1989 02 14 PCA G E N D A
PLANNING COMMISSION - CITY OF LA QUINTA
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to be Held at the
La Quinta City Hall, 78-105 Calle Estado,
La Qui.nta, California
February 3.4, 1989 - 7:00 P.M.
CALL TO ORDER
Flag Salute
ROLL CALL
HEARINGS
1. PUBLIC HEARING:
APPLICANT:
LOCATION:
PROJECT:
ACTION:
Beginning Resolution No. 89-002
SPECIFIC PLAN NO. 86-001, AMENDMENT NO.
3, AND CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT
CITY OF LA QUINTA
WASHINGTON STREET, APPROXIMATELY
BETWEEN AVENUE 48 AND HIGHWAY Ill
SPECIFIC PLAN AMENDMENT TO REALIGN
RIGHT-OF-WAY
RESOLUTION NO. 89-
2. PUBLIC HEARING: SPECIFIC PLAN NO. 87-011
CHANGE OF ZONE NO. 87-028, AND
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT
APPLICANT: MAURICE KURTZ/ARCHISYSTEMS INTERNATIONAL
LOCATION: EAST OF WASHINGTON STREET, SOUTH AND
EAST OF SIMON DRIVE, SOUTH OF HIGHWAY
111, WEST OF ADAMS STREET, AND ONE-HALF
MILE NORTH OF 48TH AVENUE
..
MR/AGENDA.214
-1-
PROJECT: SPECIFIC PLAN FOR THE DEVELOPMENT OF
+350,000 SQUARE FEET OF RETAIL SPACE,
90,000 SQUARE FEET OF OFFICE SPACE,
THREE RESTAURANTS (+191000 SQUARE
FEET), TWO HOTELS, AND A CINEPLEX
ACTION: RESOLUTION NO. 89-
3. PUBLIC HEARING: TENTATIVE TRACT 21642
APPLICANT: LANDMARK LAND COMPANY
LOCATION: WITHIN THE PGA WEST SPECIFIC PLAN AREA,
GENERALLY BOUNDED BY AVENUE 58 TO THE
SOUTH AND THE EASTERLY RIGHT-OF-WAY
LINE OF THE ALL-AMERICAN CANAL
PROJECT:
A DIVISION OF +293.5 ACRES INTO 20
RESIDENTIAL CONDOMINIUM LOTS, SIX GOLF
COURSE DEVELOPMENT LOTS, AND ONE
MAINTENANCE FACILITY LOT
ACTION:
RESOLUTION NO. 89-
4. PUBLIC HEARING:
TENTATIVE TRACT NO. 23971 AND
CONCURRENCE OF ENVIRONMENTAL ASSESSMENT
APPLICANT:
DEANE HOMES AND THOMAS THORNBURGH
LOCATION:
NORTHEAST CORNER OF WASHINGTON STREET
AND MILES AVENUE
PROJECT:
TO SUBDIVIDE A 70-ACRE PARCEL INTO 228
SINGLE-FAMILY LOTS
ACTION:
RESOLUTION NO. 89-
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.
Persons wishing to address the Planning Commission under
Public Comment and scheduled Agenda items should use the
form provided. Please complete one form for each item
you intend to address and submit the form to the Planning
Director prior to the beginning of the meeting. Your
name will be called at the appropriate time.
MR/AGENDA.214 -2-
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
January 10, 1989.
BUSINESS SESSION
1. Item: New unit type for Tract 22437
Applicant: Sunrise Company
Location: PGA West
Project: Introduction of "The Galleries"
Action: Minute Motion
2. Item: Plot Plan 85-217, Amendment No. 2
Applicant: MCG Associates
Location: Plaza Tampico
Project: Amendment to re -allocate general uses
and revise architecture for two
remaining unbuilt buildings
Action: Minute Motion
3. 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 ther easterly
portion of the Duna La Quinta project.
Request: First time extension request - The
Applicant has requested this matter be
continued.
OTHER - None
ADJOURNMENT
MR/AGENDA.214 -3-
ITEMS FOR FEBRUARY 13, 1989, 3:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. Review of new single -story unit and 'unit mix plan for
Parc La Quinta (Barcon Development) for Commission
determination.
2. Discussion of Economic Development paper.
3. Identification of future Commission Agenda items.
4. All other Agenda items.
MR/AGENDA.214 -4-
PO -I
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 14, 1989
APPLICANT: CITY OF LA QUINTA
PROJECT: SPECIFIC PLAN 86-007, AMENDMENT NO. 3;
AMENDING THE WASHINGTON STREET SPECIFIC PLAN
TO REALIGN RIGHT-OF-WAY.
LOCATION: WASHINGTON STREET, APPROXIMATELY BETWEEN
AVENUE 48 AND HIGHWAY 111 (SEE ATTACHMENT NO.
1, CASE MAP).
GENERAL PLAN
DESIGNATION: MAJOR ARTERIAL; 120-FOOT RIGHT-OF-WAY,
18-FOOT MEDIAN (RAISED), 96-FOOT CURB -TO -CURB
WIDTH WITH 12-FOOT MINIMUM PARKWAY WIDTHS.
REQUIRES A 20-FOOT LANDSCAPED SETBACK FROM
ULTIMATE RIGHT-OF-WAY LINE.
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO.87-112 WAS
PREPARED IN ACCORDANCE WITH THE REQUIREMENTS
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
THE INITIAL STUDY INDICATED THAT NO
SIGNIFICANT ENVIRONMENTAL IMPACTS WOULD BE
CREATED BY THIS AMENDMENT; THEREFORE, A
NEGATIVE DECLARATION HAS BEEN PREPARED.
3ACKGROUND:
On March 4, 1986, the City Council adopted Specific Plan
86-007, a programmed improvement plan for the Washington Street
Corridor. The plan has been amended twice since then.
.Amendment No. 1 dealt with the recommendation of cul-de-sacing
Saguaro and Bottlebrush and providing for Sagebrush to be the
main entrance into this area. Amendment No. 2 was approved to
retain the curve in Washington Street.
REQUEST:
The amendment before the Commission is to expand the
right-of-way to the east along Washington Street to accommodate
a different frontage road design north of Avenue 48 and south
of Singing Palms Drive.
MR/STAFFRPT.058 -1-
ANALYSIS:
1. The old frontage road design requires the City to
purchase two existing homes to accommodate the frontage
road.
2. The current design eliminates the need to acquire the two
homes.
3. The property owner to the east has modified his site plan
design to accommodate this additional right-of-way need.
4. The amendments to the text and figures are attached.
RECOMMENDATION:
Adoption of Planning Commission Resolution No. 89- ,
recommending to the City Council approval of Specific Plan No.
8e-007, Amendment No. 2, pursuant to the attached text and
figure changes.
MR/STAFFRPT.058 -2-
PLANNING COMMISSION RESOLUTION NO. 89-002
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING CONCURRANCE WITH
THE ENVIRONMENTAL ASSESSMENT
AND APPROVAL OF WASHINGTON STREET
CORRIDOR SPECIFIC PLAN, AMENDMENT NO.
3, REALIGNING THE WASHINGTON STREET
RIGHT-OF-WAY APPROXIMATELY BETWEEN
AVENUE 48 AND SINGING PALMS DRIVE
SPECIFIC PLAN NO. 86-007, AMENDMENT NO. 3
WASHINGTON STREET CORRIDOR PLAN
WHEREAS, the City Council did adopt Specific Plan
No. 86-007 on March 4, 1986, after holding at least one public
hearing and based upon the findings contained in Resolution
No.86-14; and,
WHEREAS, the City has initiated an amendment to the
Specific Plan which is deemed necessary in order to further the
intent of the original specific plan; and,
WHEREAS, the Planning Commission has held at least
cne public hearing on Specific Plan No. 86-007, Amendment #3,
as required by Section 65503 of the California Government Code;
and,
WHEREAS, at said public hearing, the Planning
Commission did make the following findings to support the
amendment:
1. Specific Plan No. 86-007, Amendment #3, is
consistent with goals and policies set forth in the
"La Quinta General Plan.
2. Specific Plan No. 86-007, Amendment #3, is
consistent with the intent and provisions of the
original Specific Plan No. 86-007.
3. Environmental impacts associated with Specific Plan
No. 86-007, Amendment #3, are substantially
equivalent to those associated with Specific Plan
No. 86-007.
4. Realignment of Washington Street between Avenue 48
and Singing Palms Drive will serve to increase
traffic safety in the area.
MR/RES089.005 '1'
5. Realignment will not affect previously existing or
approved access for development along the
Washington Street corridor.
o. Construction of the sound wall be considered at the
same time as construction of the frontage road.
NOW, THEREFORE, BE IT RESOLVED that the Planning
Commission of the City of La Quinta does hereby recommend to
the City Council adoption of Specific Plan No. 86-007,
Amendment #3, "Washington Street Corridor Study", as amended
and in accordance with Exhibit A, a copy of which is attached
hereto and incorporated herein.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 14th day of
February, 1989, by the following vote, to wit:
AYES: Commissioners Bund, Moran, Steding, Zelles,
Chairman Walling
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
MURREL CRUMP, Planning Director
City of La Quinta, California
MR/RESO89.005 -2-
EXHIBIT A
Planning Commission Resolution No. 89-
Recommended Changes for SP 86-007, Amendment No. 3
February 14, 1989
Page 2, Replace Paragraph 2 with the following:
The current City of La Quinta ultimate standards by which
Washington Street is to be constructed call for a 96-foot
curb -to -curb roadway within a 120-foot right-of-way.
Additional right-of-way to the east is needed north of
Avenue 48 to Singing Palms Drive in order to accommodate
the frontage road. Specific detailing can be found
elsewhere within this text. A typical section based on
current standards would include an 18-foot wide median;
lanes of 12, 13, and the 14-foot widths, and 12-foot
parkways on both sides of the street. The current
standards permit the addition of a third travel lane in
each direction via elimination of the parking/emergency
lanes, if added roadway capacity becomes necessary. This
Transportation Systems Management (TSM) technique is
commonly applied in urban areas.
Page 4, Replace Paragraph 3 with the following:
Establish a new alignment for Washington Street to
provide a 32-foot local access road on the west side
within a 202-foot right-of-way, as indicated in this
report, generally between Avenue 48 and Singing Palms
Drive.
Page 23, Relace Paragraph 3 with the following:
Ultimate Roadway
According to the City of La Quinta's General Plan
Circulation Element, Washington Street between the I-10
and 52nd Avenue is designated as a Major Arterial with
120 feet of ultimate right-of-way, except for the area
generally between Avenue 48 and Singing Palms Drive which
will have a 202-foot right-of-way to accommodate a
frontage road. Figure 6 illustrates the cross-section
roadway dimensions for Major Arterials as given in the
City's General Plan. As illustrated, the subject
cross-section includes a curb -to -curb pavement width of
96 feet, two 12-foot parkways, and a maximum median
island width of 18 feet. The illustration for the
intersection at Highland Palms Drive and Washington
Street is shown on Figure 13, Revised. Either four or
MR/DOCJH.024 -1-
six travel lanes may be provided, depending upon
inclusion of bicycle lanes and the median island width.
Alternative roadway configurations are presented in
Figure 7 and Figure 8.
Page 32, Replace Paragraph 2 with the following:
A special design alternative was developed for the
Washington Street Corridor from Singing Palms Drive to
Highland Palms Drive, where an existing single-family
residential development on the west side is accessed
directly from Washington Street; and vacant property is
located on the east side of the corridor. The latter
opportunity is used to realign Washington Street
approximately 44 feet to the east and create a 32-foot
wide frontage road with a 12-foot wide greenbelt buffer
between the residences and Washington Street. This
alternative would include Washington Street generally
between Avenue 48 and Singing Palms Drive. It would
restrict the Singing Palms Drive intersection with
Washington Street to allow southbound right turn ingress
only; install a five -phase signal at the Highland Palms
Drive intersection; provide parking on the residence side
of the frontage road; a soundwall and landscaping buffer,
and a landscaped median divider on Washington Street.
The subject alternative, construction cost estimated at
$850,000, is illustrated in Figures 11, 12, and 12A.
Page 42, Replace Item 2 with the following:
Widen Washington Street to 6 lanes between Singing Palms
Drive and Avenue 48, per Figure 11 of this text, and
signalize Washington at Highland Palms.
MR/DOCJH.024 -2-
TYPICAL SECTION
10,
REALIGNED WASH#INGTON STREET
NEW
FRONTAGE inn
ROAD
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LUI
RESTRICT ACCESS BY CD I I
ONE-WAY ENTRANCE ONLY
VIA SEPARATE RIGHT
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Figure 11 WASHINGTON STREET- REALIGNMENT
SOUTH OF HIGHWAY 111
REVISED
-53-
Figure 12 TYPICAL SECTION FOR
WASHINGTON' STREET REALIGNMENT
SOUTH OF HIGHWAY 111 REVISED
-34-
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FRONTAGE ROAD INTERSECTION
REVISED
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FUTURE STREET
-44-
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 14, 1989
APPLICANT: MAURICE KURTZ/ARCHISYSTEMS INTERNATIONAL
OWNER: WASHINGTON SQUARE GROUP
PROJECT: SPECIFIC PLAN NO. 87-011
CHANGE OF ZONE NO. 87-028
LOCATION: EAST OF WASHINGTON STREET, SOUTH AND EAST OF
SIMON DRIVE, SOUTH OF HIGHWAY 111, WEST OF
ADAMS STREET AND ONE-HALF MILE NORTH OF 48TH
AVENUE
APPLICATIONS SUBMITTED:
A. CHANGE OF ZONE 87-028
A Change of Zone application has been made which, if
approved, would change major portions of the development
site from R-1 and R-1-12000 to C-P-S.
B. SPECIFIC PLAN 87-011
The development program for Washington Square includes
the following:
o Retail: 268,000 total square feet (229,000 square
feet of general retail, 29,000 square feet for a
town and country market, and a 10,000-square-foot
health club).
o Specialty Retail: 80,800 square feet.
o Restaurants: 19,000 total square feet (8,000
square feet for high -turnover, sit-down restaurant;
4,000-square-foot fast food -- no drive-thru, and
7,000-square-foot quality restaurant).
o Office: 90,000 square feet.
o Hotel: 350 hotel rooms (200-room hotel and
150-room suite hotel).
o Cineplex: 900 seats
MR/STAFFRPT.060 -1-
C. ENVIRONMENTAL CONSIDERATION 87-081
Environmental Assessment No. 87-081 was prepared pursuant
to the requirements of the California Environmental
Quality Act (CEQA). Based on submitted data, the initial
study indicated that significant impacts may occur due to
the proposal. Two issues, traffic and. the possibility of
archaeological remains, were studied. An archaeological
assessment was prepared in 1977 for the site. The study
indicated that the site falls within the previously -
recorded limits of CA-RIV-150, a village site and
cremation area of the Desert Cahuilla people. In
addition, a traffic study was prepared for the projects.
Both studies showed that mitigation measures can be
applied to the development to lessen any impacts. Based
upon this additional information, the project can be
mitigated; therefore, a Negative Declaration is
appropriate.
ANALYSIS OF APPLICATIONS:
1. The proposed Specific Plan is a concept plan of the
anticipated uses, location of the access points and
illustrations of the building placement and elevations.
More detail review of the site plan (excluding access
points) will be done during the commercial plot plan
application process and appropriate development -oriented
conditions will be applied at that time.
The placement of the proposed uses may change once a
building user is identified. However, the development of
the plan's uses is controlled by this specific plan
application.
2. The Change of Zone application is consistent with the
General Plan Land Use Designation of Mixed Commercial.
The project does not, however, contain residential uses.
The application is still considered to be consistent due
to the City -sponsored General Plan Amendment. The
Planning Commission has recommended to the City Council
that the property frontage along Highway 111 be developed
with commercial uses only. This project falls within
that proposed policy change.
3. The traffic impacts associated with this project have
been addressed in a traffic study prepared by the
consulting firm of Barton-Aschman Associates, Inc. This
study has been transmitted to CalTrans for comments.
Based upon general statements, current configuration of
the access points is acceptable to CalTrans and the City
Public Works Department.
MR/STAFFRPT.060 -2-
4.
5.
M.
7.
Landscaping
The site plan provided the 20-foot and 50-foot perimeter
landscape buffer along Washington Street and Highway 111,
respectively. These buffer areas are consistent with the
policies of the General Plan.
The illustrations are conceptual and, again, further
review is required.
Site Plan
The Applicant's site plan provides adequate
maneuverability and building placement., except for the
restaurant/retail pad proposed along Highway 111. The
retail element should be eliminated and located within
-the main building.
The Applicant may also wish to locate one restaurant
closer to the 150-room hotel in order to provide better
access to hotel guests.
Building Heights
The 200-room hotel is proposed for five stories, the
150-room hotel for four stories, and the office building
for three stories. The rest are two-story buildings.
The building height limitations contained in the C-P-S
zone limits the height to 35 or up to 50 feet, provided
the building is setback two feet for every foot over 35
feet. A height variance, as provided in Chapter 9.192 of
the La Quinta Municipal Code, may be granted for a
maximum height of 75 feet.
Therefore, the Applicant's building height is subject to
further review and approval. This request, if approved,
does not grant the building height as proposed by the
Applicant.
