range of housing types including condominiums, town houses, and apartments. The higher density is appropriate where planned community facilities (especially the valley transportation system), commercial services, and employment are easily available, and where nearby development is compatible. Renumber page numbers and adjust the Table of Contents as appropriate. Amend the Legend of the La Quinta General Land Use Plan Map Figure II -I (Page II-3a) to read: Medium High Density 8 - 12 dwellings per acre. High Density 12 - 16 dwellings per acre. GENERAL PLAN TEXT AMENDMENT #2 Amend Page VI-11 by inserting the following discussion (proceeding the implementation policy): - 1 - BJ/DOCTB.013 Land adjacent to Highway 111 is believed to be too valuable to the City for eventual commercial development to be used in the near term for residential land uses. In addition, noise contours for Highway ill suggest that significant structural protection would be necessary to render nearby residential development habitable. The eastern portion of the Highway 111 corridor is also subject to some flooding potential. For these reasons, residential land uses near Highway 111 are generally not appropriate. Specifically, (in the areas described) residential development as the primary land use should not be permitted. Therefore, a non-residential overlay is created within the Mixed -Use Commercial category. Amend Page VI -II by inserting three new policy statements fcllowing Policy 6.3.19: POLICY 6.3.20: There shall be created and designated on the Land Use Map a "Non-residential Area" overlay within the Mixed -Use Commercial Land Use category along Highway 111 from the north side of Whitewater Wash to 660 feet south of Highway ill (plus down to within 330 feet of Avenue 47 in Section 30) excluding for the area west of Washington Street on south side of Highway 111 behind the existing commercial development (Plaza La Quinta). POLICY 6.3.21: Any incidental residential uses proposed in this "Non-residential Overlay Area" must: 1. Be a part of a larger mixed -use project; and, 2. Be a very small percentage of the total project square footage; and, 3. Be well integrated into the larger development (i.e., not a separate use); and, - 2 - BJ/DOCTB.013 4. Serve a legitimate necessary purpose for the development, such as employee housing; and, 5, Have a high ratio of affordability,; and, 6. Be subject to explicit approval by the City. POLICY 6.3.22: Within the Highway 111 Corridor, designated Mixed -Use Commercial, the guiding principle shall be that commercial uses may displace residential uses within the Highway 111 Corridor, but residential uses shall not displace commercial uses within the non-residential overlay area. Renumber Policies 6.3.20 to 6.3.23 6.3.21 to 6.3.24 6.3.22 to 6.3.25 Renumber pages and adjust the Table of Contents as may be appropriate. Amend the Land Use Plan ;Map, Figure 11-1, Page II-36 under Miscellaneous by adding another Land Use category as follows: Non-residential Overlay Area within the Mixed -Use Commercial Land Use. GENERAL PLAN TEXT AMENDMENT #3 Amend Page VI-11, Policy 6.3.15 to read as follows: POLICY 6.3.15: The Mixed -Use Commercial category shall be applied only to land holdings which are of sufficient size to accomplish the policies and objectives of the Highway ill Specific Plan. Generally, 20 acres shall be viewed as a threshold size for Mixed -Use. Smaller properties within the non-residential overlay area shall be limited to commercial use. Smaller properties outside of the non-residential overlay area shall be single use, either commercial or residential. - 3 - BJ/DOCTB.013 Amend Page VI-11, Policy 6.3.16 to read as follows: POLICY 6.3.16: Mixed -Use Commercial projects within the non-residential area shall be essentially all commercial (see Policy 6.3.21). Outside of the non-residential area, mixed -use commercial projects may have any proportions of residential and commercial, up to 100% of the project as residential. Renumber pages and adjust the Table of Contents as may be appropriate. GENERAL PLAN TEXT AMENDMENT #4 Amend Page VI-17, by adding the following discussion and Policies (following Policy 6.7.3): MAJOR COMMUNITY FACILITIES: Pursuant to Policy 5.1.5 dealing with the provision of public facilities, and pursuant to Policy 5.1.8 regarding ,joint use of school and park facilities, as well as other policies, a land use designation is created to identify the location, scale, and nature of "Major Community Facilities". The designation of major community facility will be determined by importance to the community, either of the facility separately or as a part of a larger pattern or system of facilities. Size, per se, shall not be the major determinant. Included in the definition of Major Community Facilities are the following: o Multipurpose facilities o Offices for municipal, county, school system, district, state, or federal functions o Fire stations o Police stations o Post offices o Public schools o Libraries c Centers for community, senior or youth activities BJ/DOCTB.013 - 4 - o Parks, playgrounds, sports complexes, recreation buildings, community centers, linear parks, trail or path systems, bicycle routes, etc. o Corporate yards and work centers o Other facilities operated by public or not -for -profit community agencies for the public, to which the public might go and/or are occupied by staff of such agencies Excluded from the definition are the infrastructure related facilities of utilities such as water tanks, power substations, telephone switching stations, pumping installations, and similar locations which are permitted uses in any zone as a part of the infrastructure system and are facilities where the public are not expected to visit and/or do not have significant numbers of staff permanently assigned to that location as a work station. Implementation Policy: POLICY 6.8.1: When major community facilities are committed as to location and funding, they shall be shown as a land use on the Land Use Map. Renumber pages and adjust the Table of Contents as may be appropriate. Amend the Legend of the Land Use Map Figure II-1, Page II-3a, to include under "Miscellaneous" the following Land Use category: Major Community Facilities - 5 - BJ/DOCTB.013 GENERAL PLAN MAP AMENDMENTS (GPA #88-022) GENERAL PLAN MAP AMENDMENT A Redesignate the following areas to a lower residential density: A.1. The areas north and south of Miles Avenue (approximately 310 acres) shown on the map: from Medium to Low Density. A.2. The areas along the north side of Whitewater Wash (approximately 61 acres) shown on the map: from High to Medium Density. A.3. The area along the north side of Whitewater Wash, west of Dune Palms, south of Westward Ho, in Section 29 (approximately 33 acres) shown on the map: from High to Low Density. A.4. The northwest corner of Washington Street at Tampico (approximately 26 acres) shown on the map: from High to Medium Density. A.S. South of the new Avenue 52, east of Bermudas, north of the Desert Club (approximately 6 acres) shown on the map: from High to Medium Density. A.6. East of Eisenhower, south of Bear Creek Channel (approximately 18 acres) shown on the map: from High to Medium High Density. GENERAL PLAN MAP AMENDMENT B Redesignate a small area (approximately 3 acres) at the southeast corner of Fred Waring at Washington Street adjacent to Palm Royale as shown on the map: from General Commercial to Medium Density Residential. GENERAL PLAN MAP AMENDMENT C C.1. Redesignate the southwest corner of Washington Street at Tampico as shown on the map, from Medium. Density Residential (approximately 6 acres) and from High Density Residential (approximately 11 acres) to Major Community Facility for the City Civic Center. C.2. Redesignate the area on the north side of Avenue 50 lying east of Bear Creek Channel to the Park Street alignment (approximately 36 acres) as shown on the map, from Low Density Residential to Major Community Facility for the school complex and sports complex. - 1 - BJ/DOCTB.014 M-MED HI DENSITY (8-12/aW -HIGH DENSITY (12-16/80- MAJOR COMMUNITY FACILITIES ui t9 a•� � QD ui ��•• `� CL two w Z = _ a w CL v a J o c W w G J w W unlu •°•° 1aI0Ii re • � � a•! a � V � N ` i 0 CC N i L� c z ® w _ - w (a 6 = G w cr C \N a S 1 ._ w ar �` a S C; \ Y too M. y.s.;',:;::;::�.;_:;.;::;':::.::::. •I�a�'tI i'SIiI a to A � -•'i'vrti's'c-'arm f.. -.ter A '. ..� • :• • - ....... .... • • • ! • • • • • s • •e s to to ° • • • ••••••• • • • • • • o •to ••oo•••••••.. ..♦•••• ••••o•••°•••.• • • t °•°•°•°•°•°•q•e• I ' Irian • , •• 3 L b S 9.1 '- 30ti Ssl/ � S}a • Ir7 • •3 r-- 1 mm • ; 1 •i.,• a a,l a fa � �° "'• as � � '•. . .-..-. :i�• • • • t '� r -}14vi • I� ml �t ` t` aj ;� )I Lv i a 1a i �a ,�• - a! r w� lws"' M 10)NIA PLANNING COMMISSION MEETING DATE: JANUARY 10, 1989 APPLICANT: A. G. SPANOS OWNER: TTP, LTD, AND TFP, LTD. PROJEC^: GENERAL PLAN AMENDMENT NO. 88-021 SPECIFIC PLAN NO. 88-012 TENTATIVE TRACT NO. 23995 CHANGE OF ZONE NO. 88-035 LOCATION: AREA BETWEEN WASHINGTON STREET, MILES AVENUE, ADAMS STREET AND THE WHITEWATER CHANNEL. SEE ATTACHMENT NO. 1. ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 88-099 WAS PREPARED PURSUANT TO THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE INITIAL STUDY INDICATED THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR DUE TO THE PROPOSAL. THREE ISSUES; TRAFFIC, LAND USE ABSORPTION/MARKETING AND THE POSSIBILITY OF ARCHAEOLOGICAL REMAINS, WERE STUDIED IN GREATER DEPTH. THE OUTCOME OF THESE STUDIES ARE AS FOLLOWS: A.) THE TRAFFIC STUDY SHOWED THAT MITIGATION MEASURES COULD BE APPLIED IF THE PROPOSED DEVELOPMENT, INCLUDING TOURIST COMMERCIAL, WAS IMPLEMENTED; B.) THAT IF COMMERCIAL WAS INCLUDED IN THIS PROJECT MITIGATION MEASURES COULD NOT BE PROVIDED WHICH WOULD REDUCE POSSIBLE IMPACTS TO AN ACCEPTABLE LEVEL; C.) THE MARKETING STUDY SHOWED THAT THE LOCATION OF A TOURIST COMMERCIAL OR GENERAL COMMERCIAL LAND USE AS PROPOSED BY THIS PROJECT WOULD NOT BE VIABLE FROM A NEAR TERM LAND USE INVENTORY PERSPECTIVE: D.) THAT FURTHER EVALUATION OF ARCHAEOLOGICAL EVIDENCE IS WARRANTED. A FOCUSED EIR IS THEREFORE NEEDED TO EXAMINE THESE ISSUES FURTHER AND GENERATE VIABLE ALTERNATIVES TO THE PROJECT PROPOSED. - 1 - BJ/STAFFRPT.026 I. APPLICATIONS SUBMITTED A. GENERAL PLAN AMENDMENT NO. 88-021 1. Proposed Application: A General Plan Amendment has been made for this property changing the land use from medium and high density residential to medium and high density residential (altered configuration) and tourist commercial. See Attachment No. 2. a. Tourist Commercial: The La Quinta General Plan states: "Tourist Commercial is a specialized land use category for a narrow range of specialized uses oriented to tourist and resort activity. It would generally include hotels, motels, restaurants, accessory shops and some recreational uses. The size of these facilities would vary considerably and many would have a region -wide interest." A seven acre tourist commercial site is proposed on the corner of Washington Street and Miles Avenue. b. High Density Residential: This project proposes 49.75 acres of High Density Residential. The La Quinta General Plan categorizes High Density Residential as having 8-16 dwelling units per acre. GPA #88-021 shows the high density area is located in the central portion of the site, bordered on the west by the proposed tourist commercial development and on the east by the proposed Medium Density land use. C. Medium_ Density Residential Area: The Medium Density Residential element is located on the eastern side of the subject property between the proposed High Density area, Miles Avenue, Adams Street, a vacant property, and the Whitewater Wash. This area encompasses 67.25 net acres. The La Quinta General Plan identifies Medium Density as having 4-8 dwellings per acre. - 2 - BJ/STAFFRPT.026 IT SPECIFIC PLAN APPLICATION NO. 88-012 1. Proposed Application: A Specific Plan has been made proposing a mixed use development for this property. This plan consists of seven acres tourist commercial, three multi -family residential parcels consisting of 250 units each and a 308 lot single family subdivision. (See Attachment No. 3) a. Tourist Commercial: No details are given on the Specific Plan or Tentative Tract Map of the nature of the tourist commercial use, building configurations, parking provisions, access, or other pertinent information has not been defined at this point in time. b. Multi -family Residential Area: The multi -family residential area is illustrated on the Specific Plan. (See Attachment No. 3) Three phases comprising 250 units each at a density of 19.7 units per net acre are proposed. A central cul-de-sac road provides access to all three phases. Three different types of units have been shown, the majority of which are single story. Each phase has a recreational element. The parking areas are laid out in a linear type arrangement partly covered with carports. It is noted that all "Open Space" areas in each multi -family phase will be totally landscaped with turf, shrubs and trees. C. Single Family Residential Area: This area consists of 308 lots, 208 of which are 7,200 square feet in size and 100 - 8,000 square feet in size. The total acreage is 75.02 acres at a density of 4.10 units per net acre. The layout shows two access points onto Miles Avenue and one onto Adams Street. The internal road network consists of minor loops and cul-de-sacs feeding off a collector system of major looped roads. All excess stormwater will be channeled into the adjoining Whitewater storm water channel so no retention basins are necessary for this single family subdivision as is the case for the multi -family component and tourist commercial area. - 3 - BJ/STAFFRPT.026 C. It is intended by the Applicant that all front yards, in addition to the street side yard of corner lots, shall be fully landscaped with the initial development. CHANGE OF ZONE APPLICATION NO. 88-035 1. Proposed Application: An application has been made requesting a change of zone from R-2-8000 and R-1 to C-P-S, and R-3, (with a 67.25 acre portion of the property remaining in R-1). (See Attachment No. 4) a. C-P-S (Scenic Highway Commercial): The C-P-S zoning district provides for a large variety of commercial uses including retail and service activities. The Applicant proposes a C-P-S zone on a seven acre parcel on the corner of Washington Street and Miles Avenue. Existing zoning is R-2-8000, i.e., multiple family dwellings with 8,000 square feet of lot area for each unit. b. R-3 (General Residential): The present R-3 zone text permits multiple family dwellings, apartment houses, and a number of other nonresidential uses. The proposed R-3 zone would occupy some 49.75 acres. This area is located in the central portion of the proposed project, bordered by the proposed C-P-S zone, Miles Avenue, the proposed R-1 zone, the Whitewater flood control channel and Washington Street. Currently this area is zoned R-1. D. TENTATIVE TRACT NO. 23995 Tentative Tract application proposing to subdivide the property, essentially as described above in the Specific Plan, has also been submitted. (See Attachment No. 5) II. ANALYSIS OF THE APPLICATIONS A. Traffic Impacts: This issue subject concerns the detailed layout proposal, rather than the general land use arrangement. BSI Consultants, Inc. were engaged to evaluate the traffic impacts of this project and in particular the inclusion of a tourist commercial land use. Please see Attachment No. 6 for an extract of the report. - 4 - BJ/STAFFRPT.026 The report makes the following statement regarding this projects possible affect on surrounding intersections "...the addition of project traffic, even after the inclusion of cumulative traffic, will not create an unacceptable impact at five of the six intersections studied. Even at that one location that is projected to operate outside acceptable limits (Highway 111 at Washington), the project's contribution is small." The report also states that there should be no effect on existing parking opportunities since all of the project's parking will be located on site. The report recommends, however that, "...a more detailed examination of this element should be included as the overall plan develops, especially in the tourist commercial area." The report notes that no unacceptable impacts on the street system nor increase in traffic hazard to motor vehicles, bicyclists or pedestrians will occur if the roadways are improved to the City's Master Plan of Streets and Highways. The improvements of Adams Street will in fact, be an advantage to the community. At this point in time, even with the input from this development as regards off -site street construction, the City's Master Plan of Streets and Highways has not been fully developed. Therefore, in the short term the surrounding street system will not be able to successfully cope with the traffic generated by this development. Regarding access points the report makes the following comments. "Because of the comparative location of the most easterly Miles Avenue access in particular, there will be a problem with sight distance due to a vertical curve in the roadway. There will also be a problem with the location of the second project access (from west of Adams) because of the intended access location of an opposite development known as Tentative Tract 23268. However, if the recommendations contained in this report are adopted, those problems should disappear." 5 - BJ/STAFFRPT.026 The recommended access points are as follows: "1. The access to the Spanos project located about 460 feet west of Adams should be eliminated or made into a right turn in -right turn out configuration (via a median island along Miles Avenue). If that is a problem, then consideration should be given to relocating that access from Miles Avenue to Adams Street - consistent with a point at least 400 feet south of Miles Avenue. 