Noise
The development of the vacant site will generate
additional noise in the area. The major concern is the
adjacent residential units across Washington Street. The
primary means of mitigating this additional outdoor noise
is the implementation of a frontage road with a raised
curb island. The Washington Street Specific Plan
identified this frontage road.
An acoustical
construction on
be implemented
review.
analysis will be required prior to any
the site. The results of this study will
as a condition of the commercial plot plan
MR/STAFFRPT.060 -3-
8. Environmental
As was noted, mitigation measures can be attached to
lessen the impacts to non -significance; therefore, a
Negative Declaration is appropriate.
RECOMMENDATION:
By adoption of attached Planning Commission Resolutions Nos.
89- and 89- , recommend to the City Council concurrence
with the environmental analysis, and approval. of Change of Zone
87-028 and Specific Plan 87-011, subject: to the attached
conditions.
attachments:
1. Vicinity
2. Specific
3. Planning
Map
Plan Text
Commission
and Maps
Resolutions Nos. 89-
MR/STAFFRPT.060 -4-
PLANNING COMMISSION RESOLUTION NO. 89-003
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, RECOMMENDING TO
THE CITY COUNCIL CONCURRENCE OF
ENVIRONMENTAL ASSESSMENT NO. 87-081 AND
APPROVAL OF SPECIFIC PLAN NO. 87-•011, FOR
WASHINGTON SQUARE.
CASE NO. SP 87-•011 - WASHINGTON SQUARE GROUP
WHEREAS, the Planning commission of the City of La
Quinta, did, on the 14th day of February, 1989, hold a
duly -noticed Public Hearing to consider the request of
Washington Square Group for a commercial development
(Washington Square) for a +72-acre site located east of
Washington Street, south and east of Simon Drive, south of
Highway 111, west of Adams Street, and one-half mile north of
Avenue 48, more particularly described as follows:
A PORTION OF THE NORTHEAST QUARTER OF
SECTION 30, TOWNSHIP 5 SOUTH, RANGE 7
EAST, SBBM; and,
WHEREAS, said Specific Plan request has complied
with the requirements of "The Rules to Implement the California
Lnvircnmental Quality Act of 197011 (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director has
conducted an initial study and has determined that, although
the project could have a significant adverse impact on the
environment, the mitigation measures incorporated into the
Conditions of Approval will mitigate those project impacts to
levels of insignificance; and,
WHEREAS, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did find the following facts to
justify recommendation for approval of said Specific Plan:
1. The proposed Specific Plan is consistent with the
goals and policies of the La Quinta General Plan.
2. The Specific Plan is compatible with the existing
and anticipated area development.
3. The project will be provided with adequate
utilities and public services to ensure public
health and safety.
14R/RESO89.008 -1-
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. 87-081, indicating
that the proposed Specific Plan will not result in
any significant environmental impacts as mitigated
by the recommended Conditions of Approval;
3. That it does hereby recommend to the City Council
approval of the above -described Specific Plan
request for the reasons set forth in this
Resolution, and subject to the Conditions of
Approval labeled Exhibit A, attached hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 14th day of
February, 1989, by the following vote, to wit:
AYES: Commissioners Bund, Steding, Zelles, Moran,
Chairman Walling
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
1K,URREL CRUMP, Planning Director
City of La Quinta, California.
PTR/RES089.008 -2-
PLANNING COMMISSION RESOLUTION NO. 89-003
CONDITIONS OF APPROVAL- RECOMMENDED
WASHINGTON SQUARE SPECIFIC PLAN 87-011
RECOMMENDED FEBRUARY 14, 1989
1. The development shall comply with Exhibit 1, the Specific
Plan document for Specific Plan 87-03.1 and the following
conditions, which conditions shall take precedence in the
event of any conflicts with the provisions of the
Specific Plan.
2. The project shall be limited to access points as
illustrated on the Specific Plan "Site Plan", Exhibit 2.
3. In conjunction with the submittal of a commercial plot
plan application, the Developer shall submit a noise
study certified by a licensed professional engineer who
has prepared acoustical studies. The study shall focus
on the noise generated by this non-residential use
(including traffic noise generated by the development) as
it could affect the residential uses along the west side
of Washington Street.
Based upon the study, as approved by the Planning and
Development Department, mitigation measures shall be
incorporated into the project, such as participation in
the construction of a noise wall along the Washington
Street frontage road.
The Developer will participate in the sharing of the
total construction cost based on a equitable formula of
traffic trips of the project relative to the cumulative
trips proposed along Washington Street.
4. The Applicant/Developer shall dedicate all necessary
public street right-of-way for Washington Street within
30 days after final approval of the Specific Plan.
The building heights noted in the Specific Plan are
subject to the requirements of development standards of
the C-P-S zone.
6. Commercial retail uses shall not be permitted on any
satellite pad located along Washington Street or Highway
ill.
7. The architectural elevations noted in the Specific Plan
are conceptual and subject to further review and approval
by the commercial plot plan process.
MR/CONAPRVL.042 '1'
8. The Developer is subject to the mitigations noted in the
archaeological reports, dated September 1977 and 1985.
9. The Planning Commission shall conduct annual reviews of
this Specific Plan. During each annual review by the
commission, the Developer/Applicant shall be required to
demonstrate good faith compliance with the terms of the
Specific Plan. The Applicant/Developer of Washington
Square hereby agrees to furnish such evidence of
Washington Square's compliance as the City, in the
exercise of its reasonable discretion, may require.
Evidence of goof faith compliance may include, but shall
not necessarily be limited to, good faith compliance with
the requirements of the Specific Plan. Upon conclusion
of the annual review, the Commission may extend the
approval period for 12 months at a time.
-0. The Applicant agrees to be included in a future
assessment district for undergrounding of overhead
utility lines along Washington Street. Any assessments
will be done on a benefit basis, as required by law.
14R/CONAPRVL.042 -2-
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AERIAL VIEW OF S17
PLANNING COMMISSION RESOLUTION NO. 89-004
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE IN THE ENVIRONMENTAL
ASSESSMENT AND APPROVAL OF CHANGE OF ZONE
FROM R-1 AND R--1-12000 TO C-P-S.
CASE NO. CZ 87-028 - WASHINGTON SQUARE GROUP
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 14th day of February, 1989,
hold a duly -noticed Public Hearing to consider the request of
Washington Square Group for a Change of Zone from R-1 and
R-1-12000 to C-P-S for a +70-acre site, located east of
Washington Street, south and east of Simon Drive, south of
Highway 111, west of Adams Street, and one-half mile north of
Avenue 48, more particularly described as follows:
A PORTION OF THE NORTHEAST QUARTER OF
SECTION 30 T5S, R7E, S.B.B.M.
WHEREAS, said change of zone request has complied
with the requirements of "The Rules to Implement the California
Environmental Quality Act of 197011 (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director has
conducted an initial study and has determined that the proposed
change of zone will not have a significant effect on the
environment; and
WHEREAS, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did find the following facts to
justify recommendation for approval of said change of zone:
1. The proposed change of zone to C-P-S is consistent with
the goals and policies of the La Quinta General Plan.
2'. The proposed C-P-S zoning is consistent with the existing
General Plan land use designation of Mixed -Commercial.
3. Approval of this proposal will not result in a
significant adverse impact on the environment.
4. A Master Environmental Assessment was prepared and
certified for the La Quinta General Plan.
MR/RES089.007 -1'
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. 87-081, indicating that the
proposed change of zone will not result in any
significant environmental impacts;
3. 'That it does hereby recommend to the City Council
approval of the above -described change of zone request
for the reasons set forth in this Resolution, and as
illustrated in the map labeled Exhibit A, attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 14th day of
February, 1989 by the following vote, to wit:
AYES: Commissioners Moran, Steding, Bund, Zelles
NOES:
ABSENT:
,ABSTAIN: Chairman Walling
JOHN WALLING, Chairman
City of La Quinta, California
.ATTEST:
MURREL CRUMP, Planning Director
City of La Quinta, California
MR/RESO89.007 -2-
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CHANGE OF ZONE 87-028
EXHIBIT A
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STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 14, 1989
APPLICANT/OWNER: LANDMARK LAND COMPANY/DIXIE SAVINGS AND LOAN
ASSOCIATION AND LANDMARK LAND COMPANY
LOCATION: WITHIN THE PGA WEST SPECIFIC PLAN AREA,
GENERALLY BOUNDED BY AVENUE 58 TO THE SOUTH
AND THE EASTERLY RIGHT-OF-WAY OF THE ALL
AMERICAN CANAL ON THE WEST (SEE ATTACHMENT
NO. 1).
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CONSIDERED: TENTATIVE TRACT 21642, A DIVISION OF 293.5+
ACRES INTO 21 RESIDENTIAL LOTS, SIX GOLF
COURSE LOTS, AND ONE LOT FOR AN EXISTING
MAINTENANCE FACILITY. PROJECT WILL BE FOR
LAND SALES TO PROSPECTIVE DEVELOPMENT
INTERESTS.
NET ACREAGE: 127.16 (INCLUDES RESIDENTIAL AND MAINTENANCE
FACILITY LOTS ONLY).
NET DENSITY: N/A
GENERAL PLAN
LAND USE: LOW DENSITY RESIDENTIAL (2-4 DU/AC)
EXISTING ZONING: R-2 (MULTIPLE FAMILY DWELLINGS)
ENVIRONMENTAL
CONSIDERATIONS: THIS MAP IS EXEMPT FROM CEQA UNDER PROVISIONS
OF CALIFORNIA GOVERNMENT CODE SECTION 65457.
AN ENVIRONMENTAL IMPACT REPORT WAS PREPARED
IN CONJUNCTION WITH THE OVERALL PGA WEST
SPECIFIC PLAN, WHICH WAS CERTIFIED BY THE
CITY COUNCIL ON MAY 1, 1984. MITIGATION
MEASURES WERE INCORPORATED INTO THE
CONDITIONS OF APPROVAL FOR THE SUBJECT
SPECIFIC PLAN AND ARE CURRENTLY BEING
IMPLEMENTED WITH EACH PHASED DEVELOPMENT. IT
WAS FOUND THAT THE PGA WEST PROJECT WOULD
HAVE A SIGNIFICANT ENVIRONMENTAL IMPACT, AND
THEREFORE, A STATEMENT OF OVERRIDING
CONSIDERATION WAS ADOPTED FOR SPECIFIC PLAN
NO. 83•-002.
MR/STAFFRPT.057 -1-
AMENDMENT NO. 1 TO THIS SPECIFIC PLAN WAS
APPROVED BY THE CITY COUNCIL ON SEPTEMBER 20,
1988. THIS AMENDMENT INCREASED THE APPROVED
HOTEL UNIT COUNT FROM 650 TO 1,000 ROOMS, AND
THE BUILDING HEIGHT LIMIT ON THE HOTEL
STRUCTURE FROM FOUR STORIES TO UP TO SIX
STORIES. A SUPPLEMENTAL EIR WAS PREPARED IN
CONJUNCTION WITH THE AMENDMENT, FOCUSING ON
TRAFFIC/CIRCULATION, AND CERTIFIED BY THE
CITY COUNCIL ON SEPTEMBER 20, 1988.
.ANALYSIS:
Proposal Discussion
Tentative Tract Map No. 21642 is a land division designed
to allow ownership transfer from Landmark Land Company to
prospective developers. The lot sizes on the map are not
specific and are subject to adjustment during final map
preparation. This process is similar to that previously
employed for TT 21641 and TT 22432 at PGA West.
Development Standards
The R-2 zoning standards
development proposals on the
land sales division only,
an issue at this time. The
are in compliance with the
Municipal Code, Titles 9
standards and land division,
Utilities
will apply to any future
subject lots. As this is a
development standards are not
approximate lot dimensions
requirements of the La Quinta
and 13, regulating zoning
respectively.
All utilities exist along PGA Boulevard and will
eventually be extended to the project site. Utilities
also exist along the alignment for Inverness Drive. A
domestic water service agreement was approved by the
Board of Directors of Coachella Valley Water District on
February 10, 1987 for PGA West.
Access
Access has been provided in accordance with the
requirements of Ordinance No. 460 (Municipal Land
Division Ordinance). Primary access is shown from the
land division to Avenue 58. This access is shown on the
approved PGA West Specific Plan exhibit in its general
location. Secondary access will be extended to Riviera
Drive at the northwesterly portion of the tract, and to
PGA Boulevard along the easterly edge of Lot No. 11.
MR/STAFFRPT.057 -2-
On -Site Circulation
Private street easements executed for this tract will be
required to be a minimum of 36 feet in width, as
specified in the approval for TT 22432 (see Attachment
No. 2).
A conceptual design for the proposed entry at Avenue 58
(Lot No. 1) has also been submitted (see Attachment No.
3). The City Engineer indicates that this layout will
generally allow adequate vehicular stacking/queueing
space. Specific details for review of this design
ultimately will be required at the time of development
plan submittals.
Other Considerations
A condition of the PGA West Specific Plan approval
required a buffer area between any structures and Lake
Cahuilla Regional Park. The conceptual buffering method
was approved by the Planning and Development Department
on November 19, 1986 (see Attachment No. 4). Final
detailed landscape plans for this buffer along the dike
area will be required with any development -specific tract
submittals in the area of Lake Cahuilla. CVWD and
Riverside County Parks and Recreation also approved this
area for construction of the Jack Nicklaus course in late
1986.
As this tract is essentially intended for land transfer
purposes and will not be tied to any development without
further tract approval(s), many development -oriented
requirements are not appropriate at this time, but will
be applied when specific development maps are filed for
approval.
CONCLUSIONS:
1. The proposal is a standard land division with no specific
development requests at the present time.
2. Division of the land for purposes of ownership transfer
will not cause significant impacts to the environment.
3. Environmental impacts associated with consistent projects
within PGA West have been adequately addressed in the
previously prepared Environmental Impact Report.
4. The land division is consistent with the approved PGA
West Specific Plan, and the La Quinta General Plan.
5. Permanent access from the tract to Avenue 58 will be
reviewed in further detail upon submittal of development
plans for tentative approval.
MR/STAFFRPT.057 -3-
FINDINGS:
Findings for Tentative Tract 21642 can be found in the attached
Planning Commission Resolution No. 89-
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 89- ,
recommending to the City Council approval of Tentative Tract
No. 21642, subject to the attached conditions.
attachments:
1. Location Map
2. Approval Letter Dated 3/26/87, TT 22432
3. Conceptual Entry Design at Avenue 58
4. Concept Approval for Lake Cahuilla Buffer Areas
5. Planning Commission Resolution No. 89- with Conditions
MR/STAFFRPT.057 -4-
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78-105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564.2246
May 26, 1987
Mr. Jim Resney, Vice President
Sun Desert Partners
75-005 Country Club Drive
Palm Desert, California 92260
SUBJECT: TENTATIVE TRACT NO. 22432
Dear Mr. Resney:
On May 19, 1987, the La Quinta City Council, in Public Hearing,
conditionally approved the above -referenced matter. Conditions
Number 5 and 14C, as proposed by the Planning Commission, were
eliminated by the Council. These Conditions were eliminated based
upon the statement made during the Public Hearing that all future
streets in PGA West, either proposed by Landmark Land or Sunrise
Company, will be constructed to a width of 36 feet. The approval
resolution with modified conditions is enclosed.
Should you have any questions on this matter, please contact the
undersigned.
Sincerely,
MURREL CRUMP
ILANNING DIRE TOR
e ry He an
:rincipa Planner
JH/mr
enclosure: City Council Resolution with Conditions
cc: Steve Robbins, ESCO
Bob Weddle, City Engineer
Dixie Savings and Loan
Allan Levin, Sunrise Co.
Mike Brown, Fire Marshal
MR/TT22432.001
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
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78-105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564-2246
November 19, 1986
Brian Curley, Land Planner r
Landmark Land Company, Inc.
P. O. Box 1000
La Quinta, CA 92253 ;
SUBJECT: Specific Plan No 83-002; PG West
Dear Mr. Curley:
This letter is in response to your letter dated November 4, 1986, to
Murrel Crump regarding approval Condition No. 32 for "PGA West".
The plan submitted, which provides a buffer area within 1/8-mile of
the Lake Cahuilla County Regional Park, seems satisfactory in terms
of a concept approval. However, a more detailed plan must be
submitted for review and approval which indicates landscaping along
the border of the park and 91PGA West". It is advisable that this
landscaping be of a screening variety to visually obscure the park
from the Country Club. Please be aware that only the buffer portion
of the submitted plan is conceptually approved and no other aspects
of this plan should be construed to be approved.
Prior to proceeding with further development of the Jack Nicklaus
Club Course and the "PGA West" Resort Hotel Complex, the following
must be addressed:
I. Street circulation, as indicated on the grading plans, does not
comply with the overall circulation plan approved for Specific
Plan No. 83-002 ("PGA West"). A secondary access needs to be
provided from 58th Avenue. Additional changes may be necessary;
however, the rough grading plan is a difficult reference to
determine specifics.
2. Boundaries of the proposed uses do not comply with those of the
11PGA West" Specific Plan, or other related approvals. For
example, the hotel complex site is located out of the boundaries
provided for this use in the following approved cases:
- Specific Plan No. 83-002
- Change of Zone No. 84-007
- Parcel Map No. 20426
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
Brian Curley, Land Planner
Landmark Land Company, Inc.