2. Since there is a potential problem relating to the closely off -set access points of the 960 foot Spanos project access and the most easterly TT 23268 access, consideration should be given to moving one or the other so that their centerlines are consistent with one another. 3. We also recommend that a median island be constructed, along Miles Avenue to control turning movements both from Miles Avenue itself and also from the smaller access points to and from the multiple family dwelling unit area. At Adams Street, the City should immediately regrade the northeast corner so that adequate sight distance is available. At present, existing topography combined with several paddleboards (Type L reflectors) have created a situation that should not be permitted to continue." The Change of Zone application proposes a C-P-S zone which allows for general commercial activity and not strictly a tourist commercial use. The report prepared by BSI Engineering Consultants also considered the replacement of the tourist commercial area with retail as allowed by the C-P-S zone. Note should, further, be made that the traffic study assumed the proposed R-3 zone would be multiple family uses as proposed by the Applicant. The traffic study concluded that if a retail land use was included in this project, " ..the Miles Avenue intersection with Washington_ would fall to unacceptable levels (failure) and significant mitigation would be required to improve it to minimum standards of intersection operation The intersection of Washington_ Street and Highway Ill would approach failure with no possibility of additional mitigation being available usinq standard techniques." 6 - BJ/STAFFRPT.026 B. Viability of tourist commercial land use in this area. (See Attachment Nos. 7, 8, & 9): The General Plan discussion of commercial land uses emphasizes the commercial development of the Highway 111 Corridor, Jefferson Street Corridor and the Village, plus for resort development, La Quinta Hotel and PGA West. In the near term, the priority is given to commercial development in the Village. The market for tourist commercial on the north Washington Corridor will not develop until after the Highway 111 sites have been absorbed (after the year 2000, and again after 2010). As for tourist commercial development, the market consultant characterizes the site, site size, and location as being best suited for a small probably lower -end tourist facility and at a much later date. The area proposed could serve as a neighborhood shopping area, but only as a substitute for similar development which should be focused along Highway 111. As a neighborhood commercial site, the size is substandard, and access is difficult. But the major issue is one of location. An analysis of locations of competing existing and proposed neighborhood shopping facilities compared to the proposed site shows that the proposed site falls within a one mile radius of Plaza La Quinta, within a one mile radius of two proposed centers along Highway 111, and within a two mile radius of an existing center at Avenue 42 and Washington. If the area of the north Washington Corridor were permitted to begin general strip commercial development, several policy questions must be addressed. 1. Is the Miles intersection suited for commercial development, or is Fred Waring better suited? What are the consequences of introducing commercial on the south side of Miles across from single family residential neighborhoods on the north side of Miles Avenue? 2. Are we damaging our strategy for fostering development of Highway 111 by allowing the near -term commercial development of Washington. 3. Can we not expect Indian Wells and Palm Desert to open their Washington frontage to commercial development if La Quinta allows it? 4. What becomes of our window, our "Image Corridor" concept as visitors and residents approach La Quinta on a highly commercialized access road - (Washington)? - 7 - BJjSTAFFRPT.026 5. If commercial development is permitted along Washington (in a mode at variance with the strategy in the General Plan) would not that call for a complete re-examination of the policy for economic development/commercial strategy in the General Plan? Recommendation: As a result of both market considerations and the strategy implicit in the General Plan, the recommendation is to decline to amend the General Plan to permit tourist (and or, any other variety of) commercial at this location. C. Density proposals for the multi -family use area: The Applicant is proposing a General Plan Amendment which would permit a reconfiguration of the existing high density designated area just north of the Whitewater Wash west of Adams Street (approximately 45 acres) to an area extending from the Whitewater Wash northward to Miles Avenue (approximately 49 acres). The proposal would permit 750 residential units with a density of 15.3 units per acre. The City -initiated General Plan Amendment in this area would reduce the high density to a medium density, permitting on the 49 acres, at 8 units per acre, a total of 392 units. If one considered the reconfiguration to be a legitimate request, while limiting the acreage to 45 acres at 16 units per acre, the resulting units would amount to 720. If the reconfiguration were to considered appropriate, the entitlement available (before the City -initiated General Plan Amendment) would be 40.5 acres of medium density at 8 units per acre yielding 324 units and 8.5 acres of high density at 16 units per acre yielding 135 units, combined for a total of 460 units at an average density of 9.4 units per acre, under the present General Plan. The variations in land use/density, again, are as follows: 1). 750 units at 15.3 du/ac on 49 acres (as proposed). 2). 720 units at 16 du/ac on 45 acres (strict reconfiguration). 3). 460 units at 9.4 du/ac on 49 acres (present General Plan). 4). 392 units at 8 du/ac on 49 acres (City -initiated General Plan Amendment). 8 - BJ/STAFFRPT.026 Recommendation: If the City -initiated Amendments were not adopted as a total package, then the third alternative appears to be an acceptable situation from a land use standpoint. The 9.4 dwelling units per acre density is not noticeably higher than the 8 dwelling units per acre called for by the City -initiated General Plan Amendment. If the commercial portion is not approved (approximately 7 acres on the corner of Miles and Washington) it is also recommended that the 7 acres be included in the residential portion at 9.4 dwelling units per acre, resulting in a total of 56 acres yielding 526 units. D. R-3 Zone for Multiple Family Residential Area: This issue refers to the Change of Zone application. R-3 zoning allows for multiple family housing as well as a wide variety of other uses including hotels, resort hotels and motels, and professional offices. Since development is proceeding under a specific plan, the entitlement for the range of uses would be fixed by that approval, therefore, the inclusion of any nonresidential uses would have to be subject of a precise approval. E. Archaeological Study: The Archaeological Research Unit at University of California conducted a preliminary study on the property under discussion to establish the possibility of any archaeological remains existing on the site. Please see Attachment No. 10. It was established that the presence of surface artifacts suggest the existence of possible subsurface deposits in several small areas located along the banks of the Whitewater River. The study recommends: "That a program of subsurface testing be conducted to obtain additional information to enable a better understanding of the nature and significance of the undisturbed areas containing surface artifacts. It may well prove that the subsurface remains present are not significant. Alternatively, it may be that the artifact -bearing deposits at depth can provide additional information on the prehistory of the area." F. Detailed comments on Specific Plan #88-012 and Tentative Tract #23995. 1. Specificity of Information for Tourist Commercial Area: As has been stated before, there is insufficient data at this point to fully evaluate the tourist commercial segment of the Specific 9 - BJ/STAFFRPT.026 G. Plan and Tentative Tract Map. Approval of this request would necessitate a subsequent amendment to detail the concept for development of this area. 2. Park Requirement: According to the Parkland Dedication Ordinance, (See Attachment No. 11), 2.7 acres of parkland is required to be dedicated for the single family residential area. It is recommended that a dedication of 1.5 acres for a mini -park be made. A fee can then be paid in lieu of the balance (1.2 acres) of parkland required. This mini -park needs to be suitably located in the single family residential area. 3. Absence of Grading Plans: No grading program or preliminary grading plan has as yet been provided for the Specific Plan or Tentative Tract Map. Additional information, as outlined in the Specific Plan and Tentative Tract Map application procedure in the, needs to be provided for this project. This includes a grading program and preliminary grading plan. Comments from other Departments and Agencies. 1. Comments from State of California Department of Transportation: Caltrans has provided the following comment on the project under consideration: "The traffic generated by this development, when added to the cumulative effect of other existing and proposed development in this area, will have a significant impact on State Route ill and the Interstate 10/Washington Street Overcrossing. Presently, Caltrans has no funds available to widen State Route 111 or the Interstate 10/Washington Street Overcrossing. However, the recently completed SCAG/RTC/CVAG Regional Transportation Study recommends widening State Route 111 to six lanes. The funding source that was identified in this report for highway improvements was a combination of sales tax and developer fees. This funding mechanism is not currently in place, therefore, it might be beneficial to establish an interim funding account for development occurring during the transition period." Funding of such improvements is a policy question not yet addressed by the City. - 10 - BJ/STAFFRPT.026 2. Comments from Desert Sands Unified School District: The Desert Sands Unified School District makes the following comment on this project: "The schools servicing this area are already overcrowded. A project with this type density increase could have a significant impact on the schools, depending upon unit types and how quickly the project would be developed. State law states we can only charge $1.53 per square foot on residential projects, this amount would not be sufficient to mitigate impacts if moderate to low income apartments and or moderate to low income single family dwelling units were developed. This type of housing historically has a higher student generation factor than higher end apartments, condos, or single family units. For your information, we will also be needing a new elementary school site and a new high school site in this area within the next 5-7 years (the elementary school site may be needed sooner if the area develops at a fast pace)". 3. Comments from the Public Works Department: The City Engineering and Public Works Department has provided a number of standard comments/conditions for this project. Special note should be made however, of the comments requesting the developer of this project to contribute towards construction of a low water crossing by Adams of the Whitewater Channel and widening of the Washington bridge. CONCLUSION 1. Traffic impacts caused by the implementation of this project, including the tourist commercial component, can be mitigated to a large degree. This would include suitable relocation of project access points. 2. The report prepared by BSI Engineering Consultants states that general (retail) commercial use of the area, proposed by Change of Zone 488-035, would result in significant impacts on the transportation system. The affect on the intersection of Washington Street and Highway 111 would, in particular, "approach failure with no possibility of additional mitigation being available using standard techniques". - 11 - BJ/STAFFRPT.026 The alternative inclusion of general commercial (versus tourist) in this project would therefore have a significant effect on the environment with no possibility of mitigation measures being available. An environmental impact report would need to explore further alternatives. 3. The La Quinta General Plan and Highway 111 Specific Plan provide an adequate inventory of existing vacant tourist commercial and commercial land use in La Quinta, primarily along Highway 111. The request for tourist commercial and commercial land use on this property is therefore inconsistent with the goals and policies of the La Quinta General Plan. The implementation of this project would result in a substantial alteration of the planned land use of this area and mitigation measures can not be generated to reduce this impact. 4. The request for multi -family residential area at a density of 15.3 units per acre is at variance with the goals and policies of the La Quinta General Plan as they are presently constructed. The high density area should be reduced from 15.3 to 9.4 units per acre, as allowed by the La Quinta General Plan, without a superior logic being brought forward. 5. The R-3 zoning proposed allows for a wide variety of uses other than multiple family, but the exact uses would be controlled by the Specific Plan. 6. An archaeological on -site survey needs to be done on the southern portion of the subject property before any development should take place. FINDINGS 1. A number of elements of this project are not consistent with the broad objectives and operating strategy of the La Quinta General Plan. 2. All the impacts on the environment, as a result of the implementation of this project, cannot be reduced to an acceptable level. Overriding considerations would have to be found to justify project approval. RECOMMENDATION It is suggested that the Planning Commission recommend to the City Council. 1. Denial of case numbers GPA 88-021, SP 88-012, CZ 88-035 and TT 23995; or, in the alternative... 2. Allow a redesign/reconfiguration of the concept/design and provide for subsequent environmental evaluations, continuing this matter; or - 12 - BJ/STAFFRPT.026 3. In the instance where the Commission is in general concurrence with the proposal, continue the matter for preparation of a focused environmental impact report with appropriate distribution and reschedule this hearing at such time as that procedure is complete. Attachments: 1. Location Map 2. General Plan Amendment #88-021 3. Specific Plan #88-012 4. Change of Zone #88-035 5. Tentative Tract Map 423995 6. Extract from BSI Consultants, Inc. Report 7. Excerpt from Market Consultant Draft Report 8. Letter/Report from Agajanian and Associates regarding the Commercial Development potential for the Spanos site. 9. Plan showing existing and proposed neighborhood shopping center 10. Archaeological Report 11. Parkland Dedication ordinance 12. Plan showing status of development north of the CVWD Whitewater Wash in La Quinta. - 13 - BJ/STAFFRPT.026 11111HIIIIIIIIIIIIIIIII RIVERSIDE COUNTY I -A QUINTA MILES AVENUE W, ATTACHMENT' No. 1 Ic Lu to �o4M�ATE///ee/fe///Ph 0 A - , Peeej///ee/ej� � i � �� F to LOCATION MAP CASE No. GPA 88-021 CZ 88-035 SP 88-012 TT 23995 rc INDIO z 0 WESTW NORTH SCALE:NTS W 1 cc w LU i NERAL PLAN AMENDMENT 88-021 ATTACHMENT No. C71ANM (424EPAL MWACIAL l"rum 1)=ITY I'T,DILM DENSITY 4-8 rA-;mTMs/ACRE APPROX. 84 ACRES C C. EIGH DENsITy IT = nm/jicn 'IGH L 8-16 VAIEUINGS/AM APPROX. 4141. 400 4-4 ACRES EXISTIW. CMERAL PLAN LAND USE HIGH MMSM RESIDENTIAL % 4b % 7 ACRE TASEMEW PY-SXDCENTIAL it PROPOSFID GMUW., PLAN LMM USE MMII24 DERSITY c C4,44;v 3HANGE OF ZONE 88---035 ATTACHMENT No. 4 R-2-8000 CHANGE OF ZONE EXHIBIT TENTATIVE TRACT N'23,995 vA",vr Ev iii R-1 b, i EXISTING ZONING 4 a. CPS Proposed Zone CHANGE OF ZONE - acres EXHIBIT R - 3 TENTA71VE TRAC 23.995 Proposed Zone tAC4,VY 49.75 acres R-1 il Y. A. -Proposed Zone T- 67.25 Cs PROPOSED ZONING ATTACHMENT No. 5 ATTACHMENT No. 6 EXTRACT FROM BSI CONSULTANT REPORT EXECUTIVE SUMMARY The following is a brief summary of the major findings of the A. G. Spanos Traffic Impact report. Additional informa- tion is also provided in the Summary and Conclusion section of the report. This report has been prepared to address the traffic and circulation impacts that would be associated with the full development and occupancy of the A. G. Spanos General Plan Amendment project located in the City of La. Quinta. Existing and future volume/capacity relationships have been evaluated at six key intersection locations and specific recommendations have been made concerning the ade- quacy of on and off site traffic controls. Site access and internal circulation, together with the daily traffic carry- ing capacities of various roadway links have also been evaluated. The impact analysis also recognizes the estimated cumulative impact associated with the development and occu- pancy of future projects. The A. G. Spanos General Plan Amendment will consist of three land uses including residential and commercial devel- opments. The project configuration roughly approximates a triangle with the northern boundary being formed by Miles Avenue and the southern boundary formed by the Whitewater Flood Control channel. The east and west boundaries are formed by the :Future extension of Adams Street and Washing- ton Street, respectively. The analysis format looked :first at the impact of cumulative traffic volumes and then at the additive impact of project traffic (over existing volumes). Cumulative traffic genera- tion has been tabulated