November 19, 1986
Page 2.
Appropriate application amendments, lot line adjustments, and
related review and approval items shall be secured prior to
further development.
3. A plot plan approval for the hotel complex must be secured prior
to building permit issuance or actual site location designation.
4. Prior to further development of the Jack Nicklaus Course, or
projects south of the Airport Boulevard alignment, you will need
to observe Condition No. 33 of the "PGA West" Specific Plan
which is stated as follows:
1933. Prior to the issuance of any grading permits or approval
of any tentative maps or development plans, the Applicant
shall submit plans to the Community Development Department
for review and approval demonstrating that there is
adequate setback of proposed future golf course, street,
utility, and structural improvements to provide for the
setback of project perimeter walls along public roadways
in accordance with the City's adopted parkway standards in
effect at the time of application for said permits."
You should be aware that Landmark Land Company has been previously
notified of several of these items (refer to attached correspondence).
Please feel free to contact the undersigned should you have any
questions. Thank you for your cooperation in this matter.
Very truly yours,
MURR;EL CRUXP
PLANNING DIRECTOR
G gyp°
Gary W. Price
Associate Planner
GWP:dmv
Encls: 1. Letter to John Curtis, Dated September 22, 1986
2. BSI Interoffice Correspondence, Dated October 28, 1986
cc: Forrest Haag, Landmark Land Company
Tom Hartung, La Quinta Building Official
Bob Weddle, City Engineer
•
August 13, 1986
Riverside County Parks
-Attn: Mr. Paul Romero
Post Office Box 3507
Riverside, CA 92519-3507
RE: Iake Cahuilla County Park
PGA '[Nest Agreement
Dear Mr. Romero,
1
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Can Wednesday, July 31, I met with Mr. Sam Ford and other members of your staff
at Lake Cahuilla. The result of that meeting is contained in this letter. In
relationship to Lake Cahuilla County Park it is the intent of PGA West to begin
construction of the golf course adjacent to the lake dike in November. We propose
to install approximately 5300' of temporary 6' chain link fence along the top of
the dike prior to October 1. This fence will be placed approximately 10, west
of the cream of the slope thereby permitting us to perform necessary grading
operations. (See attached Exhibit A) .
To facilitate the placement of this fence it will be necessary for us to
adjust all of the existing bumper blocks on the dike. There are also some hose
bins that will need to be extended west approximately 5 to 10-feet. Pending your
approval, we will begin this work approximately Septenber 15.
Upon ccupletion of the slope grading we will replace the temporary fence
with a permanent 6' chain link fence placed appr vdmately 5' dorm the slope from
the crown. This fence will be landscaped with a suitable vine. A small berm
will be constructed at the top of the slope that will prevent surface drainage
down from the campsites back toward the golf course. Water in the cam area will
drain toward the lake. The permanent fence installation should begin in Fiebruary
1987. Existing restroom facilities will not be affected. Existing date palms an
the slope that are on the PGA side of the permanent fence will be maintained by
PGA West.
You should be made aware that the grading operations on the golf course will
be occurring during the peak park use period daily fraen 7:00 a.m. to 3:30 p.m.
Construction work on weekends will be minimal. Weekdays will be occasionally
noisy for those campers on top of the dike. The major golf course construction
will be occurring from November through March 1987.
We at Landmark would like to know when the County intends to abandon the canp-
ing ground on the top of Cahuilla dike. It was my understanding that the dike
would be convex -Lad to clay -use only when PGA West began Construction of the golf
course in that area. ,According to Mr. Fbrd the County Parks Department does not
intend to relinquish this camp area until sufficient funds have been generated to
construct and complete a new camp area on the west side of the lake. It is our
desire to have golfers using the new golf course in the fall of 1987. This would
require the construction of alternate campgrounds during the summer of 1987. Please
let us know your plans.,
1.1). �., ���� .�
LANDMARK LAND COMPANY, INC. 1 79.811 Avenue 54 1 La Quinta, Cehfomia 92253
RE: lake Cahuilla County Park
PGA West Agreewnt
If you have any questions relating to these matters call me at (619)564-4463.
We would like to have your approval for the teporazy fence installation
by Septe >--r 1, 1987.
Thank you,
1
Paul D. Quill
Offsite Constrwticn Manager
Lwx1nark Land OonqDany
cc: Steve Walser - Landmark Land Cmipany, Inc.
Lee Ecivaidt - Lwx1 ark Land Cmpany, Inc.
Brian Curley - Land1mrk Land C mpany, Inc.
o�tr tttxtis Lancbark Land Caapany, Inc.
Sam Ford - Riverside County Parks Dept.
Bud Germaine - Riverside County Parks Dept.
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CITY OF CA QUINT A
PLANNI'VG & DEVELOPMENT DEPT.
EXHIBIT A
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PLANNING COMMISSION RESOLUTION NO. 89-005
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF TENTATIVE TRACT NO. 21642 TO ALLOW THE
CREATION OF A LAND SALES SUBDIVISION.
CASE NO. TT 21642 - LANDMARK LAND COMPANY
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 14th day of February, 1989,
hold a duly -noticed Public Hearing to consider the request of
Landmark Land Company to subdivide 293.5+ acres into 21
residential lots, six golf course lots, and one maintenance
facility lot, generally bounded by Avenue 58 on the south,
Madison street to the east, All -American Canal on the west, and
Airport Boulevard extended on the north, more particularly
described as:
A PORTION OF SECTIONS 20 AND 21, TOWNSHIP
6 SOUTH, RANGE 7 EAST, S.B.B.& M.
WHEREAS, said tentative map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970t1 (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 that the proposed tentative tract is a part of and
is consistent with the PGA West Specific Plan, for which an
.Environmental Impact Report was certified on May 1, 1984, and
is therefore exempt from further environmental review pursuant
-to California Government Code Section 65457; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts to justify the approval
of said tentative tract map:
1. That Tentative Tract No. 21642, as conditionally
approved, is consistent with the PGA West Specific
Plan, the goals, policies, and intent of the La
Quinta General Plan, and the standards of the
Municipal Land Division Ordinance.
2. That the subject site is physically suitable for
the proposed land division.
MR/RES089.004 -1-
3. That the design of Tentative Tract Map No. 21642
will not cause substantial environmental damage or
injury to fish or wildlife, or their habitat.
4. That the design of the subdivision, as
conditionally approved, will not cause serious
public health problems.
5. The proposed subdivision is not development
specific and will not result in any violation of
existing requirements prescribed by the Coachella
Valley Water District and the Regional Water
Quality Control Board.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this
case;
2. That it does hereby confirm the conclusion that the
previous Environmental Impact Report for the PGA
West Specific Plan assessed the environmental
concerns of this tentative tract;
3. That it does hereby approve the above -described
Tentative Tract Map No. 21642 for the reasons set
forth in this Resolution and subject to the
attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 14th day of
February, 1989, by the following vote, to wit:
.AYES: Commissioners Moran, Steding, Bund, Zelles,
Chairman Walling
NOES:
.ABSENT:
.ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
MURREL CRUMP, Planning Director
City of La Quinta, California
MR/RESO89.004 -2-
CONDITIONS OF APPROVAL
PLANNING COMMISSION RESOLUTION NO. 89-005
TENTATIVE TRACT 21642
PROPOSED FEBRUARY 14, 1989
GENERAL
1. Tentative Tract Map No. 21642 shall comply with the
standards and requirements of the State Subdivision Map
Act and the City of La Quinta Land Division Ordinance,
unless otherwise modified by the following conditions.
2. Tentative Tract Map No. 21642 shall comply with all
applicable conditions and requirements of Specific Plan
No. 83-002, "PGA West", as amended and in effect at the
time of recordation.
3. This Tentative Tract Map shall expire two years after the
date of approval with the ability to extend approval as
provided by State Subdivision Map Act and the Municipal
Land Division Ordinance.
4. The final map shall conform substantially with the
approved Tentative Map (Exhibit "A Revised") as contained
in the Planning and Development Department's file for
Tentative Tract Map 21642 and the following conditions of
approval, which conditions shall take precedence in the
event of any conflict with the provisions of the
Tentative Tract Map.
STREETS, DRAINAGE. AND GRADING
5. Legal access from all lots within Tentative Tract Map No.
21642 to a City -maintained street shall be provided in
accordance with the requirements of the La Quinta Land
Division Ordinance and the City Engineer. Specific
detailed design of the Avenue 58 access gate shall be
submitted with any development approval application(s)
and shall conform to the requirements of the City
Engineer.
6. All offers of dedication and conveyances shall be
submitted and recorded as directed by the City Engineer.
7. Easements, when required for roadways, drainage
facilities, utilities, etc., shall be shown on the final
map. Said easements shall be submitted and recorded as
directed by the City Engineer. All interior roadway
easements shall be a minimum of 36 feet in width.
MR/CONAPRVL.040 -1-
8. Street improvements shall be constructed to the
requirements of the City Engineer at the time of
development. These shall include design profiles for
Avenue 58 between Jefferson Street and Madison Street.
9. The Applicant shall vacate vehicle access rights, except
at street intersections, to the following streets - 58th
Avenue.
10. A common area lot shall be established for that area
between the tract perimeter wall and street right-of-way
for 58th Avenue.
PUBLIC SERVICES AND UTILITIES
11. Fire protection shall be provided at the time of
development in accordance with the requirements of the
Municipal Code and the City Fire Marshal.
12. The Applicant shall comply with the following
requirements of the Coachella Valley Water District:
a. The domestic water system shall be installed in
accordance with •the District and City requirements
at the time of development.
b. The Applicant shall provide and dedicate to the
District any land needed for the provision of
additional facilities, including, but not limited
to, sites for wells, reservoirs, and booster
pumping stations.
C. The Applicant shall resolve any potential
conflict(s) with existing District facilities prior
to any approvals for development permits being
issued.
13. The Applicant shall comply with the following
requirements for utility easements:
a. Prior to submittal of the final record map for plan
check, the Applicant shall coordinate with all
utility companies (including gas, water, sewer,
electric, and cable television) to ensure that
adequate provisions are made for on- and off -site
easements for the provision of future facilities.
b. At the time of final map submittal, the Applicant
shall provide the Department with letters from the
applicable utilities stating that adequate
provisions for future facilities are provided and
that there are no conflicts with other easements.
C. All easements shall be shown on the final record
map.
MR/CONAPRVL.040 -2-
MISCELLANEOUS
14. The Applicant acknowledges that the City is considering a
City-wide landscape and lighting district, and, by
recording a subdivision map, agrees to be included in the
District. Any assessments will be done on a benefit
basis as required by law.
15. As no building will occur until future subdivision(s) of
land, the final map shall give constructive notice. This
notice must appear on the record map with wording
approved by the City Engineer; said working to be similar
to the following:
"No building permits shall be issued until the
recording of a subsequent final condominium map.
Improvement conditions will be .imposed and security
posted at the time the subsequent final map is
approved. Survey monument bonds will still be
required if corners are not set at time map
records."
16. The Applicant understands that this approval is for a
land division only, and that separate development
approvals, such as plot plans, use permits, zone changes,
and tract maps, as applicable and as deemed necessary by
the Planning and Development Department, will be required
prior to any development actions, including grading
activities other than those associated with development
of the golf course areas.
17. Tentative Tract Map No. 21642 shall be recorded prior to
any future development being established or overlay
tracts being recorded.
18. The Applicant shall pay the required processing and plan
checking fees as are current at the time the work is
being accomplished by City personnel or subcontractors
for the Planning, Building, or Engineering Divisions.
MR/CONAPRVL.040 -3-
r i44
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: FEBRUARY 14, 1989
APPLICANT: DEANE HOMES AND THOMAS THORNBURGH
OWNER: M.W. INVESTORS
PROJECT: TENTATIVE TRACT MAP NO. 23971; REQUEST TO
SUBDIVIDE +70 ACRES INTO 228 SINGLE-FAMILY
LOTS
LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND
MILES AVENUE (SEE ATTACHMENT NO. 1)
GENERAL PLAN
DESIGNATION: MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC); LOW
DENSITY RESIDENTIAL (2-4 DU/AC)
EXISTING
ZONING: R2-8000; R--1 (ONE FAMILY DWELLING)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 88-107 WAS
PREPARED FOR THIS APPLICATION. THE INITIAL
STUDY INDICATED THAT POSSIBLE SIGNIFICANT
IMPACTS MAY OCCUR DUE TO THE PROPOSAL, BUT
MITIGATION MEASURES MADE A PART OF THE
PROJECT `BILL REDUCE THESE IMPACTS TO AN
INSIGNIFICANT LEVEL; THEREFORE, A NEGATIVE
DECLARATION HAS BEEN PREPARED.
PROJECT
DESCRIPTION: A TENTATIVE TRACT MAP APPLICATION HAS BEEN
FILED TO SUBDIVIDE THE +70-ACRE SITE INTO
228 SINGLE-FAMILY RESIDENTIAL LOTS INTENDED
FOR SALE, WITH A PUBLIC STREET SYSTEM.
(REFER TO ATTACHMENT NO. 2)
NET DENSITY: 3.5 UNITS PER ACRE (NET ACREAGE = 64 ACRES)
LOT SIZES: MINIMUM LOT SIZE = 7,200 SQUARE FEET
(7,200-SQUARE-FOOT MINIMUM REQUIRED -- SEE
CONDITIONS OF APPROVAL)
AVERAGE LOT SIZE = + 9,361 SQUARE FEET
MAXIMUM LOT SIZE = +16,500 SQUARE FEET
MR/STAFFRPT.055 '1'
DRAINAGE
CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW
REQUIRED TO BE PROVIDED.
CN-SITE
CIRCULATION: PUBLIC STREETS PROPOSED. THE MAJOR ENTRY
INTO THE SUBDIVISION IS OFF WASHINGTON
STREET. THERE IS A MINOR ACCESS POINT ON THE
EAST SIDE OF THE SUBDIVISION THROUGH TO THE
ADJOINING APPROVED SUBDIVISION (TT 23268).
INTERNAL CIRCULATION CONSISTS OF CUL-DE-SAC
AND LOOPED ROADS SERVED BY COLLECTOR STREETS.
OFF -SITE
CIRCULATION: WASHINGTON STREET - DESIGNATED AS A MAJOR
ARTERIAL AT 120 FEET TOTAL RIGHT-OF-WAY.
MILES AVENUE - DESIGNATED AS A PRIMARY
ARTERIAL AT 110 FEET OF RIGHT-OF-WAY WITH AN
18-FOOT-WIDE RAISED LANDSCAPED MEDIAN.
ANALYSIS:
Environmental Considerations. Environmental Assessment
No. 88-107 considered the environmental impacts which
would be associated with development of Tentative Tract
23971. It was determined that the potential significant
impacts identified in the initial study could be
mitigated to a level of insignificance; therefore, a
Negative Declaration has been prepared for adoption.
2. Access to Tentative Tract 23971. Access for Tentative
Tract 23971 will be taken at one point off Washington
Street, with a median break and future traffic light,
with all cost contributed by the Developer. The
Applicant has also allowed for an access link to the
approved subdivision to the east of this site.
Attachment No. 3 shows the overall road layout of the
area bordered by Washington Street, Miles Avenue, Adams
Street, and Fred Waring Drive. This attachment shows how
Tentative Tract 23971 links up with the other proposed
tracts in this larger area, and thereby gains secondary
access through other subdivisions.
The Fire Marshal requests three access points into this
proposed subdivision while only two have been provided.
Access to this property, however, is problematic due to
its location on a corner of a major arterial and primary
arterial.
MR/STAFFRPT.055 -2-
The La Quinta General Plan has recommended the following
intersection spacing:
Major Arterials: (Washington Street) 2600 feet
(City Ordinance standard is 1320
feet -- 1/4 mile)
Primary Arterials:(Miles Avenue) 1200 feet
Using the above standards, only one access point can be
provided on the Washington Street frontage which has a
total distance of 1825 feet. Since the Miles Avenue
frontage is only 1175 feet wide, an access point within
this frontage would not be in compliance with the La
Quinta General Plan standards.
In addition, one of the access points into Tentative
Tract 23268, just to the east of Tentative Tract 23971,
has an access point off Miles Avenue only 655 feet east
of the boundary of the two tentative tracts. Any access
taken off Miles Avenue into TT 23971 would, therefore, be
too close to the Washington Street intersection and also
the western access point into TT 23268.
Specific Plan 88-012, a commercial low and high
residential development presently under consideration, is
located directly to the south of Tentative Tract 23971
across Miles Avenue. This Specific Plan proposes a
number of access points onto Miles Avenue in the vicinity
of Tentative Tract 23971. Any further access points
proposed by Tentative Tract 23971 onto Miles Avenue would
conflict with those proposed by Specific Plan 88-012.
An internal third access point could, however, be
considered for TT 23971. One suitable location for this
would be a continuation of street "A" through to the
street network in TT 23269, located on the northwest side
of TT 23971. An alternative access point could be
created by continuing street "B" through to the road
network in TT 23268.
Both the above would involve the Applicant acquiring
property from adjoining tentative tracts. A condition of
approval reflecting the above has been attached to the
approval of this tentative tract.
3. Maintenance of Retention and Other Common Areas. The
City currently requires on -site storm water retention for
all projects which can not provide other technically
acceptable means of storm water conveyance. A condition
has been provided to insure the maintenance of these
facilities by assessing the individual lot owners, either
by establishing a homeowners' association or a landscape
MR/STAFFRPT.055 -3-
maintenance district. These methods have also been
suggested for required landscaped setbacks along major
roadways, such as Miles Avenue and Adams Street.
4. Parkland Dedications. Chapter 13.24, Article II, of
the La Quinta Municipal Code sets forth requirements for
parkland dedications (see Attachment No. 4). Based on
•this Chapter, 1.96 acres of parkland are required to be
dedicated or assessed to secure an in -lieu fee. In this
instance, a dedication of land is required, located just
north of the proposed retention basin. If the full 1.96
acres is not provided, the balance can be assessed and an
in -lieu fee provided for this portion.
5. Approval of Housing Units. A condition has been
recommended for this Tentative Tract approval allowing
for Planning Commission review of house elevations and
floor plans, prior to issuance of building permits.
6. Existing Zoning. The existing zoning for this property
is R2-8000 (+56 acres) and R1 (+13 acres).
Single-family residential use is permitted in both the R1
and R2 zones. The proposed project complies with the
minimum lot size (7200 square feet), and other
requirements for the R1 and R2 zones.
7. Existing General Plan Designation. The La Quinta
General Plan designates this property as Medium Density
Residential, 4-8 dwellings/acre (+67 acres), and Low
Density Residential, 2•4 dwellings/acre (+3 acres).
The proposed density for this project is 3.5 dwelling
units/acre, just below the General Plan range for the
majority of the project area (+67 acres). The
development character of this project will therefore be
approximately the same as envisioned to result from
development in strict accordance with the General Plan
density provision. No General Plan adjustments are
deemed necessary to implement this proposal.
8. Comments from Desert Sands Unified School District.
The Desert Sands Unified School District makes the
following comment on this project:
"This project alone will not have a significant
impact on the school District. Currently, all
schools serving this area are overcrowded. Our
unhoused students are being housed in portable
classrooms, which the District does not consider as
adequately housed students. Lack of State funding
causes the inability to develop facilities with the
degree of growth in the District."
MR/STAFFRPT.055 -4-
9. Well Sites. The Coachella Valley Water District has
indicated that the two well sites shown on Tentative
Tract 23971 are acceptable.
10. Sunline Bus Turnout. Policy 7.5.20 of the La Quinta
General Plan requires provision by new developments for
bus turnouts where appropriate (Attachment No. 6).
Sunline Transit has requested reservation of a bus
-turnout area along Washington Street. A condition has
been incorporated in order to allow for this provision.
11. 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 Transporation
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.
FINDINGS:
:Findings for Tentative Tract Map No. 23971 can be found in the
attached Planning Commission Resolution No. 89-003.
RECOMMENDATION:
By adoption of attached Planning Commission Resolution No.
89-003, recommend to the City Council concurrence with the
environmental analysis and approval of Tentative Tract Map No.
23971, subject to the attached conditions.
attachments:
1. Location Map
2. Tentative Tract Map 23971
3. Proposed Development Surrounding TT 23971
4 Parkland Dedication Ordinance
5. Bus Turnout Policy from the La Quinta General Plan
6. Resolution No. 89-003
MR/STAFFRPT.055 -5-
ATTACHMENT NO. 1
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ATTACHMENT No. 4
PARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES
FOR PARK AND RECREATION PURPOSES
23.24.020 Authoritt, and ur ore. This article is en-
acted pursuant to the aut oraty o 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 S2(part). 1985: county Ordinance 460
S10.27 W )
o•r-0 23_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.
d----� 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 determined 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_
smercial 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
460 510.271e))
13.24.040 Use of land and/or fees. All land to be
dedicated for park or recreational purposes shall 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 460 510.27(C))
—d• 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 11003 and 21003.2. 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 Ordinanca •cn cvn » 1n1f
ATTACHMENT No. 5
of the University of California in 1983
entitled "Traffic Safety Evaluation,
Enforcement and Engineering Analysis'
provides information to guide action in
this area.
Implementation Policy:
POLICY 7.5.17- INSTALLATION OF ALL NEW TRAFFIC CONTROL
DEVISES SHOULD BE BASED UPON ESTABLISHED
WARRANTS AND PROFESSIONAL ANALYSIS IN
ORDER TO ASSURE TRAFFIC SAFETY AND
REDUCE POTENTIAL PUBLIC LIABILITY.
POLICY 7.5.18 - THE CITY SHALL ESTABLISH A TRAFFIC
MONITORING PROGRAM IN ORDER TO
DETERMINE THE NEED FOR TRAFFIC CONTROL
DEVICES, PARTICULARLY AS IT RELATES TO
IMPACTS ASSOCIATED WITH NEW DEVELOPMENT.
POLICY 7.5.19 - TRAFFIC CONTROL DEVICES SHALL BE
INCLUDED WITHIN THE CITY'S INFRA-
STRUCTURE FEE PROGRAM.
Public Transportation - The Sunline
Transit Agency, SunBus, currently
provides services in the La Quinta
area. Line 4 loops from Palm Desert
through the developed areas of La
Quinta on a one -hour schedule. Future
increased use of bus transportation
could provide benefits such as reduced
congestion, better air quality, etc.
Implementation Policies:
POLICY 7.5.20 - PROVISIONS FOR BUS TURNOUTS SHALL BE
PROVIDED WHERE POSSIBLE AND BE
REQUIRED OF ALL NEW DEVELOPMENTS WHERE
APPROPRIATE. COVERED BUS SHELTERS SHALL
BE PROVIDED AT EVERY BUS STOP IN THE
CITY, TO BE A CONDITION OF NEW DEVELOP-
MENT, OR TO BE PROVIDED BY THE CITY,
IN COOPERATION WITH SUNLINE, WHERE NO
DEVELOPMENT EXISTS OR IS PLANNED.
POLICY 7.5.21 - EXPANSION OF BUS SERVICE TO LA QUINTA
SHOULD BE EXPLORED WITH THE TRANSIT
AGENCY.
POLICY 7.5.22 THE #POTENTIAL FOR A LOCAL "SHOPPER
SHUTTLE" BUS SHOULD BE ANALYZED AND
GRANT SUPPORT INVESTIGATED.
VII-19
PLANNING COMMISSION RESOLUTION NO. 89-006
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH THE ENVIRONMENTAL
ANALYSIS AND APPROVAL OF TENTATIVE
TRACT NO. 23971 TO ALLOW THE CREATION
OF A 228-LOT RESIDENTIAL SUBDIVISION ON
A +70-ACRE SITE.
CASE NO. TT 23971 - DEANE HOMES AND/OR THOMAS THORNBURGH
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 14th day of February, 1989, hold a
duly -notice Public Hearing to consider the request of Deane
Homes and/or Thomas Thornburgh to subdivide +70 acres into
single-family development lots for sale, generally located at
the northeast corner of Washington Street and Miles Avenue,
more particularly described as:
A. PORTION OF THE NORTHWEST AND
NORTHEAST QUARTER OF SECTION 10,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE MERIDIAN.
WHEREAS, said Tentative Map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director
conducted an initial study, and has determined that the
proposed Tentative Tract will not have a significant adverse
impact on the environment; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts to justify the approval
of said Tentative Tract Map:
1. That Tentative Tract No. 23971, as conditionally
approved, is consistent with the goals, policies,
and intent of the La Quinta General Plan for land
use density, unit type, circulation requirements,
R-2-8000 and R-1 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
MR/RESO89.003 -1-
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the west to the east side of the
property. The proposed circulation design and
single-family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of Tentative Tract map No. 23971
may cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley Fringe -Toed Lizard, but mitigation measures
in the form of fees for a new habitat area will
lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 23971
will not conflict with easements acquired by the
public at large for access through the project,
since alternate easements for access and for use
have been provided that are substantially
equivalent to those previously acquired by the
public.
6. That the proposed Tentative Tract No. 23971, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 23971, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
the Planning Commission has considered the effect of the
contemplated action of the housing needs of the region for
purposes of balancing the needs against the public service
needs of the residents of the City of La Quinta and its
environs with available fiscal and environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this
case;
MR/RESO89.003 -2-
2. That it does hereby recommend confirmation of the
Environmental Assessment No. 88-107, relative to
the environmental concerns for this Tentative Tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
23971 for the reasons set forth in this Resolution
and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 14th day of
February, 1989, by the following vote, to wit:
AYES: Commissioners Zelles, Bund, Moran, Steding,
Chairman Walling
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
City of La Quinta, California
ATTEST:
MURREL CRUMP, Planning Director
City of La Quinta, California
14R/RESO89.003 -3-
PLANNING COMMISSION RESOLUTION NO. 89-006
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 23971
PROPOSED FEBRUARY 14, 1989
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23971 shall comply with the
requirements and standards of the State Subdivision
Map Act and the City of La Quinta Land Division
Ordinance, unless otherwise modified by the
following conditions.
2. This Tentative Tract Map approval shall expire two
years after the original date of approval by the La
Quinta City Council unless approved for extension
pursuant to the City of La Quinta Land Division
Ordinance.
3. The Applicant acknowledges that the City is
considering a City-wide Landscape and Lighting
District and, by recording a subdivision map,
agrees to be included in the District and to offer
for dedication such easements as may be required
for the maintenance and operation of related
facilities. Any assessments will be done on a
benefit basis, as required by law.
4. The Developer shall retain a qualified
archaeologist immediately upon discovery of any
archaeological remains or artifacts and employ
appropriate mitigation measures during project
development.
5. The Developer of this subdivision of land shall
cause no easements to be granted or recorded over
any portion of this property between the date of
approval by the City Council and the date of
recording of the final map without the approval of
the City Engineer.
Traffic and Circulation
6. The Applicant shall construct or bond for half
street improvements to the requirements of -the City
Engineer and the La Quinta Municipal Code, as
follows:
a. Washington. Street shall be constructed to
City standards for a 120-foot right-of-way
width (Major Arterial), with a curb -to -curb
MR/CONAPRVL.038 -1-
0
width of 96 feet, with a six-foot sidewalk,
and two -percent cross slope to centerline,
plus joins.
b. Miles Avenue shall be constructed to City
standards for a 110-foot right-of-way width
(Primary Arterial), with an 18-foot raised
median island, six-foot sidewalk, and
two -percent cross slope to centerline, plus
joins.
C. The interior public street system shall be
designed pursuant to the approved Exhibit A
(tract map) for TT 23971, with a 60-foot
right-of-way, a six-foot sidewalk, and
two -percent slope. Streets A, E, H, and G
(south of street A) shall have a curb -to -curb
width of 40 feet. The remainder of the
streets shall have a curb -to -curb width of 36
feet.
Any variations to the approved street system
design sections shall be subject to review
and approval by the Public Works Department.
7. An encroachment permit for work in any abutting
local jurisdiction shall be secured prior to
constructing or joining improvements (i.e., County
of Riverside).
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
8. Prior to final map approval by the City Council,
the Applicant shall submit a proposal to the
Planning Commission, for recommendation to the City
Council, for meeting parkland dedication
requirements as set forth in Section 13.24.030, La
Quinta Municipal Code. The proposal for
dedication, fee -in -lieu, or combination thereof
shall be based upon a dedication requirement of
1.96 acres, as determined in accordance with said
Section.
9. A noise study shall be prepared by a qualified
acoustical engineer, to be submitted to the
Planning and Development Department for review and
approval prior to final map approval. The study
shall concentrate on noise impacts on the tract
from perimeter arterial streets, and recommend
alternative mitigation techniques. Recommendations
of the study shall be incorporated into the tract
design. The study shall consider use of building
MRjCONAPRVL.038 -2-
setbacks, engineering design, building orientation,
noise barriers (berming and landscaping, etc.), and
other techniques so as to avoid the isolated
appearance given by walled developments.
10. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and
approval by the Public Works Department and the
Planning and Development Department.
11. The subdivider shall make provisions for
maintenance of all landscape buffer and storm water
retention areas via one of the following methods
prior to final map approval:
a. Subdivider shall consent to the formation of
a maintenance district under Chapter 26 of
the Improvement Act of 1911 (Streets and
Highways Code, Section 5820 et seq.) or the
Lighting and Landscaping Act of 1972 (Streets
and Highways Code 22600 et seq.) to implement
maintenance of all improved landscape buffer
and storm water retention areas. It is
understood and agreed that the
Developer/Applicant shall pay all costs of
maintenance for said improved areas until
such time as tax revenues are received from
assessment of the real property.
b. The Applicant shall submit to the Planning
and Development Department a Management and
Maintenance Agreement, to be entered into
with the unit/lot owners of this land
division, in order to insure common areas and
facilities will be maintained. A unqualified
right to assess the owners of the individual
units for reasonable maintenance costs. The
association shall have the right to lien the
property of any owners who default in the
payment of their assessments.
The common facilities to be maintained are as
follows:
(1) Storm water retention system.
(2) Twenty -foot perimeter parkway lot along
Washington Street
(3) Twenty -foot perimeter parkway lot along
Miles Avenue.
MR/CONAPRVL.038 -3-
12. Prior to recordation of a final map, the Applicant
shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard Habitat
Conversion Program, as adopted by the City, in the
amount of $600 per acre of disturbed land.
13. The Applicant shall coordinate with Sunline Transit
and the City to provide a future bus turnout and
shelter location on Washington Street. A bus
turnout shall be provided for in the approved
street improvement plans, and shall either be
constructed with those improvements for bonded
for. Appropriate bonding shall be provided in lieu
of a completed bus stop shelter, until such time as
service is provided by Sunline.
Gradina and Drainage
14. The Applicant shall submit a grading plan that is
prepared by a registered civil engineer who will be
required to supervise the grading and drainage
improvement construction and to certify that the
constructed conditions at the rough grade stage are
as per the approved plans and grading permit. This
is required prior to final map approval.
Certification at the final grade stage and
verification of pad elevations is also required
prior to final approval of grading construction.
15. The Applicant shall submit a copy of the proposed
grading, landscaping, and irrigation plans to
Coachella Valley Water District for review and
comment with respect to CVWD's water management
program.
16. A thorough preliminary engineering geological and
soils engineering investigation shall be done and
the report submitted for review along with the
grading plan. The report's recommendations shall
be incorporated into the grading plan design prior
to grading plan approval. The soils engineer
and/or the engineering geologist must certify to
the adequacy of the grading plan.
17. Any earthwork on contiguous properties required a
written authorization from the owner(s) (slope
easement) in a form acceptable to the City Engineer.
18. Drainage retention basin(s) shall be designed to
retain the 100-year storm (24 hour) on -site within
the basin, subject to the approval of the City
Engineer. Retention basin size shall be adequate
to provide required "storage" without use of street
MR/CONAPRVL.038 -4-
area for storage. Basin in excess of six-foot
water depth shall be fully fenced (security) with
lockable gate(s).
19. Owner shall execute and record a "Declaration of
Dedication" in a form acceptable to the City and
offering the dedication of drainage retention
basin(s) to the City for future acceptance and
maintenance. In the interim, the owners shall
maintain the basin(s) and provide bond assurance
accordingly.
Traffic and Circulatio
20. Applicant shall comply with the following
requirements of the Public Works Department:
a. The Applicant shall dedicate all necessary
public street and utility easements as
required, including all corner cutbacks.
b. The Applicant shall submit street improvement
plans that are prepared by a registered civil
engineer. Street improvements, including
traffic signs and markings and raised median
islands (if required by the City General
Plan), shall conform to City standards as
determined by the City Engineer and adopted
by the La Quinta Municipal Code (three-inch
AC over four -inch Class 2 Base minimum for
residential streets).
C. Street name signs shall be furnished and
installed by the Developer in accordance with
City standards.
21. Applicant shall dedicate, with recordation of the
tract map, access rights to Washington Street and
Miles Avenue for all individual parcels which front
or back-up to those rights -of -way.
Tract Design
22. A minimum 20-foot landscaped setback shall be
required along Washington Street and Miles Avenue.
Design of the setbacks shall be approved by the
Planning and Development Department. Setbacks
shall be measured from ultimate right-of-way lines.
a. The minimum setbacks may be modified to an
"average" if a meandering or curvilinear wall
design is used.
MR/CONAPRVL.038 -5-
b. Setback areas shall be established as a
separate common lot and be maintained as set
forth in Condition No. 11, unless an
alternate method is approved by the Planning
and Development Department.
23. The tract layout shall comply with all the R-1
zoning requirements, including minimum lot size and
minimum average depth of a lot. The minimum lot
size to be recorded in a final map shall be 7,200
square feet.
24. The Applicant shall acquire property from the
owners of TT 23269 to allow for a third access.
The access should line up with street "A" in TT
23971. Alternatively, the Applicant shall acquire
property from the owner of TT 23268 to provide an
access to line up with street "B" in TT 23971.
The Applicant is responsible for the necessary
construction of the road connection. The above is
subject to City Engineer review and approval.
Condition 34 shall also apply to the above access
point.
Walls. Fencing, Screening, and Landscapin
25. Prior to issuance of any grading permits, the
Applicant shall submit to the Planning and
Development Department an interim landscape program
for the entire tract, which shall be for the
purpose of wind erosion and dust control.