to include over 130,000 vehicle trips per day still remaining to be added to the street sy- stem. The associated traffic analysis of these volumes indicates that with their addition to existing traffic, all of the intersections reviewed as part of this report will operate within acceptable limits (assuming Master Planned intersection and street improvements). The full development and occupancy of the .residential/tour- ist commercial project would result in an additive daily traffic generation of 9100 vpd. During the most heavily traveled afternoon peak hour, a total of 850 trips would be generated with 540 trip ends being inbound and 310 trip ends being outbound. These volumes when added to cumulative will create intersection conditions varying from 0.61 (LOS B) at -i- Miles and Adams to 0.91 (LOS E) at Highway III and Washing- ton. There is no additional mitigation available for the Highway Ill intersection at Washington Street. However, this should not be a reason to deny the project from proceeding since other measures are available to ensure good operation of the subject intersection. There will be two problems concerning the interaction of project access points with Miles Avenue. The first is at the access point located about 450 feet west of Adams and the second is at the anticipated access at 2060 feet west of Adams. However, both of these problems can be mitigated either through careful consideration of future elevations at driveways/access locations or the relocation of one of the access locations. There also will be a problem with the most easterly access point to and from TT 23268. Its current lo- cation in conjunction with another access to and from the project will create difficult turning movement problems and hence, it should be relocated. It is recommended that a median island be constructed along the entire length of Miles Avenue in the vicinity of the project. There are several locations where the project either will be folly responsible for a traffic signal or partially respon- sible. With details provided in the report, these locations are the Miles Avenue intersections with Washington Street, the access to and from the Tourist/Commercial area, the ac- cess to and from the multiple family area, Adams Street, and the Fighway Ill intersection with Adams Street. At the request of the City, an alternative scenario was also evaluated in this study which included the replacement of the Tourist/Commercial area with retail. In this case, the resulting daily volume forecast was estimated to be 13,400 vpd and the total afternoon peak generation was 1275 trips (740 inbound and 535 outbound). This means that when com- pared to the original alternative (per the current plan), the total afternoon peak hour traffic volumes would increase by 53 percent and daily traffic volumes would increase by 47 percent (over Tourist/Commercial). The traffic analysis re- sults under this condition indicated that the Miles Avenue intersection with Washington would fall to unacceptable levels (failure) and significant mitigation would be re- quired to improve it to rinimum standards of intersection operation. The intersection of Washington Street and Highway Ill would approach failure with no possibility of additional mitigation being available using standard techniques. General plan update study). This involves the addition of a second eastbound left turn lane and a third eastbound through lane. 2. Additional mitigation in the form of dual northbound and dual westbound left turn lanes will be required (other- wise the result will be 1.03/F) 3. Additional mitigation unavailable. SUMMARY AND CONCLUSIONS This summary section has been organized to respond to those questions posed by the City as well as to sizamarize the ma- jor elements of this report. 1. Will the proposal result in generation of substantial additional vehicular movements? It is anticipated that given the current development plan, a total of 9100 additional vehicle trips will be generated on a daily basis. During the more heavily traveled afternoon peak hour, a total of 845 trips will be generated with 535 inbound and 310 outbound. Given the level of traffic that eventually will be using project area roadways, these volumes are not significant in terms of not being manageable on the street system. With the proper improvement of project frontage roadways and intersection/median island control requirements mentioned in this report, unacceptable impacts should not occur. As indicated in the text, the addition of project traffic, even after the inclusion of cumulative traffic, will not create an unacceptable impact at 5 of the six intersections studied. Even at that one location that is projected to operate outside acceptable limits (Highway 111 at Washing- ton), the projects contribution is small. 2,. What affects on existing parking facilities or demand for new parking will the project have? There should be no affect on existing parking opportunities since all of the projectes parking will be located on -site. With the full completion and occupancy of the project, there should be few problems in this regard as long as City par- king codes are followed. Although the circulation of traffic appears to be adequate at this time, more detailed examina- tion of this element should be included as the overall plan develops •- especially in the Tourist Commercial area. 3. Will the proposal result in substantial .impact upon the existing transportation system? -23- As long as area roadways are improved according to (a) the City's Master Plan of Streets and Highways and (b) the ad- ditional street improvement recommendations described in this report, the impact of project traffic can be accommo- dated without creating unacceptable impacts on the street system . 4. Will the proposal result in alterations to present pat- terns of circulation or movement of people and/or goods? There will be an alteration of circulation but only to the extent that it affects people and/or goods traveling to and from the project and from the availability of Adams Street. However, that alteration (redistribution of traffic) will be an advantage to the community rather than a disadvantage. 5. Will the p:c-oposal result in an increase in traffic hazards to motor vehicles, bicyclists or pedestrians? Any development that involves the generation of new traffic volumes necessarily will create a positive response to the above. however, if roadways and intersections are improved as indicated above, if traffic signals and crosswalks are installed as recommended, and if proper design procedures are used when laying out the final project design, all of the above concerns should be minimized. 6. Will the proposed access points result in any circulation problems? Because of the comparative location of the most easterly Miles Avenue access in particular, there will be a problem with sight distance due to a vertical curve in the roadway. There will also be a problem with the location of the second project access (from west of Adams) because of the intended access location of an opposite development known as Tenta- tive Tract 23268. However, if the recommendations contained in this report are adopted, those problems should disappear. -24- ATTACHMENT No. 7 EXCERPT FROM MARKET CONSULTANTS DRAFT REPORT Washir.,gton Street Corridor The Washington subarea is projected to absorb from 122,000 SF to 310,000 of commercial development by the year 2020. This development is expected to serve principally community and -tourist market segments. In the near -term, the subarea is expected to serve the growing residential areas to the north and west with neighborhood and community commercial uses. In the long-term, this subarea is expected to serve both tourists and regional commercial market segments as the corridor becomes a high traffic roadway link to the I-10. As described more fully in a 12/5/88 memorandum regarding this subarea's potential for commercial development, this subarea can Kest serve the proximate residential areas in the near -term. Tourist and regional commercial uses can be expected only after Highway Ill sites become less available. Consequently, _restricting the use of the 7 acre site to tourist uses only would preclude the property from developing with neighborhood and community commercial uses in the near -term. Increasing the tourist use restriction to the entire subarea would have the same net effect of precluding commercial development in the near term. Prompting near -term tourist related commercial uses in the subarea would likely produce low end developments and not directly compete with other higher end tourist uses in other subareas. These limitations of the subarea are due to some degree upon its 64 acre size. With a larger size, extending to the west and north, the subarea has the potential to compete more effectively for regional coirnercial uses in the Highway 111 subarea. The development of this larger Washington subarea would not be likely to induce greater amounts of commercial uses in La Quinta. Consequently, development at the enlarged subarea would be attracted from the Highway 111 subarea, thereby slowing projected development in the Highway 111 subarea. Findings This study has examined the historic trends of commercial development in the Coachella Valley and projected development growth for the Valley. Projections of commercial absorption for the City of La Quinta and its four subareas were then derived from the Valley -wide commercial development projections. The key findings from this study can be summarized as follows: The Washington Street Corridor subarea is projected to absorb between 122,000 SF and 309,000 SF of commercial development by the year 2020. Initially, this projected development will serve the neighborhood and community market segments with retail center uses. After the year 2000 this projected development will serve the tourist and regional market segments with retail center and hotel uses. 3 - BJ/DOCTB.015 1990-1995 1996-2000 2001-2010 2011-2020 1990--2 NO. WASHINGTON Neighborhood. Community Regional Tourist TOTAL geighborhood Community Regional Tourist 21,000 28,900 68,000 21,000 9,900 0 0 19,000 24,000 0 0 19,000 0 0 25,000 98,000 215, 29,000 30, 29,000 72, 19,000 38, 50,000 75, 311,900 415,900 1,143,800 1,559,700 3,431, 62,400 49,900 80,000 109,200 301, 136,300 153,900 285,900 405,500 981, 9,400 20,800 423,300 655,100 1,108, 103,800 191,300 354,600 389,900 1,039,1 BJ/DOCTB.015 - 7- A-iTACHMENT No. 8 AGAJAN_ IAN & ASS 0CIATE_S_ DEVELOPMENT ECONOMIC AND PLANNING CONSULTANTS December 5, 1988 Mr. Murrel Crump Planning Director City of La Quinta 78-105 Calle Estado La Quinta, California 92253 Subject: Commercial Development Potential for Spanos Site Dear Mr. Crump, The purpose of this letter report is to present our preliminary findings on the commercial development market potential for the seven acre Spanos site located on the SEC of Miles Avenue and Washington Street in the City of La Quinta, California. The site is currently applying for consideration of a General Plan amendment to change the land use from R-2 Multifamily Residential to Tourist Commercial. The findings presented in this report are based upon a larger commercial market evaluation now undedway to prepare an integrated forecast of commercial development for La Quinta as a whole and for four commercial subareas within La Quinta. Due to the need for an evaluation of the Spanos site prior to the completion of this larger study the information and findings used in this letter report are to be considered preliminary in nature. However, the larger study is sufficiently far along in the analysis to provide fairly sound estimates of commercial demand both for the Coachella Valley and La Quinta. The report presenting this larger study will contain the detailed methodology used, the market information, and the basis for estimating long term commercial demand. This letter report is presented in three sections. The first se Lion briefly describes the Spanos site along with an evaluation of the development opportunities and constraints for the site. Section two presents an overview of the larger study and the preliminary estimates of commercial demand for La Quinta. The final section presents our findings regarding the commercial development potential for the Spanos site. In summary, this report found that the subject site is not able to effectively compete for the limited amount of commercial demand in the near term future without extraordinary concessions of price or development of marginally commercial uses. Development of competitive properties and increased demand after the year 2000 will, however, create commercial demand to support commercial development at the site. The greatest and earliest 666 Baker Street, Suite 369 - Costa Mesa, California 92626 - (714) 557 - 7276 demand for the subject site will probably be neighborhood level commercial uses. A. SI" 3 iDFSCREMON The subject site is a seven acre parcel located at the south east corner of Miles Avenue and WasKigton Street. 'The site is currently undeveloped, as are the properties surrounding the site. The site is situated just north of the Whitewater wash with principal frontage on Washi.lgton Street, an arterial roadway linking La Quinta with interstate 10 to the north. As such, the roadway can be expected to serve as an important traffic corridor as the City develops. The flood control channel creates a strong visual separation between the north side where the site is located and the south side where other commercially zoned properties fronting on Highway 111 are located. The areas surrounding the site are largely planned for residential uses aizd are now largely undeveloped. Some residential development is occurring in Riverside County areas to the north of the site and in the City of Indian Wells to the west of the site. Thus, the site is competitively situated to serve both the arterial traffic travelling between La Quulta and the I-10 and the local residential neighborhoods planned to develop near the site. B. 11ARKIRT CONDITIONS The commercial development potential for the site will be largely influenced by the overall growth in commercial demand v1 La Quinta and the site's competitive position in relation to other sites within La Quinta. It is necessary to first estimate the type, amount and rate of commarcial demand growth for La Quinta before evaluating the site's competitive position. Preliminary estimates of commercial development demand have been prepared for La Quinta as part of the larger study described above. The study has reviewed the historical growth of commercial demand for four types of commercial activity. These commercial types reflect particular market areas including neighborhood, community, regional and tourist. Descriptions of these commercial types are presented on Table 1. The estimates of commercial demand for La Quinta are based upon an evaluation of the City's competitive position in the Coachella Valley. Our analysis indicates that La Quinta is one of the fastest growing communities within the Coachella Valley. As indicated on Table 2, the population growth in the City has doubled since 1980 at a growth rate of 10.7% annually. This rapid growth is second only to Cathedral City in the Coachella Valley. Commercial development in the Coachella Valley has been exceeding the residential growth since the tourist industry generates commercial demand above and beyond that needed by the residential population. Since 1980 commercial development has grown at a rate of 13.0% annually, or an average of 823,000 SF per year. During the relatively slow economic period of 2 AGAJANIAN & ASSOCIATI 1980-1984 commercial demand grew at 11.3% annually or an average of 529,000 SF per year. During the strong growth period of 1984-1988 commercial development grew at a rate of 14.7% annually or an average of 1,160,000 SF per year. There is currently 10,554,000 SF of commercial development in Coachella Valley with 6,585,000 SF added since 1980. La Quinta has absorbed 2.6% of the Valley's commercial development since 1980. This share is expected to increase sharply as the path of development continues to head south along the Highway 111 corridor toward La Quinta. Accordingly, commercial absorbtion in La Quinta is expected to increase from the 1980-1988 average of 21,000 SF per year to 34,900 SF per year in the 1990-2000 period. This rate will further increase to 65,800 SF and 115,200 SF per year in the 2000-2010 and 2010-2020 periods respectively. These estimates reflect the most likely level of commercial demand for I -a Quinta. Under slow economic conditions we estimate annual absorbtion to be 22,500 SF, 42,300 SF, and 74,100 SF for each succeeding decade while under rapid economic growth we estimate the absorbtion rates to be 47,400 SF, 89,300 SF and 156,300 SF respectively. Commercial demand within La Quinta for neighborhood, community, regional and tourist uses will be limited by the total commercial demand for the City. The likely location of these commercial types in each of the four commercial subareas within the City will be largely dependent upon the site characteristics of each subarea and their competitive positions. Commercial acreage within La Quinta is plentiful for all types of commercial development. The Village Core, North Washington Street, and Jefferson Street subareas can provide for neighborhood and community commercial uses. The Highway I I I corridor subarea can provide for regional and community commercial uses. Tourist commercial uses are expected to locate within the Highway 111 subarea for access and visibility and the Jefferson Street ('PGA West) subarea for a destination hotel and associated tourist facilities. C. SIXE POTENTIAL About 350,000 SF of commercial development are forecast for La Quinta between