26. Prior to final map approval, the Applicant shall
submit to the Planning Division for review and
approval a plan (or plans) showing the following:
a. Landscaping, including plant types, sizes,
spacing, locations, and irrigation system for
all landscape buffer areas. Desert or native
plant species and drought resistant planting
materials shall be incorporated into the
landscape plan.
b. Location and design detail of any proposed
and/or required walls.
C. Exterior lighting plan, emphasizing
minimization of light and glare impacts to
surrounding properties.
MR/CONAPRVL.038 -6-
27. Prior to final map approval, the subdivider shall
submit criteria to be used for landscaping of all
individual lot front yards. At a minimum, the
criteria shall provide for two trees and an
irrigation system.
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
28. Prior to the issuance of a building permit for
construction of any building or use contemplated by
this approval, the Applicant shall obtain permits
and/or clearances from the following public
agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department, Planning
Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the
above -mentioned agencies shall be presented to the
Building Division at the time of the application
for a building permit for the use contemplated
herewith.
29. Provisions shall be made to comply with the terms
and requirements of the city's adopted
Infrastructure Fee Program in effect at the time of
issuance of building permits.
30. Seventy-five percent of dwelling units within 150
feet of the ultimate right-of-way of Miles Avenue
shall be limited to one story, not to exceed 20
feet in height. The Applicant shall submit to the
Planning and Development Department for approval a
drawing showing the location of any units higher
than one story located along Miles Avenue
frontage. No dwelling units within 150 feet of the
ultimate right-of-way of Washington Street shall be
higher than one story.
31. The appropriate Planning approval shall be secured
prior to establishing any of the following uses:
a. Temporary construction facilities.
MR/CONAPRVL.038 -7-
b. Sales facilities, including their appurtenant
signage.
C. On -site advertising/construction signs.
32. If a specific dwelling product is envisioned or if
groups of lots are sold to builders prior to the
issuance of building permits, the Applicant/
Builder shall submit complete detail architectural
elevations for all units. The Planning Commission
will review and approve these as a Business Item.
The basic architectural standards shall be included
as part of the C.C. & Rs.
Traffic and Circulation
33. The Applicant shall pay a 25 percent share of all
fees necessary for signalization costs at the
corner of Washington Street and Miles Avenue, and
100 percent of signalization costs at the
Washington Street access to the tentative tract.
34. The termination point of the street shown as Lot
"H" on Exhibit A (Tentative Tract Map), shall be
barricaded to the satisfaction of the Public Works
Department, unless the road network for Tract 23268
has been constructed and completed.
Public Services and Utilities
35. The Applicant shall comply with the requirements of
the City Fire Marshal.
36. The Applicant shall comply with all requirements of
the Coachella Valley Water District. Any necessary
parcels for District facility expansion shall be
shown on the final map and conveyed to the
Coachella Valley Water District, in accordance with
the Subdivision Map Act.
37. All utilities will be installed and trenches
compacted to City standards prior to construction
of any streets. The soils engineer shall provide
the necessary compaction test reports for review by
the City Engineer, as may be required.
MR/CONAPRVL.038 -8-
C'
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
January 10, 1989
I. CALL TO ORDER
7:00 p.m.
A. The meeting was called to order at 7:00 p.m. by
Commissioner Steding. The Flag Salute was led by
Principal Planner Jerry Herman.
B. It was determined by seniority that Commissioner
Steding would act as Chairman of the meeting.
II. ROLL CALL
A. Commissioner Steding requested the roll call.
Present: Commissioners Bund, Zelles, and Steding.
Chairman Walling and Vice Chairman Moran were
absent.
A motion was made by Commissioner Steding and
seconded by Commissioner Bund to excuse Chairman
Walling and Vice Chairman Moran from the meeting.
Unanimous.
B. Staff Present: Planning Director Murrel Crump,
Principal Planner Jerry Herman, and Principal
Planner Ted Bower.
III. HEARINGS
Commissioner Steding introduced the Public Hearing
items as follows:
A. General Plan Amendment 88-021, Specific Plan
88-012, Change of Zone 88-035, and Tentative Tract
Map 23995; a request by A.G. Spanos regarding an
area between Washington Street, Miles Avenue, Adams
Street, and the Whitewater Channel as follows: a
General Plan Amendment proposing to change the land
use designation from Medium and High Density
Residential to Medium and High Density Residential
(altered configuration) and Tourist Commercial; a
Specific Plan proposing a mixed -use development
consisting of seven acres Tourist Commercial, three
MRiMIN01-10.DFT -1-
multi -family residential parcels consisting of 250
units each, and a 308-unit single-family
subdivision; a Change of Zone from R-1 and R-2-8000
to C-P-S, R-3, and R-1; and a Tentative Tract
application proposing to subdivide the property as
described above in the Specific Plan.
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. Commissioner Steding opened the Public
Hearing. It was noted for the record that a
written comment was received from Bank of the
Desert in favor of the applications. Mr. Tom
Allen, representing the Applicant, addressed
the Commission explaining the applications.
Mr. Von Lewis, Senior Transportation Engineer
for JF Davidson addressed the Commission on
behalf of the Applicant regarding traffic
impacts. Mr. Michael Shovlin spoke in
opposition to the commercial portion. Ms.
Chris Clark, Newgood Development, spoke in
favor.
3. Following discussion, a motion was made by
Commissioner Zelles and seconded by
Commissioner Bund for continuance. Unanimous.
B. General Plan Amendment 88-022; a City -initiated,
City-wide amendment to the adopted General Plan
Land Use Map and Text, concerning multi -family
residential allocation and related matters.
1. Principal Planner Ted Bower presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Commissioner Steding opened the Public
Hearing. Mr. Ronald Rouse, legal counsel for
A.G. Spanos, spoke in support of the
recommendation to remove the Spanos request
from this General Plan Amendment. Ms. Chris
Clark and Mr. Tom Allen both questioned the
Commission on details of the Amendment.
There being no further comment, Commissioner
Steding closed the Public Hearing.
3. Following Commission discussion, a motion was
made by Commissioner Bund and seconded by
Commissioner Zelles to adopt Planning
Commission Resolution 89-001, with the
MR/'MIN01-10.DFT -2-
IV.
V.
VI.
A.
VII.
VIII.
exception of that property delineated in GPA
88-021 (Spanos). Upon roll call vote, the
motion was unanimously adopted.
PUBLIC COMMENT
No one wished to address the Commission.
CONSENT CALENDAR
A motion was made by Commissioner Zelles and
seconded by Commissioner Bund to approve the
minutes of December 27, 1988. Unanimously adopted.
PTTCTTTPQQ
Commissioner Steding introduced the Business Item
as follows:
Specific Plan 85-006, Oak Tree West; (continued
from December 27, 1988) a request by Landmark Land
Company for an extension of time.
1. A motion was made by Commissioner Zelles and
seconded by Commissioner Bund for
continuance. Unanimous.
OTHER - None
ADJOURNMENT
A motion was made by Commissioner Zelles and
seconded by Commissioner Bund to adjourn to a
regular meeting on January 24, 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 9:25 p.m.,
January 10, 1989.
MR/MINO1-10.DFT -3-
TO:
FROM:
DATE:
SUBJECT:
BACKGROUND:
MEMORANDUM
CITY OF LA QUINTA
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
THE PLANNING AND DEVELOPMENT DEPARTMENT
FEBRUARY 14, 1989
NEW UNIT TYPE FOR TRACT 22432, PGA WEST DEVELOPMENT
Tract 22432 received tentative approval on May 19, 1987,
subject to conditions. The approval was for the construction
of 257 condominium units.
The tract was divided into four phases. Phases 1 and 2 have
been finaled and the units constructed or are under
construction. These two phases contain 70 Legend and 82
Champion units.
Phases 3 and 4 have not been recorded; however, the final map
for Phase 3 is currently being reviewed by the Engineering
Department. These two phases were approved for 41 Legend and
64 Champion units.
REQUEST:
The Sunrise Company, represented by Allen Levine, is requesting
approval to:
1. Replace all 41 Legend units in Phase 3 with 28 one-story
detached condominiums, ranging in size from 3,400 to
3,900 square feet. The new unit type is called
"Galleries". Floor plans, elevations, and site plan are
attached.
2. Replace all 64 Champion units in Phase 4 with 48 Legend
units.
3. Permit the use of the 15-foot front yard setback for the
Galleries units.
MR/MEMOPC.018 -1-
ANALYSIS:
1. Condition No. 3 required the Developer to comply with
Exhibits A, B, and C. Exhibit A is the tract map, and B
and C are the description brochures for the Legend and
Champion units.
2. The PGA West Specific Plan identified a wide range of
unit types that could be constructed. The new unit
design is similar to a previously -approved unit type,
"Fairway". The new unit design is in conformance with
the Specific Plan; therefore, with a change in the
Applicant's marketing approach, revised unit offering is
an appropriate subject for the Commission to entertain.
3. The new site plan reduces the overall number of units
from 257 to 228, an 11 percent reduction.
4. Condition No. 6 permitted the Legend Plan 40 to be within
15 feet of the private street right-of-way line to
accommodate an accessory golf cart storage structure.
The Applicant is requesting the use of the provision for
the new Galleries units' garages. These units have a
side -entry garage. A similar provision was made for the
Fairway units having the same side entry garage. The
area in front of the garage does provide adequate on -site
parking without impacting travel movement on the private
street.
5. The minimum 10-foot setback is provided between the
Galleries units, as required in Condition No. 6.
By Minute Motion:
1. Approve the new unit type ("Galleries") for Phase 3
of Tentative Tract No. 22432;
2. Grant the replacement of 64 Champion units with 48
Legend units for Phase 4 of Tentative Tract No.
22432; and,
3. Grant the use of the 15-foot front yard setback for
the Galleries units' garages, when the garages
provide side entry.
14R/MEMOPC.018 -2-
attachments:
1. Applicant's Request
2. Location Map
3. Revised Tract Map
4. Elevations and Floor Plans for "Galleries"
MR/MEMOPC.018 -3-
a-1.-
SUNUSE
COMPANY
January 19, 1939
'fir. Murre?_ Crum
..lanning Director
City of La Qui nta
78--105 Calle Estad.o
'ja Quinta, CA 92253
RF: Tentative Tract No. 22432 - Introduction
of New Product Type
Dear Mr. Crump:
Sunrise will soon be introducing a new product line at PGA West
which will be called "The Galleries". These will be a "single•--
fa.rnily" type of one-story detached condominium unit (similar in
concept to The Fairways) ranging in size from 3,400 to 3,900
square .2eet. Presently we have plottedthese units on the
Stadium Course within the limits of the above referenced tract
map.
Attached for your review and approval are copies of the sales
_feference materials showing floorplan.s and front and rear
building elevations. Also enclosed are copies of an cxh.ibit
map indicating the specific location of The Galleries
(highlighted in yellow) .
The approval of Tentative Map No. 2.2432 allowed for 41 Legend
'type units to be built in the area where we propose to
construct The Galleries. 'We will be constructing only 28
Galleries. Also, we wish to substitute 49 Legend type units in
an area ?highlighted in green) where previously we had approval
for 64. Champion. units. The Tentative Map was approved. for a
total of 257 units and the requested changes would reduce this
-otal to 228 units.
T,17e respectfully request that you review and approve this new
product type and the changes in the locations of specif:;_c unit
types. We also request the approval of a 15-foot setback
,measured from back of curb) for The Galleries. All garages in
::his product type are of a side --entry type.
42-600 Cook Street, Suite 200, Palm Desert, California 92260, Telephone (619) 568-2828
Builder of America's Finest Country Club Communities
PGA West - New Product Type
January 19, 1989
Page 2 of 2
As we are anxious to begin construction of these units in the
next 30--45 days, your expeditious handling of this request is
greatly apprec°_ated. If you have any questions, or require any
additional information in order to grant this request, please
corta.ct the undersigned..
Sincerely,
SUNRI`:E COMPANY
Allan R. Levin,. P.E.
'lice President, Engineering
;?RL/pc
cc„ Jack Conlon
Phil Smjith
PLANNING COMMISSION MEETING
DATE: FEBRUARY 14, 1989
APPLICANT/OWNER: MCG ASSOCIATES/THE QUESTMARK GROUP
PROJECT: PP 85-217, AMENDMENT NO. 2 -- A REQUEST TO
AMEND THE EXISTING PLOT PLAN APPROVAL FOR THE
PLAZA TAMPICO PROJECT; SPECIFICALLY, TO
RE -ALLOCATE GENERAL USE ASSIGNMENTS AND
REVISE THE ARCHITECTURE FOR THE TWO REMAINING
APPROVED UNBUILT BUILDINGS "A" AND "C/D".
LOCATION: NORTHEAST CORNER OF DESERT CLUB DRIVE AND
CALLE TAMPICO (SEE ATTACHMENT NO. 1)
GENERAL PLAN
DESIGNATION: VILLAGE COMMERCIAL
EXISTING ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL)
NOTE: SITE WILL EVENTUALLY BE RE -ZONED TO
C-V-N, TO BE CONSISTENT WITH THE VILLAGE
SPECIFIC PLAN
ENVIRONMENTAL
CONSIDERATIONS: AN EIR (SCH #83061305) WAS INITIALLY PREPARED
ON THE DUNA LA QUINTA SPECIFIC PLAN AND WAS
CERTIFIED ON APRIL 10, 1984. PURSUANT TO
CEQA, THIS EIR WAS APPLIED TO THE ORIGINAL
PLOT PLAN APPROVAL FOR PLAZA TAMPICO, AS THE
CIRCUMSTANCES OF THAT PROJECT WERE
ESSENTIALLY THE SAME AS THOSE ADDRESSED IN
THE EIR. THIS SECOND AMENDMENT TO THE PLOT
PLAN APPROVAL HAS BEEN DETERMINED TO BE
EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW
UNDER THE GENERAL RULE THAT IT CAN BE SEEN
WITH CERTAINTY THAT THERE IS NO POSSIBILITY
THAT THE PROPOSED AMENDMENT WILL HAVE A
SIGNIFICANT EFFECT ON THE ENVIRONMENT.
DESCRIPTION
OF PROJECT: THE APPLICANT PROPOSES TO MODIFY THE
FOLLOWING ASPECTS OF THE EXISTING APPROVAL
FOR PP 85-217, AMENDED NO. 1:
0 REVISE THE PERMITTED USES FOR BUILDING
"A" TO ALLOW RESTAURANT AREA ON THE
SECOND FLOOR WITH OFFICE USES;
MR/STAFFRPT.056 -1-
o REVISE THE APPROVED ARCHITECTURE OF THE
BUILDINGS; AND,
o INCREASE GROSS SQUARE FOOTAGE BY 2,629
SQUARE FEET (A NET SQUARE FOOTAGE
INCREASE OF 527 SQUARE FEET).
NO SIGNIFICANT CHANGES TO THE APPROVED SITE
LAYOUT ARE PROPOSED, WITH THE EXCEPTION OF
INCREASING THE TOTAL PARKING COUNT TO 405
SPACES.
ANALYSIS:
Three issues were initially identified as a result of this
request; this section shall address these.
1. Parking Requirements
A. The approval for PP 85-217, Amendment No. 1,
required a minimum of 398 parking stalls to be
provided.
B. Based upon the criteria of the La Quinta Municipal
Code for off-street parking, 396 total spaces are
actually needed for the entire project, with this
amendment. This figure was developed based upon
as -built plans for the two existing buildings, the
floor plan areas submitted for the two subject
buildings, and the assumptions that retail spaces
would contain 20 percent storage, while the
delineated restaurant area would have 60 percent of
its gross floor area as serving.
C. The parking layout submitted for buildings "A" and
"C/D" adds seven spaces, for a total count of 405
spaces. Therefore, from a parking standpoint, the
Applicant's request could be accommodated.
D. Condition No. 13(c) of the Amendment No. 1 approval
indicates that the Staff may adjust the number of
required spaces to reflect minor changes in floor
areas and building uses.
2. Building Design
A. The Applicant desires to revise the architectural
concept of the approved buildings "A" and "C/D"
(see Attachment Nos. 2 and 3). Building "A" has
been revised to become a full two-story structure,
with a more symmetrical overall design. Window,
balcony, and rafter treatments, as well as colors
and material, will be similar to those aspects of
MR/STAFFRPT.056 -2-
3.
10
the existing buildings. Similar comments apply to
building "C/D". Both buildings also retain the
overhanging second story treatment, adding stucco
trim detailing to the column supports, which were
originally approved as flush with the building
face. The revised designs are consistent with the
character of the existing buildings and can be
considered as an improvement over the previous
approval.
The following are building height comparisons of
the previous approval and the proposed revision:
Approved "A1l Building
Revised "A'° Building
Approved "C/D" Building
Revised "C/D" Building
ROOF LINE TOWER(S)
-----------------
-----------------
3110" 3418"
3016" 3710"
3410" 3616"
3210" 4110"
The heights are acceptable, with the exception of
the center tower on building "C/D. The adopted
zoning for the Village in this area will be C-V-N,
which indicates that specific features of less than
15 percent of the horizontal area of the structure
may exceed 35 feet, but only to a maximum of 40
feet. The tower height of building "E", the
northerly existing building on the site, is 391611,
according to the plans approved by the Building
Division. A limitation of tower height to 40 feet
would be consistent with the existing building "E"
and the eventual ordinance requirement when the
Village zoning districts are applied to the zoning
map.
Use Distribution
A. The proposed re -distribution of uses has the effect
of decreasing the required parking by two spaces,
and making three of the four buildings all office
space. In a sense, the difference could be
considered more significant, due to the fact that
the original 398-space requirement was a reduction
to the requirements of the La Quinta Municipal Code
by 12.5 percent, whereas the 396-space requirement
alluded to previously does not include any
reduction in the ordinance requirements. This is
due to reductions in retail and restaurant area,
with only building "A" incorporating those uses, as
well as the fact that more specific floor plan
information on all four buildings is now
available. Therefore, the changes to use
assignments will not be significant with respect to
parking.
MR/STAFFRPT.056 -3-
B. One concern with the proposed use assignment is
that of locating the restaurant on the second floor
of building "A", above leasable space. Although
it is conceivable that a restaurant located above
retail floor area may not significantly impact the
lower floor space, it is also realized that the
retail uses could change in the future to allow
office uses under the restaurant. The significance
and extent of this relative to noise impacts to
office workers is debatable, dependent upon
restaurant type, hours of operation, etc. If the
proposed use assignments for building "A" are
maintained, however, then location of the
restaurant is not an issue.
4. The following amendments to the existing conditions
should be applied:
A. Amend Condition No. 1 to reflect appropriate
exhibit and case numbers.
B. Revise all conditions relating to "Amendment No. 1"
to reflect "Amendment No. 211, where appropriate.
C. Revise all conditions relating to "Community
Development Department" to reflect "Planning and
Development Department".
D. Revise existing Condition No. 4 as follows:
"This amended approval shall be used within
the time limits specified in Chapter 9.182 of
the La Quinta Municipal Code."
E. Amend Condition No. 6 to include IID -- allows
deletion of Condition No. 16.
F. Amend Condition No. 7 as follows:
"If phasing of remaining development is
contemplated, phasing plans shall be
submitted for review and approval by the
Planning and Development Department."
G. Amend Condition No. 8, per Building and Engineering
Staff. Revise as follows:
"Applicant shall submit appropriate soil
testing/compaction data for building pad
areas, as required by the Building Division,
prior to issuance of any development permits."
MR/STAFFRPT.056 -4-
H. Revise Condition No. 10 as follows:
"The Applicant shall develop all remaining
interior roads and parking areas in
conformance with the approved master site
plan for PP 85-217, Amendment No. 2, as well
as complying with City standards and with the
design standards specified in SP 83-001 (Duna
La Quinta) as amended, and subject to
approval by the City Engineer."
I. Delete Condition Nos. ll.a, ll.b, ll.c, and ll.f,
as these relate to off -site improvements,
dedications, grading, and other items previously
completed.
J. Revise Condition No. ll.d, as follows:
"Median opening along Calle Tampico shall be
based upon the approved Village at La Quinta
Specific Plan. Final opening location(s)
shall be determined prior to construction of
the median island within Tampico. A maximum
of two driveways shall be permitted on Desert
Club Drive."
K. Delete Conditions 12.a. and 12.b. relating to
street design requirements for Calle Tampico.
L. Revise Condition No. 13 to reflect Chapter 9.160
(off-street parking).
M. Revise Condition No. 13.a. to reflect the revised
use assignments and maximum allowable footages for
the restaurant use.
O. Amend Condition No. 13.c. to require 405 total
spaces, to include seven handicapped spaces, and
allow for a maximum of 81 of the total space count
to be designated as compact car parking.
P. Amend Condition No. 13.d. to delete reference to
entry fountains, which are no longer proposed.
Q. Delete Condition Nos. 15.a. and 15.b. as the water,
sewage, and drainage systems, and easements are in
place.
R. Delete Condition No. 16, as noted in Item E.
S. Revise Condition No. 19 (new No. 18), as a
compliance letter, dated December 9, 1986, for this
requirement is on file. Revise the condition to
read as follows:
MR/STAFFRPT.056 -5-
"Development of buildings "A" and "C/D" shall
incorporate the appropriate recommendations
of the approved noise study for Plaza
Tampico, prepared by Gordon Bricken and
Associates,. dated October 7, 1986."
T. Delete Condition No. 20, as perimeter wall
improvements have been installed.
U. Delete Condition No. 21, as an approved revised
landscape plan is on file with the City.
V. Delete Condition No. 22, as this is covered in
Condition No. 1.
W. Delete the first sentence of Condition No. 23 (new
No. 19) relating to the previously -approved color
board, and amend the condition to allow minor
color/material changes to be permitted by the
Planning Director.
X. Revise Condition No. 25 (new No. 21) to apply to
the revised elevations regulating building heights.
Y. Delete Condition No. 26, as the elevation revision
requirements no longer apply to this project.
Z. Revise Condition No. 27 (new No. 22) to require
revised landscape and parking layout plans for the
remaining portions of the overall project.
AA. Amend Condition No. 28 (new No. 23) to require
submittal of the sign plan prior to any permits for
buildings "A1l or "C/D", and that installation of
the approved signage be accomplished prior to any
Certificate of Occupancy release.
BB. Re -number all conditions accordingly.
FINDINGS:
1. The proposed PP 85-217, Amendment No. 2, is consistent
with the intent and provisions of the original approval
and subsequent initial amendment of said plot plan.
2. PP 85-217, Amendment No. 2, is exempt from environmental
review under CEQA.
3. Provision of a total of 405 parking spaces will allow
adequate parking for the uses proposed by PP 85-217,
Amendment No. 2, as well as those currently existing.
MR/STAFFRPT.056 -6-
4. The revised architecture will not be in conflict with the
existing architecture style of the completed buildings
"B" and "E".
3. The uses contemplated by PP 85-217, Amendment No. 2, are
consistent with the concept envisioned by the previous
approvals for PP 85-217, and will be compatible with
existing uses on -site.
PLANNING COMMISSION ACTION:
Although the changes in the use assignments and their effect on
parking may be addressed on a Staff level under the existing
approval, these issues were brought to the Commission for
action along with the required architectural review.
RECOMMENDATION:
By Minute Motion, approve Amendment No. 2 of PP 85-217, subject
to the revised conditions.
attachments:
1. Location Map
2. Approved "A" Elevation
3. Approved "C/D" Elevation
4. Original Conditions, PP 85-217, Amended No. 1
5. Proposed Revised Conditions
MR/STAFFRPT.056 -7-
CONDITIONS OF APPROVAL -•- PLOT PLAN 85-217, AMENDMENT NO. 2
FEBRUARY 14, 1989
GENERAL
1. The development of the project site (in concept) shall
comply with approved Exhibits A, B-1, B-2, B-3, C-1, C-2,
and Color Sample Board, as contained in the Planning and
Development Department's file for Plot Plan No. 85-217,
Amendment No. 2, and the following conditions shall take
precedence in the event of any conflicts with the
provisions of Specific Plan No. 83-001.
2. Plot Plan No. 85.217, Amendment No. 2, shall comply with
all standards and requirements of the La Quinta Land Use
Ordinance unless otherwise modified by the following
conditions.
3. Plot Plan No. 85-217, Amendment No. 2, shall comply with
the La Quinta General Plan, and development of on -site
and off -site improvements shall be consistent with the La
Quinta General Plan.
4. This approval shall be used within the time limits
specified in Chapter 9.182 of the La Quinta General Plan.
5. The Applicant shall comply with all conditions of
approval for Specific Plan No. 83-001, as amended on June
17, 1986.
6. Prior to issuance of a building permit for construction
of any use contemplated by this approval, the Applicant
shall first obtain permits and/or clearances from the
following public agencies:
o City Engineer
o City Fire Marshal
o City Planning and Development Department
o Riverside County Environmental Health
Department
o Coachella Valley Water District
o Imperial Irrigation District
MR/CONAPRVL.039 -1-
Evidence of said permits or clearances from the
above -mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
7. If phasing of the remaining development is contemplated,
phasing plans shall be submitted for review and approval
by the Planning and Development Department.
Soils and Geology
8. Applicant shall submit appropriate soil
testing/compaction date for building pad areas as
required by the Building Division, prior to issuance of
any development permits.
9. The Applicant shall utilize dust control measures in
accordance with the Municipal Code and the Uniform
Building Code. Method of dust control shall be subject
to review and approval of the City Engineer.
Traffic, Circulation, and Parki
10. The Applicant shall develop all remaining interior roads
and parking areas applicable to Plot Plan 85-217,
Amendment No. 2, in conformance with the approved master
site plan for PP 85•-217, as well as complying with City
standards and the design standards specified in Specific
Plan No. 83-001 (Duna La Quinta) as amended and
conditionally approved and subject to approval by the
City Engineer.
11. The Applicant shall comply with the following
requirements of the City Engineer:
a. Median openings on Calle Tampico shall be based on
the approved Village at La Quinta Specific Plan.
Final opening location(s) shall be determined prior
to construction of the median island within Calle
Tampico. A maximum of two driveways on Desert Club
Drive shall be permitted.
b. All driveways shall be constructed in accordance
with City standards, subject to review and approval
by the City Engineer.
C. All utilities shall be installed and compaction
tests made on all trenches prior to construction of
streets. Costs of soil compaction tests shall be
the responsibility of the Applicant/Developer.
12. Covered parking shall not be allowed along the Calle
Tampico frontage.
MR/CONAPRVL.039 -2-
13. Landscaping and striping of the parking area shall be
provided in accordance with the requirements and
standards of Chapter 9.160 of the Municipal Land Use
Ordinance and the following:
a. Building use shall be limited as follows:
(1) Building "A" -- Restaurant shall not exceed
4,463 gross square feet with the serving area
not to exceed 2,678 square feet. Remaining
floor area on the second floor may be used
for office. The first floor shall be limited
to retail use only.
(2) Building "B" -- Entire building shall be
limited to office use only.
(3) Building "C/D" -- Entire building shall be
limited to office use only.
(4) Building "E" -- Entire building shall be
limited to office use only.
b. Corridor, stairway, and related areas shall be
provided generally as shown -- both in location and
size. Retail areas shall have approximately 20
percent of the floor area for storage, restrooms,
or related needs.
C. A minimum of 405 parking spaces shall be provided.
The number of spaces required may be adjusted by
the Planning Director as appropriate to reflect
minor changes in floor areas and building uses.
Uses may be switched from the assignments in
sub -condition (a), above, between buildings with
approval of the Planning Director, provided that it
is demonstrated that sufficient parking is
available. Up to 81 spaces may be designed to
compact car standards, and a minimum of seven
handicapped spaces shall be provided.
d. Pedestrian, landscaping, decorative paving, and
related amenities shall be provided generally as
shown on plans submitted.
e. Main entrance on Desert Club Drive shall be
expanded to accommodate a minimum 35-foot radius.
Public Services and Utilities
14. Fire protection shall be provided to the satisfaction of
the City Fire Marshal and in accordance with the City of
La Quinta's codes and ordinances in effect at the time of
MR/CONAPRVL.039 -3-
building permit. The following requirements shall be
met/certified to, except that the City Fire Marshal may
approve alternative means of compliance deemed
appropriate and equivalent or better to these standards.
a. Provide, or show there exists, a water system
capable of delivering 3500 GPM fire flow for a
two-hour duration at 20 PSI residual operating
pressure.
b. A fire flow of 1000 GPM for a two-hour duration at
20 PSI residual operating pressure must be
available before any combustible material is placed
on the job site.
C. A combination of on -site and off -site super fire
hydrants (611x4"x2-1/2IIx2-1/2") will be required,
located not less than 25 feet or more than 165 feet
from any portion of the building(s) as measured
along approved vehicular travelways. The required
fire flow shall be available from any two adjacent
hydrant(s) in the system.
d. The required fire flow may be adjusted at a later
point in the permit process to reflect changes in
design, construction type, area separations, or
built-in fire protection measures.
e. Applicant/Developer shall furnish water system
plans to the Fire Department for review. Plans
shall conform to fire hydrant types, location, and
spacing, and the system shall meet the fire flow
requirement. Plans shall be signed/approved by a
Registered Civil Engineer and the local water
company, with the following certification: "I
certify that the design of the water system is in
accordance with the requirements prescribed by the
Riverside County Fire Department."
f. Comply with Title 19 of the California
Administrative Code.
g. Install complete fire sprinkler systems per NFPA 13
for all buildings. The post indicator valve and
fire department connection shall be located to the
front not less than 25 feet from the building and
within 50 feet of an approved hydrant.
h. Install fire alarms (waterflow) as required by the
Uniform Building Code, Section 3802(c), for
sprinkler systems.
i. Install tamper alarms on supply valves for
sprinkler systems.
MR/CONAPRVL.039 -4-
j. Certain designated areas will be required to be
maintained as fire lanes.
k. Install portable fire extinguishers per NFPA,
Pamphlet No. 10.
1. Install a hood duct, automatic fire extinguishing
system for restaurant commercial cooking equipment.
M. The minimum width of interior driveways shall be 24
feet.
n. If medical building is determined to be a care
facility ("I" occupancy), additional life safety
requirements as specified in UBC Chapter 10, CAC
Title 19, and CAC Title 24 must be complied with.
15. The Applicant shall comply with the requirements of the
Coachella Valley Water District as follows:
a. The water and sewage disposal systems for the
project shall be installed in accordance with the
requirements of the City and CVWD.
b. When there are identified conflicts, the City will
withhold the issuance of any building permit until
arrangements have been made with the District for
the relocation of these facilities.
16. All on -site utility improvements shall be installed
underground.
Archaeology
17. If buried remains are encountered during development, a
qualified archaeologist shall be contacted immediately
and appropriate mitigation measures can be taken.
Noise
18. Development of buildings "A" and "C/D" shall incorporate
the appropriate recommendations of the approved noise
study for Plaza Tampico, prepared by Gordon Bricken and
Associates, dated October 7, 1986.
Building Design
19. Any minor changes in the color scheme or building
materials may be submitted for review and approval by the
Planning and Development Department prior to building
permit issuance.
rdR/CONAPRVL.039 -5-
20. All roof -mounted equipment shall be screened from view on
all sides by the roof structure.
21. The maximum allowable building heights shall not exceed
heights shown on plans submitted, with the exception of
the following:
a. The central tower feature shall be limited to 40
feet on building "C/D".
Miscellaneous
22. Prior to building permit issuance, the Applicant shall
submit to the Planning and Development Department, for
review and approval, plans for the remaining unbuilt
portions indicating the following:
a. Revised detailed parking layout, reflecting the
required 405 spaces and delineating all changes due
to the additional parking. These may include, but
are not limited to, revised walkway
locations/designs on -site, landscape provisions,
lighting locations, trash receptacle locations,
compact car and handicapped parking areas and/or
stall locations, etc.
b. Sizes, design, and location of all trash
enclosures/receptacles shall be in accordance with
the standards of Palm Desert Disposal.
23. Prior to any building permit issuance for buildings "A"
or "C/D", the Applicant shall submit a sign plan for
Plaza Tampico for review and approval by the Planning and
Development Department. The sign plan shall indicate
location, type, size, colors, and type of illumination
(if any) of all proposed identification and directional
signs. Identification signs shall be limited to plaza
name and/or directory -type signs. All on -site traffic
directional or informational signs shall be installed in
accordance with the approved master sign plan for Plaza
Tampico prior to issuance of any Certificate of Occupancy.
24. Prior to issuance of building permits, the Applicant
shall comply with the City's adopted requirements
regarding infrastructure fees for public facilities and
buildings.
25. The Applicant shall pay the required processing, plan
checking, and inspection fees as are current at the time
the work is being accomplished by City personnel or
subcontractors for the Planning, Building, or Engineering
Divisions.
14R/CONAPRVL.039 -6-
26. The Applicant acknowledges that the City is considering a
City-wide landscape and lighting district, and by
constructing this project, agrees to be included in the
district. Any assessments will be done on a benefit
basis as required by law.
PAR/CONAPRVL.039 -7-
MEMORANDUM
CITY OF LA QUINTA
TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: THE PLANNING AND DEVELOPMENT DEPARTMENT
DATE: FEBRUARY 14, 1989
SUBJECT: NEW SINGLE --STORY UNIT AND REVISED UNIT MIX PLAN FOR
PARC LA QUINTA -- DENNIS FREEMAN
BACKGROUND:
Conditions of subdivision approval require the Applicant/
Developer to obtain Planning Commission approval for proposed
units, the dwelling unit mixture, and for any two-story units
to be constructed along the north, east, and south boundaries.
On May 9, 1988, the Commission approved the unit mix plan for
Phase I, with minor modifications; and on January 23, 1989, the
Commission approved the unit mix plan for Phases II and III
with minor modifications.
REQUEST:
The Applicant/Developer has resubmitted a revised unit mix plan
which identifies a new single -story unit and identifies
single -story units in Phases II, III, and IV which have not
been considered by the Planning Commission.
In addition, the Applicant requests reconsideration to locate a
two-story unit on Lot 21, which was approved by the Planning
Commission for a single --story unit.