the years 1990 and 2000. This amount of development is equivalent to 6 neighborhood centers, 4 community centers, one-half of a regional shopping center, or a hotel with 875 rooms. These estimates can be doubled for the following decade and doubled again for the 2010 to 2020 decade. It is clear from these estimates that commercial development within La Quinta will Iargely occur after the year 2000. The subject site has possibilities for ,all types of commercial development. The site can support neighborhood commercial uses to service the residential areas in close proximity to the site. This level of commercial development would be competitive at the site. The period of absorbtion would depend largely upon the timing of the planned residential neighborhoods nearby. The subject site also has possibility to support community level commercial uses due to it's 3 AGAJANIAN & ASSOCIATE frontage on Washington Street.. This level of commercial activity is less likely at the site due to the smaller size of the site and the availability of competitive sites located along the Highway Ill corridor. The high visibility, easy access and large parcel sizes along Highway I I make the corridor a far more desirable location for community level commercial uses than the subject site. The subject site is too small and not well located to effectively compete for any regional level commercial uses. Tourist commercial uses can be supported at this site. However, these tourist uses, such as hotels, motels, restaurants, attractions, amusements, specialty retail and transportation services, are far more likely to seek locations along Highway III unless they are associated with a destination hotel. Thus, the subject site has a far greater chance to support tourist commercial uses only after the Highway 111 corridor has been largely built out. From this evaluation we may make the following findings regarding commercial market potential for the subject site: 1. The site is in a weak competitive position for any commercial use besides neighborhood level commercial uses because it does not appear to have any particular locational advantages over other available properties. The demand period for neighborhood level commercial uses may occur before the year 2000 as nearby residential areas develop. However, it is more likely that neighborhood level commercial demand will occur after the year 2000. 2. I'he site can accommodate other level commercial uses but will require extraordinary conditions to attract these uses from other more competitive sites within I.a Quinta in general and the Highway I11 corridor in particular. These extraordinary conditions may n.ivolve reduced costs, availability, or the accommodation of marginal commercial uses. 3. Hotel/motel use of the site does not appear to be supportable at this time or in the near future. Locations for convenience hotels/motels along Highway Ill are far more competitive except for budget level facilities. However, the site may support a moderate level hotel/motel after the year 2000 as the availability of suitable sites diminishes fallowing the development of the Highway I I I corridor. 4. There is not expected to be sufficient commercial development demand in La Quinta to induce commercial development of the subject site before the year 2000. The increased rate of absorbtion for commercial uses in La Quinta after the year 2000 will, however, be significant enough to create commercial demand for the subject site. 5. In short, the subject site is not able to effectively compete for the limited amount of commercial demand in the near term future without extraordinary concessions of price or development of marginal commercial uses. Development of competitive properties and increased demand after the year 2000 will, however, create commercial demand to support commercial development at the site. 4 AGAJANIAN & ASSOCIATF This brief letter report summarizes our preliminary findings regarding the commercial development potential of the Spanos site. The supporting documentation for these findings will appear in detail in the report of the larger study. If you have any questions or concerns regarding this letter report please do not hesitate to contact me personally for a prompt response. pant Agajanian, PhD Principal Attached: Tables 1 and 2 AGAJANIAN & ASSOCIATE Table 1 it �► • t t- ; , ,�. Market Level Market Area Neighborhood Serving local residential areas within 1.5 miles of the site. Community Serving residential and business commercial needs within 5 miles from the site. Regional Serving residential and business needs within Coachella Valley or about 20 miles from the site. Tourist Serving overnight visitors from outside the Coachella Valley from throughout the world. Source AGAJANLAN & Associates Typical Commercial Uses Convenience outlets, food stores, drug stores, gasoline stations, fast foods and similar uses. Retail apparel, hardware, banks, small department stores, personal services, auto repairs, restaurants, movie theaters and similar uses. Retail discount stores, appliances, new car auto sales, larger offices, hospitals, theaters, major department stores and similar uses. Destination hotels, convenience hotels, budget hotels, specialty retail, specialty restaurants, attractions and similar uses. Table 2 FrJPULAUON GROWTH OF COA.CHE,LLA VALLEY CITIES ,Annual Growth City 1-1-1981 1-1-1988 Rate Cathedral City 12,041 26,758 12.08% Coachella 9,469 14,115 5.87% Desert Hot Springs 6,245 10,383 7.53% Indian Wells 1,473 2,443 7.50% Indio 22,490 33,068 5.67% La Quinta 4,552 9,274 10.70% Palm Desert 12,120 18,088 5.89% Palm Springs 31,549 31,919 0.17% Rancho Mirage 6,333 8,525 4.34% Coachella Valley Cities Riverside County 4 County Region 106,632 154,573 680,710 946,074 11,119,874 12,980,699 Source AGAJANIAN & Associates California Department of Finance 5.45% 4.82% 2.24% ATTACHMENT No. OntIt 15 • t30UNOn �' � _ j _ ur w•vr �.'Y' k ^xZ•f �Y ti. a�1.�, ��°:j1 + •, •� ^wa.".' .....r� �� \ 04 q- Oc 4-% 4 Is c!) Lij mof AUIS Midi PH m'! o co k12 A C wVOY A e fir L Jaup I A J-fl fill Aj. -10d SL .4 its A.- ax 6 ATTACHMENT No. 10 REEVALUATION OF ARCHAEOLOGICAL SITE CA-RIV-2200 RECORDED ON TENTATIVE TRACT 23995, LOCATED NEAR INDIAN WELLS IN RIVERSIDE COUNTY, CALIFORNIA By: Daniel F. McCarthy Staff Archaeologist Archaeological Research Unit University of California Riverside, CA 92521 UCRARU 1970 Philip J. Wilke Administrator and Principal Investigator All IE F 01 3 for: J. F. Davidson Associates, Inc. 73-080 El Paseo, Suite 106 Palm Desert# CA 92260 Attn: Michael B. Dotson Project Planner Ref: December 1988 W.O.# 8810576-01 INTRODUCTION An archaeological assessment was performed on Tentative Tract 16449 by Jean A. Salpas in 1980. The project area, now identified as Tentative Tract 23995, is located northeast of Washington Avenue and the Whitewater River flood control channel. One archaeological site, CA-RIV-2200, was identified on the project area during the course of the 1980 field investigation. This archaeological site was described as a sparse scatter of artifacts along the northern edge of the Whitewater River. Before development of the project area can proceed, the reco€roendations made by Salpas (1980:11) need to be addressed. Specifically, Prior to development, the locations of all surface cultural resources would be mapped and collected. In addition, the area of ash and charcoal (hearth) should be tested for depth, sub -surface artifacts, and any evidence of a cremation. At the request of Michael B. Dotson, J. F. Davidson and Associates.. Inc., the Archaeological Research Unit (ARU), University of California, Riverside, conducted an evaluation of the archaeological site CA-RIV-2200. On November 22, 1988, the author met with Mr. Dotson at the site to review and assess the most appropriate way of mitigating adverse effects to the site. It was necessary to relocate the site and assess Its nature and present condition in order to evaluate the proposed recorrinendations and offer current recoirvendations for mitigation. Surface artifacts are scattered along the southern part of the property along the former banks of the Whitewater River. There are two areas located in the southeastern portion project area where artifacts were concentrated. The artifacts observed, mostly pottery, along much of the southwestern property boundary may represent secondary deposits because much of the bank has been modified during earth moving activities to channelize the river for flood control. These artifacts were all located on soils that have been either pushed up from the river bottom or moved latterly along the former river bank. Because of these disturbances, the context of the materials is lost and it is unlikely that it can ever be determined. Surface evidence of artifacts was limited, however, there is the possibility of isolated locations that may contain subsurface cultural deposits. During this field