ANALYSIS:
1. New unit plan. The proposed unit is consistent with what
has been approved by the Planning Commission, however the
following changes should be considered by the Planning
Commission:
MR/MEMOPC.019 -1-
a. Eliminate wall jog by garage, resulting in one
gable roof over garage extension.
b. Provide hip roof ends on gable roof.
C. On the windows that have an architectural detail,
the flat ends should be rounded or floated to the
outside edge.
2. The Applicant is proposing two-story units along
Sagebrush. The property on the south side of Sagebrush
across from this tract is within the SR zoning district,
which limits homes to single -story (17 feet).
3. The Applicant proposes to add a the new single-family
unit in conjunction with the single -story unit already
approved along the Washington Street frontage.
COMMISSION ACTION:
With the limitations of the original approval conditions, the
Commission may determine to accept the submittal as presented
or grant modified approval of the mixture.
At a minimum, it is recommended that the units along Sagebrush
be limited to one story, as opposed to all two story units as
proposed in the submitted plan.
MR/MEMOPC.019 -2-
February 2, 1989
Mr. Jerry Herman
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
RE: Parc La Quinta Unit Mix
Dear Jerry:
Responding to your letter of January 24, 1989 regarding, in part, the Planning
Commission January 23, approval of the Phase III unit mix, we request that we be
permitted to locate a two-story unit on lot 21 of Phase III. Subsequent to
January 23, as we studied the Phase Ill map, it became apparent that the
Parc La Quinta single -story homes (both the approved 1620 plan, and the new
1700 plan) will not comfortably fit on lot 21, given the odd shape of the lot and
the larger footprint of the single -story homes (compared to a two-story footprint) .
Since locating a two-story home on lot 21 will serve to vary the roof lines along
Sagebrush, and enable us to avoid designing a third and otherwise unnecessary
single -story home, we hope that the Planning Commission will modify it's January
23 approval as herein requested.
Very truly yours,
BARCON DEVELOPMENT,
a California Lirpited Pk Laartt�nership
in L. Golds
general partner
ILG/bw
41-625 Eclectic, Suite H-1, Palm ]Desert, CA 92260, (619) 773-9024, Fax (619) 773-9065
SUBMISSIONS TO CITY COUNCIL - FEBRUARY 6, 1989
DISCUSSION: MARCH 6, 1989
���aiu[�]:icf�iilil►i�
I. STATUS OF PLAN
II. BRIEFING
A. BACKGROUND
B. POLICY FRAMEWORK
1. Goal, Objectives, Strategy
2. Policies
a. Value of Highway Ill
b. Land Uses
C. Access Plan
d. Development Concepts
e. Design Concepts
f. Development Philosophy
RECOMMENDATION
ATTACHMENTS:
1. DRAFT OUTLINE OF HIGHWAY 111 SPECIFIC PLAN
2. RECAP OF REVENUE PROJECTIONS
3. EXCERPT FROM GENERAL PLAN REGARDING COMMERCIAL
4. LA QUINTA COMMERCIAL ABSORPTION STUDY (AGAJANIAN & ASSOC)
5. ECONOMIC DEVELOPMENT STRATEGIES (STAFF MEMO TO PLANNING
COMMISSION)
6. UPDATED POLICY PREVIEW FOR HIGHWAY 111 CORRIDOR
TO:
FROM:
DATE:
MEMORANDUM
CITY OF LA OUINTA
THE HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
THE PLANNING AND DEVELOPMENT DEPARTMENT
FEBRUARY 6, 1989
SUBJECT: STATUS REPORT
SPECIFIC PLAN
I. STATUS OF PLAN
AND BRIEFING ON THE HIGHWAY 111
In January of 1988, the Planning and Development Department
began new work toward pulling together the Highway 111 Specific
Plan. The building blocks already in place were the
consultant -generated draft of many aspects of the Plan done in
1987, the Market Absorption Study for La Quintals capture rate
of commercial development (completed and discussed with the
Planning Commission in late 1987), and the sessions conducted
by the Planning Commission Subcommittee on this subject.
During the first quarter of 1988, the Department held
discussions with the Planning Commission in Study Sessions on a
number of topics which were keys to the evolution of a more
precise land use plan and approach for the Highway 111 area:
types of commercial development, access patterns, market
absorption, densities for residential, housing need, timing,
flexibility, urban design, and so on.
The Planning Commission adopted a strategy of proceeding with a
"Base Plan" as the first volume of the Plan, containing the
policies covering the major issues -- a "Policy Framework".
This approach allows earlier commitment on the major policy
issues, and provides guidance for near -term development
efforts. After adoption of the Policy Framework as the first
chapter (or volume) of the Specific Plan, later refinements
could then be considered for subsequent adoption.
The detailed outline of the full Specific Plan has been
prepared in draft, and was presented to the Planning
Commission, discussed and tentatively approved in June, 1988.
MR/MEMOCIC.046
-1-
A copy of the outline is provided (Attachment No. 1) for your
review and comment. The outline contains a list of nearly two
dozen issues and the topics for the Goals and Major Policies
which together make up the Policy Framework which will serve as
the first volume base document. The outline will no doubt be
revised and polished before the completion of the Specific Plan.
In August, a "Policy Preview" for the Highway 111 Specific Plan
was presented in written form and a presentation made to
introduce the material to the Planning Commission. At the
following Study Session (September), another discussion of some
of the more basic policy orientations took place. Later in
September and October, additional discussions took place in
which the Planning Commission expressed support for the
evolving policy positions.
Upon hearing the policies as they were evolving, the City
Manager expressed a desire to brief the Council. Based on the
response of Council to the briefing, the Staff and Planning
Commission will proceed to complete the policy framework and
bring it to hearings this spring.
II. BRIEFING:
In an effort to reduce the Specific Plan to its essential
elements, this briefing will gloss over many details and only
present the most critical portions of the plan. For a more
complete understanding of the rationales, texture, and details
of the Specific Plan, a body of supportive work will be
attached to this briefing.
The briefing has been divided into two sections: Background
and Policy Framework.
A. Background:
Within the background are a number of points which
precede (or serve as context for) the Specific Plan
Policy Framework. The points fall into four headings:
1. Money
2. General Plan
3. Market
4. Land
MR/MEMOCC.046 -2-
1. Money. (See Attachment No. 2, Recap of
Revenue Projections)
La Quinta was incorporated as a post -Proposition 13
city. As a result, property taxes yield very
little revenue. Residential properties constitute
sources of demands for services, but contribute
little to the cost of those services. Our 1988-89
budget projections show property taxes contributing
about seven percent of the City's revenue.
Unfortunately, as a small but growing city, the
bulk of the revenues are from land use -related
sources: 36 percent from one time (point of
development fees), which, in harder times, or later
in the history of the City, dry up; and 40 percent
are on -going (property taxes, transient occupancy
tax (21 percent), and sales tax (12 percent).
The municipal fiscal reality is that the City must
shift its revenue base more toward the on -going
sources -•- especially transient occupancy tax and
sales tax. The key to doing so is economic
development of commercial and tourist facilities.
2. General Plan. (See Attachment No. 3,
General Plan pages VI-6 through 12)
The General Plan could have followed either of two
options in the location and placement of commercial
development: first would have been to disperse
commercial locations all over the City, involving
most intersections and most major thoroughfares;
the second would have been to focus commercial
locations in limited areas where they best serve
and could be best served by the street system. The
La Quinta General Plan chose to focus commercial in
three areas: the Village, the Jefferson Street
Corridor, and Highway 111.
3. Market. (See Attachment No. 4, Agajanian
and Associates "Commercial Absorption Study11)
Completed in January, 1989, this study projects the
Valley's and La. Quintals portion of the commercial
development to be expected until the year 2020. It
also breaks down La Quintals capture into four
sub -areas (the three from the General Plan plus the
North Washington Corridor). The major findings are
twofold: a) La Quinta can expect a significant
amount of commercial development; but b) Much of
the development will occur after the year 2000.
MR/MEMOCC.046 -3-
4. Land. (See Attachment No. 5, "Economic
Development Strategies for Commercial Land Uses")
This analysis and recommendation was prepared as a
part of the context for the goals of the Highway
111 Specific Plan, but the implications are
City-wide. The thrust of the recommendation is
based on two thoughts: first, the City has about
double the commercial land inventory that it needs,
given the absorption projections; second, if we
don't tighten up the inventory, we can expect a low
level of commercial development scattered
throughout the surplus commercial land, high
infrastructure costs, little chance of payback, and
a slow rate of infill with little momentum to
generate the necessary fiscal revenues.
B. Policy Framework:
The policy framework is based on a simple goal and is
implemented by a series of policies which are designed to
help guide development toward the goal.
1. Goal.
The goal for the Highway 111 Corridor is to
capitalize on the trends foreseen by the commercial
absorption projections and to accelerate them in
such a way that the capture for La Quinta is
greater than the predictions.
The objective is to almost double square footage of
commercial development (say 325 acres along both
sides of the Highway to an average depth of 660
feet either side).
The strategy is to structure the development in
terms of timing and configuration, so that the
commercial which develops along Highway 111 (after
the first locally -oriented development) has a
regional market scale, drawing on a market radius
of 10 or more miles. This program will require
three ingredients:
a. Strict adherence to the Plan;
b. Postponing development until:
(1) the other available Highway 111
frontage land outside of La Quinta is
absorbed by local market demand or left
in too small parcel sizes; and
MR/MEMOCC.046 -4-
(2) The regional market develops to
the point where pent-up regional scale
markets have matured and are willing to
develop according to La Quintals plan.
C. Support of property owners who are
willing to wait until later for development
because they see the value of more intense
development (regional scale) at a later date
versus local -scale strip development at an
earlier date.
If regional --scale development is not aggressively
sought, the minor amount of commercial development
which takes place will:
a. Lower all land values in the corridors.
b. Not serve the fiscal generation needs
of the City to serve a build -out population
of 80-90 thousand.
C. Leave much of the infrastructure costs
for the Highway 111 Corridor as a City
responsibility. If the remaining land is
developed as residential and it bears the
costs of infrastructure development, those
costs will certainly constrain toward higher
densities.
d. Leave a lot of land for residential
development, for which higher than
low -density prices were paid. This will mean
eventual political pressure for higher
densities leading to a much higher density
community. Residentially- developed land
does not generate any revenue for the City
with which to provide services which are
demanded by the occupants of the residential
land.
2. Policies. (See Attachment #6, the updated
"Policy Preview")
The major points of the Policy Framework can be
made under six headings:
a. Value of Highway 111
b. Land Uses
C. Access Plan
MR/MEMOCC.046 -5-
d. Development Concepts
e. Design Concepts
f. Development Philosophy.
a. Value of Highway 111.
Highway Ill is the gateway to La Quinta. Its
development will form important first
impressions. But more important, the Highway
111 Corridor is too important to the City's
long-term welfare -- especially in terms of
fiscal potential -- too allow an unguided
form of development.
The Corridor should be aggressively developed
as commercial. Immediately adjacent to
Highway 111, and for an appropriate depth, no
residential development should be permitted
as a separate primary land use. Commercial
uses should be permitted to displace
residential down to 48th Avenue -- especially
if the commercial is associated with a major
hotel development. Within 660 feet of
Highway 111, residential should not be
permitted to displace commercial land uses.
b. Land Uses.
In the :near term, the only market which the
Highway 111 Corridor can capture is
neighborhood commercial. But over the longer
term, the emphasis should be on tourist uses
(hotels and restaurants). After the year
2000, the focus should be on community and
regional level development plus the induced
land uses which follow regional centers.
After the first "mixed use" community center
is established, the idea of mixed use should
be set aside. If pursued beyond the first
center, mixed use results in low levels of
strip development.
What is needed is coordinated, theme -oriented
complexes, which capture a market area of
between five and ten miles. The market area
for one shoe store may be two miles. A
clustering of ten shoe stores begins to draw
from a larger area. if you put five or six
shoe stcres together with other clothing
MR/MEMOCC.046 -6-
outlets, and advertise the complex as a
clothing -oriented center, we develop a market
radius of six to ten miles: it becomes
regional in its drawing power. The same
principle can be used for any kind of
commercial development.
The main idea is to structure development so
that it captures all the development La
Quinta can expect to capture -- plus more
which might otherwise locate outside of La
Quinta -- by creating potentially
regional -scale complexes out of otherwise
scattered community -scale and tourist
commercial (as well as the induced
development which usually clusters near
regional centers). The complexes become
regional in scale by coordination. Each kind
of commercial is placed into a center with a
theme of marketing:
(1) Clusters together several
competing outlets of the same type of
merchandise for comparison shopping,
and/or
(2) Clusters together complementary
outlets of related merchandise (e.g.
shoes, clothing, sports clothing,
sewing and material outlets, leather
goods, hats;
(3) Presents between 100-400 thousand
square feet of GLA within the theme;
(4) No more than 10 percent of the
GLA is outside of the theme (e.g. a
restaurant within a fashion complex);
(5) Places each type of commercial
into a theme -oriented commercial
complex, with its own identity and its
own access road.
C. Access Plan.
Access to the properties from Highway 111,
Jefferson, and Washington should be carefully
controlled. The Access Plan which has been
worked out calls for access from the Highway
to be limited to signalized intersections
(eight in all, spaced approximately a quarter
mile apart). A new route, 47th Avenue, would
MR/MEMOCC.046 -7-
connect Washington with Adams. Avenue 48
would be the southern edge of the system.
Drives and roads set back from the Highway
would connect between properties.
d. Development Concepts.
Major commercial complexes should be guided
to center on access points, not haphazardly
fill in between them. Property
configurations should be guided to conform to
the objectives of the Highway 111 Plan.
Property should be used to the full depth.
While emphasizing commercial, market
realities dictate other uses away from the
Highway, such as appropriately --located
residential in higher densities, affordable
housing, mixed urban uses, public agency and
institutional uses, recreation, and amenities.
e. Design Concepts.
As the window to La Quinta, the Highway Ill
Corridor would be subject to design review.
There would be concern with vistas, desert
compatibility, and unified architectural
styles within complexes, while allowing a
great deal of variation between complexes.
Heights would be determined by setbacks.
Development would follow natural grades. The
landscaping concept would be to use low
material along Highway 111 for improved
visibility into the centers, and concentrate
palms along the entry roads. Dense
vegetative separations between complexes
would provide a demarcation between them and
also mask service areas. Medians would be
landscaped with materials which meet CalTrans
standards.
f. Development Philosophies.
In the process of guiding the development of
Highway 111, the City must focus on the
long-term effect on the development plan,
rather than acquiesce to near -term
convenience or premature development.
Recognizing that there is a limited market
for development in the near term, the City
should view all early development proposals
MR/MHMOCC.046 -8-
as speculative. The main desire of the
developer will be to position oneself, obtain
property at lower costs, prevent competition
by having an approved plan, and be in a
position at a later time (when the market
matures) to develop. The odds are good that
early positioning will not be geared to the
later market and its potential. Therefore,
all approvals should be for a very short time
and be tied to non -extendable development
deadlines,. This will allow development
concepts to keep up with the changing market.
The value of the Highway 111 Corridor (its
future potential) for the City of La Quinta
and its residents will only be realized if
the City adopts a strong, united,
continuously -supported position that "only
what complies with the long-term objectives
of the Highway 111 Specific Plan should be
permitted to be developed there".
Flexibility should be maintained in how to
accomplish the objectives. Each alternative
proposed should enjoy the same in-depth
consideration as the original plan with
regard to compatibilities, linkages, and
effects on the future implementation of the
rest of the Plan.
There will be proposals which request the
City to write down the costs of the land, or
otherwise subsidize development. Early
development proposals will be for
neighborhood and community uses. No
writedowns or subsidies should be considered
for those early uses. Writedowns should only
be considered for major tourist facilities
and for the first truly regional complex
(later complexes will not need writedowns
after the first one demonstrates the
potential).
With regard to major infrastructure
investments, the burden of costs should be
spread as far as the benefits in order to
facilitate development. If Redevelopment
Area Number Two is approved, the
Redevelopment Agency will have a significant
role to play in the implementation of the
Highway 111 Specific Plan, and therefore,
should be closely coordinated with the City's
refinement of the Plan.
MR/MEMOCC.046 -9-
RECOMMENDATION
Review the attached material and formulate questions and
guidance to Staff. A full discussion of the Highway 111 Policy
Framework has been tentatively scheduled for the March 6th
Study Session. Guidance to Staff can be conveyed on your March
7th regular agenda.
MR/MEMOCC.046 -10-
ATTACHMENT 1
HIGHWAY 111 SPECIFIC PLAN OUTLINE
DRAFT
I. INTRODUCTION
A. Contents
1.
Table of Contents
2.
List of Figures
3.
List of Tables
B. Executive Summary
C. Planning Context
1.
Authority
2.
Purpose and scope of Specific Plan
a.) Policy Emphasis
b.) Format: Policy Framework as base plan
3.
Relationship to La Quinta General Plan
4.
Relationship to General Plan of adjacent
jurisdictions
a.) Indian Wells and Specific Plan Highway
ill
b.) Indio
5.
Relationship to other plans and planning
efforts
a.) Washington Street Specific Plan
(adopted)
b.) Jefferson Street Specific Plan (in
process)
c.) Indio Specific Plan 10-17
d.) The Grove (adopted and amended)
e.) Plaza La Quinta (constructed)
f.) Laguna De La Paz (constructed)
MR/DOCTB.012 -i-
Q
g.) Indio Ranchos GPA for Annexation
h.)