evaluation only a few artifacts were observed on the surface, but include numerous pottery sherds, fire -affected rock, and some bone fragments. Cremations are reported to be present, however, there 2 was no surface evidence. There is insufficient data at this time to determine whether the site was used on a permanent or seasonal basis. The presence of any deposits, their depth, or significance cannot be determined at this time. The lack of surface artifacts could be due to past disturbances on the property. These include dumping, ORV use of the area, and maintenance roads and construction activities associated with the flood control channel. Also, relic hunters picking up artifacts could be responsible for the lack of surface artifacts. RECOMMENDATIONS The surface artifacts suggest the presence of possible subsurface deposits in several small discrete areas located along the banks of the Whitewater River. Shifting sands may have hidden other evidence of aboriginal use of the area. Therefore, it is necessary to test for any subsurface deposits. It is recommended that a program of subsurface testing be conducted to obtain additional information to enable a better understanding of the nature and significance of the undisturbed areas containing surface artifacts. It may well prove that the subsurface ren;ains present are not significant. Alternatively* it may be that the artifact -bearing deposits at depth can provide additional information on the prehistory of the area. This proposal outlines a testing program that is designed to reveal the extent, context, significance, and presence or absence of deposits, and attempt to gain additional information on the behavioral classification of the site and perhaps on the probable time that site was used in the past. In order to most efficiently determine whether subsurface cultural deposits are present at the site, two methods of excavation are proposed. The first consists of a series of backhoe trenches placed at intervals throughout the site area, and the second consists of hand excavated 1 x 2-m units. The primary emphasis in this phase of the fieldwork is to determine the presence or absence of cultural deposits, and their depth if deposits are encountered. The trenches will be excavated to a depth of not greater than 2.0 m (6.6 ft), with an average length of 6.0 m (20 ft). After areas containing subsurface cultural deposits have been identified, data to evaluate the complexity of these deposits will be obtained from the hand. -excavated units. These units will be excavated in arbitrary 10-cm levels unless r 3 cultural stratification Is present, in which case those strata will form the vertical provenience. All excavated soil will be screened through 1/8-Inch mesh. Cultural and ecological remains, kept separate by unit and level, will be packaged and labeled in the field for transport to the laboratory where analysis will be conducted. Rc�omnnendatIons for further studies will be made if the site contains significant materials. The purpose of this phase of the fieldwork is to collect quantitative data on the character and quantity of remains contained in the deposits, so that the data recovery/protection plan can address the specific research values. The testing may well prove that no subsurface remains are present within the boundaries of Tentative Tract 23995. If this is the case, a report detailing the test phase with recommendations for no further work will be submitted. REFERENCE Salpas, Jean A. 1980 An Archaeological Assessment of Tract 16449. MS on file at the Eastern Infor°mation Center, Archaeological Research unit, University of California, Riverside CMF-1027). ATTACHMENT No.11 Access rights :may be restricted when necessary where the ultimate right-of-way width is eighty-eight feet or greater, except for approved access openings. (Ord. 5 51(part), 1982: county Ordinance 460 §10.1) "I'- ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES FOR PARK AND RECREATION PURPOSES 13.24.020 Authority and purpose. This article is en- acted �pursuanf_o_the authority of Government Code Section 66477 for the purpose of requiring the dedication of land or payment of fees, in lieu thereof, for park and recreational purposes, as a condition to approval of a tentative map or parcel map. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(A)) 6L � 13.24.030 Requirements. A. For residential subdivisions of greater than fifty lots, the subdivider shall dedicate land or pay a fee, or combination thereof, in such ratio as recommended by the commission and approved by the council. For residential subdivisions containing fifty lots or less, the subdivider shall pay a fee only. All fees shall be equivalent to three acres per one thousand popu- lation projected to inhabit said subdivision. -- �� B. All dedications shall be equivalent to three acres per one thousand population projected to inhabit said subdi- vision. All fees shall be based on the average appraised current market value of the undeveloped land in the subdivi- sion as detemined by the city assessor. Projected popu- lation shall be calculated by multiplying the numbers of units to be constructed by the average household size for the entire city as shown on the latest federal census or a census taken pursuant to Section 40200, Chapter 17 of Part 2 of Division 3 of Title 4. C. Subdivisions containing less than five parcels and not used for residential purposes shall be exempted from the requirements of this section; provided however, that a con- dition may be placed on the approval of such parcel map that if a building permit is requested for construction of a res- idential structure or structures on one or more of the par- cels within four years the fee may be required to be paid by the owner of each such parcel as a condition to the issuance of such permit. D. The provisions of this article do not apply to com- mercial or industrial subdivisions; nor do they apply to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment build- ing which is more than five years old when no new dwelling units are added. (Ord. 77 S2(part), 1985: county Ordinance 460 §10.27(B)) 281-36 (La Quinta 6/87) 13.24.040--13.24.050 —- %► 13.24 .040 Use of land and/or fees. All land to be dedicated for park or recreationalpurposesshall be found to be suitable by the commission and the appropriate recre- ation agency, subject to council approval, as to locations, parcel size and topography for the park. Park and recrea- tional purposes may include active recreation facilities such as playgrounds, playfields, gardens, pedestrian or bi- cycle paths or areas of particular natural beauty, including canyons, hilltops and wooded areas to be developed or left in their natural state. Also included are land and facil- ities for the activity of "recreational community garden- ing," which activity consists of the cultivation by persons other than, or in addition to, the owner of such land, of plant material not for sale. Land to be dedicated may in- clude all or part of a proposed facility. All fees are to be used for the purpose of developing new or rehabilitation of existing neighborhood or community park or recreational facilities to serve the subdivision inhabitants. (Ord. 77 S2(part), 1985: county Ordinance 460 S10.27(C)) 13.24.050 Credits. A. If the subdivider is required to provide park and recreational improvements to the ded- icated land, the value of the improvements together with any equipment located thereon shall be a credit against the pay- ment of fees or dedication of land required by this article. B. Planned developments and real estate developments, as defined in Sections 11CO3 and 11003.1, respectively, of the Business and Professions Code, shall be eligible to receive a credit, as determined by the council, against the amount of land required to be dedicated, or the amount of the fee imposed, pursuant to this article, for the value of private open space within the development which .is usable for active recreational uses. (Ord. 77 S2(part), 1985: county Ordinance 460 §10.27(D)) Chapter 13.28 IMPROVEMENTS Sections: 13.28.010 Land divisions improvements. 13.28.020 Plans required. 13.28.030 Improvements for subdivisions. 13.28.040 Schedule A subdivision --Generally. 13.28.050 Schedule A subdivision --Streets. 13.28.060 Schedule A subdivision --Domestic water. 13.28.070 Schedule A subdivision --Fire protection. 13.28.080 Schedule A subdivision --Sewage disposal. 281-37 (La Quinta 6/87) VM/ W IIf \J !� ,1 I I I I I I I t I 0 AlAiS NOS83jj3r ATTACHMENT No. _ w �r..�...a.f•A■•■� r■n ■ "�' © r • ■ r �a l�n p Cot* • t•i a • ❑ ■-r•''•Ve ■ yVlcwlr.�Mt 49. • �•■• ■ ■ ■ tsilo ©U F :•:•.�•_:::.• ovoa "Swi•a� nano •...:...:...•.: ■ ■■ea■■jfq�`�.Z. xe�a W 0" O •Y.•• OJ C20 00 _ . . 0'•�aj�•' 6 .�.�.�.•.�.�. . =1[/� Q 9 ❑7 M -Z, ' 133HIS NOIJNIHSNM I•+fr r Q CO CC cf) _ f.. z_ O F LU 0 U) tt. U<CLZ cc uj !(.0 tLx: [L, LU L z /tJJ y W f F'� •°'t .' Q i