CALTRANS
i.)
CVAG Transportation Study
j.)
SCAG Regional Housing Needs Assessment
k.)
Desert Sands Unified School District
1.)
Riverside County Fire Department
m.)
Coachella Valley Water District
n.)
La Quinta Redevelopment Agency
The
Planning
Area
1.
Boundaries
of the Area
2.
History
of the Area
3.
Land
uses within and adjacent to the Area
a.)
Existing land uses
b.)
Access and circulation
c.)
Housing and population
d.)
Natural resources (include Fringe -Toed
Lizard)
e.)
Cultural resources
4. Infrastructure
a.) Highways, roads, streets,
rights -of -way, public transit
b.) Drainage facilities
c.) Water
d.) Waste water
e.) Electrical service
f.) Telephone
g.) Natural gas
h.) Cable Television
MR/DOCTB.012 -2-
i.) Fire protection
j.) Police protection
k.) Recreation facilities
1.) School facilities
5. Institutional/governmental relationships
(jurisdictions, districts, etc., serving or
nearby)
6. Property ownership patterns
7. Existing zoning
II. POLICY FRAMEWORK
A. Issues
1. Importance of Highway 111 area for La Quinta
2. Functions served by Highway 111 area
3. Urban Design Issues and Opportunities
4. Treatment of Highway 111 Corridor in the
General Plan
5. Mixed -Use Commercial concept, fixed
proportions, effects of random mixed -use
development.
6. Market considerations, acreage available,
capture rates of market absorption
7. Time frames, near term versus ultimate
development
8. Geographic progression of development
9. The role of unforeseen opportunities,
flexibility
10. Mobility as a land use, the interaction
between patterns of access and circulation
and patterns of land use.
11. Sub -areas and boundaries.
12. Interjurisdictional coordination.
13. The La Quinta Redevelopment Agency, Area
Number 2 plans and program.
MR/DOCTB.012 -3-
14. Municipal fiscal considerations.
15. Infrastructure development options and costs.
16. Types of development preferred (and not
preferred)
a.) Large scale/coordinated
b.) Destination/place with image or identity
17. Market advantages of clustering similar,
compatible and supportive uses.
18. Residential development, density and location.
19. Affordable housing
20. Types of _land uses preferred
21. City development philosophy
22. Highway 111 area planning philosophy
B. Goals and Major Policies (base plan)
1. Land uses (types, alternatives, scales,
orientation, flexibility, sub -areas,
placement, timing, and coordination).
2. Circulation and Access (through traffic,
property access, parking, loading, public
transportation, pedestrian, service,
emergency).
3. Infrastructure plans (roads, drainage, water,
sewer, power, etc.).
4. Urban Design plans.
5. Development Guidelines and Standards.
6. Implementation (zoning, construction, funding
incentives, coordination).
III. THE SPECIFIC PLAN (Includes discussion and full
development of the goals and major policies, together
with sub -policies, strategies, and the details of the
Specific Plan.)
A. Land Uses
1. Commercial: tourist, shopping complex,
service and supply complexes, office.
MR/DOCTB.012 -4-
2. Residential: density, affordability, mixes
with commercial.
3. Public Uses (e.g., fire station, park, public
facilities).
4. Circulation and access (rights -of -way and
easements).
5.
Infrastructure (rights -of -way and easement).
6.
Sub -area plans and alternatives.
7.
Mixed -Uses and flexibility.
8.
Preferred Land Uses in ultimate and
alternative patterns.
B. Infrastructure to Support Land Uses
(distribution, _location, extent, intensity).
1.
Transportation: public and private, pattern
of roads, access controls, parking
orientation, pedestrian, and bicycle
circulation.
2.
Drainage: on site drainage, right-of-way
drainage, regional drainage, policy for
improvement of Whitewater Wash.
3.
Water: supply system, water efficiency
4.
Waste water: collection and transport system.
5.
Solid waste: collection, transportation,
disposal, hazardous wastes.
6.
Energy: conservation, supply systems.
7.
Communications: systems
C. Standards and Criteria for the Preservation,
Conservation and Utilization of Natural Resources
and
for Development
1.
Design
a.) Site: preservation of vistas and
views, division and utilization of land
placement and orientation of
structures, setbacks, elevations,
heights separations, bulk and masses,
intensity of building coverage, open
MR/DOCTB.012 -5-
spaces, landscape, handscape, parking,
other features, lighting, internal
self -buffering, relationship to
adjacent properties.
b.) Architecture, criteria for design,
signs, exterior treatments, colors,
graphics, water and energy efficiency,
ambiance
2. Access and service functions, emergency
access, parking, loading, service areas,
separations and screening.
D. Implementation measures, including regulation,
marketing, cooperative programs, capital projects,
financing, and other guidance strategies.
1. Zoning Ordinance amendments
2. Timing: time -phasing and mixing, near term
alternate uses and long term ultimate uses.
3. Flexibility and strategies for orderly
development guidance.
4. Capital improvement program.
5. Need or desire for incentives for density,
intensity, bonuses for design.
6. Funding
7. Responsibilities and cooperation
a.) City
b.) Redevelopment Agency
c.) Other agencies
d.) Property owners and developers
IV. ATTACHMENTS
A. Environmental Report
B. Appendices for data and studies
C. Bibliography
D. Organizations and persons consulted
MR/DOCTB.012 -6-
ATTACHMENT
1988-89 LA QUINTA GENERAL FUND REVENUES
(FROM BUDGET PROJECTIONS)
TOTAL $3,636,700
Revenue Sources Related to Land Uses $2,760,000
i.e. 76%
One -Time (at the point of development) $1,314.000
Building Permits $334,000
Infrastructure Fees 620,000
Engineering Fees 50,000
Planning & Zoning Fees 75,000
Plan Check Fees 175,000
RDA Administrative Fees 60,000
i.e. 36%
On -Going (beyond the point of development) $1,446,000
Property Tax
Transient Occupancy Tax
Sales Tax
$256,000 7%
750,000 21%
440,000 12%
i.e. 40%
MR/MEMOCC.046 -11-
ATTACHMENT 3
GENERAL PLAN
CITY OF LA QUINTA, CALIFORNIA
Recommended by La Quinta Planning Commission
Resolution No. 85-10, November 19, 1985
Adopted by La Quinta City Council:
Resolution No. 85-97, November 19, 1985
Based upon a Draft General Plan
Prepared by:
COTTON/BELAND/ASSOCIATES, INC.
Urban & Environmental Planners
1028 North Lake Avenue, Suite 107
Pasadena, California 91104
In association with:
The Natelson Company, Inc.
Weston Pringle and Associates, Inc.
Raymond Baughman/Associates, Inc.
Takata/Associates, Inc.
Gordon Bricken Associates, Inc.
POLICY 6.2.3 - THE CITY SHOULD ENCOURAGE, USING
APPROPRIATE INCENTIVES, THE VOLUNTARY
MERGER OF EXISTING, SMALLER RESIDENTIAL
LOTS - PARTICULARLY THOSE TYPICAL OF
THE COVE AREA.
POLICY 6.2.4 - THE CITY SHOULD EVALUATE AND ESTABLISH
APPROPRIATE STANDARDS CONCERNING
MINIMUM FLOOR AREAS FOR VARIOUS TYPES
OF RESIDENTIAL USES IN ORDER TO ASSURE
ADEQUATE HOUSING, PARTICULARLY FOR
HIGHER DENSITY LAND USE CATEGORIES.
POLICY 6.2.5 - SPECIAL DEVELOPMENT STANDARDS ARE
NECESSARY TO UPGRADE THE QUALITY OF THE
HOUSING SUPPLY LOCATED IN THE COVE
AREA.
POLICY 6.2.6 -• THE DEVELOPMENT OF APPROPRIATE
INCENTIVES TO ACHIEVE A MIX OF HOUSING
IS DESIRABLE ESPECIALLY TO ASSURE THAT
NOT ALL NEW PROJECTS BECOME GATED
COMMUNITIES.
COMMERCIAL: Issue Assessment - (MEA Reference: II-D)
In response to past development and
infrastructure constraints, commercial
development in La Quinta has been
limited to the Village area and the
intersection of Washington Street and
Highway 111. Strong market competition
from abutting cities and existing
commercial development along the
Highway 111 corridor have kept this
situation fairly stable.
However, planned development of
residential projects and overall growth
potential of this portion of the
Coachella Valley indicate strong
support for additional commercial where
adequate accessibility and visibility
are present.
Geography and the existing regional
circulation system place most general
commercial development opportunities
within the Highway 111 corridor..
However, some limited commercial
opportunities are appropriate for the
Jefferson Street corridor.
VI -6
The General Plan recognizes this
commercial market factor and seeks to
provide necessary convenience and
service uses where appropriate for
residential support. In addition, the
plan defines the "Village" and related
specialty/convenience commercial.
The resort nature of the community also
indicates the need for hotel and
related uses so an appropriate land use
category has been developed to
accommodate the La Quinta Hotel, the
Desert Club and the PGA West Resort
core.
Concern has also been identified for
some heavier commercial activity to
provide for storage, repairs and other
related needs. An isolated portion of
the Highway 111 corridor near Adams
Street seems most suitable for this
opportunity.
Implementation Policy:
POLICY 6.3.1 - DEVELOPMENT OF COMMERCIAL USES SHALL BE
ENCOURAGED.
General Commercial: General Commercial is a generalized
category for the broadest range of use
activities. It includes general
merchandise above and beyond that found
in local neighborhood centers. The
latter provide primarily food and food
services.
General commercial centers typically
contain 100,000 to 300,000 square feet
of gross leasable area to serve a
population of 15,000 to 20,000 persons.
Smaller, neighborhood -type centers,
which provide retail and services
needs, are functionally related to the
residential neighborhoods they serve.
They typically include 30,000 to
100,000 square feet of gross leasable
area and contain such goods and
services as: eating and drinking
establishments, food and beverage
retail sales, general personal
VI-7
services, retail sales, administrative
and professional offices, medical
services, financial insurance and real
estate services.
Implementation Policy:
POLICY 6.3.2 - COMMERCIAL AND NEIGHBORHOOD CENTERS
SHALL BE LOCATED ON ARTERIAL HIGHWAYS.
POLICY 6.3.3 - DEVELOPERS OF SHOPPING CENTERS SHALL
DEMONSTRATE THROUGH APPROPRIATE STUDIES
THAT ADEQUATE MARKET SUPPORT EXISTS
WITHIN ONE MILE OF THE PROJECT SITE.
Village Commercial: La Quinta land use policy places
special emphasis on the Village as the
historic center of year-round
commercial, residential, and related
activity.
This classification is intended to
stimulate development of specialty
commercial, eating and drinking
establishments, and a wide variety of
retail convenience facilities. The
intent is to accommodate a full range of
goods and services necessary for the
convenience of residents of the Cove
area and other nearby projects. In
addition, the access to the
Washington/Eisenhower/Calle Tampico
loop road, the adjacency to the Civic
Center complex,and availability of
higher density housing within walking
distance will contribute to an urban
village where pedestrians can enjoy a
special place. It is also a stated
policy of the City of La Quinta to
endorse the Art Festival. Efforts to
enhance the potential for redevelopment
of the area through infrastructure
improvements will be undertaken through
the City's Redevelopment Agency.
Implementation Policy:
POLICY 6.3.4 - THE CITY SHALL AGGRESSIVELY SUPPORT
IMPROVEMENT OF THE VILLAGE AREA
INFRASTRUCTURE AS A MEANS OF ENHANCING
POTENTIAL VILLAGE COMMERCIAL
DEVELOPMENT.
VI-8
POLICY 6.3.5 - THE CITY SHALL PREPARE AND ADOPT A
SPECIFIC PLAN FOR THE VILLAGE AT LA
QUINTA AREA AS SOON AS POSSIBLE WITH
SPECIFIC DESIGN STANDARDS INCLUDING
LANDSCAPING, SIGNING, BUILDING
ARCHITECTURE AND STREETSCAPE CRITERIA.
POLICY 6.3.6 - PARTICULAR ATTENTION SHALL BE GIVEN TO
ENCOURAGING A UNIQUE, PEDESTRIAN -
ORIENTED ATMOSPHERE IN THE VILLAGE
AREA.
POLICY 6.3.7 - APPROPRIATE DESIGN STANDARDS SHALL ALSO
BE; DEVELOPED FOR THE RESIDENTIAL AREAS
WHICH ABUT THE VILLAGE AREA.
POLICY 6.3.8 - PARTICULAR ATTENTION SHALL BE GIVEN TO
MAINTAINING COMPATIBLE LAND USE
RELATIONSHIPS BETWEEN COMMERCIAL AND
RESIDENTIAL USES N THE VILLAGE. SOME
AREAS SUCH AS THE EAST SIDE OF DESERT
CLUB DRIVE WILL BE MORE STRICTLY
CONTROLLED TO ACHIEVE THIS PURPOSE.
Tourist Commercial: 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.
Implementation Policy: _
POLICY 6.3.10 - THE DEVELOPMENT OF HOTELS AND RELATED
TOURIST -ORIENTED USES IS HIGHLY
DESIRABLE TO PROVIDE FUTURE REVENUE
BASE FOR THE CITY.
POLICY 6.3.11 - THE CITY SHOULD ESTABLISH STANDARDS TO
ASSURE HIGH QUALITY TOURIST -ORIENTED
DEVELOPMENTS.
Special Commercial: It can be expected that future
residential uses along the Jefferson
Street corridor will create some demand
for commercial uses. However, since
this growth will occur a number of
VI-9
years from now and since priority
attention for commercial development
will initially be in the Village area,
a Special Commercial land use category
has been prepared. It is intended to
ultimately allow retail/office
commercial development but not until
other priorities can be satisfied.
Provision has been made to allow
tourist facilities such as hotel,
restaurants and accessory facilities to
occur without time constraints due to
the resort atmosphere being encouraged
by the City.
Im-plementation Policy:
POLICY 6.3.12 - DEVELOPERS IN THE SPECIAL COMMERCIAL
LAND USE CATEGORY SHALL DEMONSTRATE
THAT ADEQUATE MARKET EXISTS WITHIN A
REASONABLE RADIUS PRIOR TO CONSTRUCTION
OF RETAIL OR OFFICE COMMERCIAL
PROJECTS.
POLICY 6.3.13 - PRIOR TO OBTAINING DEVELOPMENT APPROVAL
AND ZONING, IT SHALL BE THE
RESPONSIBILITY OF THE DEVELOPER TO
DEMONSTRATE THAT A COMMITTED USER AND
CONSTRUCTION FUNDING ARE AVAILABLE.
POLICY 6.3.14 -- PRIORITY SHALL BE GIVEN TO ENCOURAGING
DEVELOPMENT OF COMMERCIAL PROJECTS IN
THE VILLAGE AREA RATHER THAN ON THE
JEFFERSON STREET CORRIDOR, EXCEPT THAT
HOTELS AND RELATED TOURIST -ORIENTED
USES SHALL BE ALLOWED AT ANY TIME.
Mixed --Use Commercial: The commercial nature of the Highway
Ill area is evident, but there is some
concern that the entire area between
the Whitewater River and Avenue 48 can
be so developed. Therefore, the City
has an opportunity to utilize a
mixed -use policy. The purpose of such
a policy is to:
provide greater flexibility for site
design to preserve open space,
minimize public service costs and
stimulate innovative design;
VI-10
° allow a mixture of compatible uses
within a planned development
environment;
° use the limited highway exposure
along Highway 111 in the most
efficient manner so that fiscal
benefits to the City can be
maximized;
° avoid fragmented development with its
inherent potential for traffic
congestion and land use
incompatibility; and
° provide proximate residential uses to
enhance market support for commercial
uses.
Implementation Policy:
POLICY 6.3.15 - THE MIXED -USE CATEGORY SHALL BE APPLIED
TO LAND HOLDINGS WHICH ARE 20 ACRES OR
LARGER IN SIZE. SMALLER HOLDINGS SHALL
BE LIMITED TO COMMERCIAL USE.
POLICY 6.3.16 - MIXED -USE COMMERCIAL PROJECTS SHALL
CONTAIN A MINIMUM OF 70 PERCENT
COMMERCIAL USES BY LAND AREA.
POLICY 6.3.17 -• A MASTER PLAN AND DEVELOPMENT AGREEMENT
MUST BE APPROVED PRIOR TO ANY LAND
DIVISION OR OTHER DEVELOPMENT APPROVAL
ACTION.
POLICY 6.3.15 -• PROJECT APPROVALS AND REDEVELOPMENT
AGREEMENTS SHALL STIPULATE PHASING OF
CONSTRUCTION AND RESPONSIBILITY FOR
IMPROVEMENTS.
POLICY 6.3.19 - DESIGN OF MIXED -USE PROJECTS SHALL
INCLUDE APPROPRIATE STANDARDS TO
ESTABLISH ADEQUATE BUFFERS AND LAND USE
COMPATIBILITY BETWEEN COMMERCIAL AND
RESIDENTIAL USES BOTH WITHIN THE
MIXED -USE PROJECT AND WITH SURROUNDING
PROPERTY.
Commercial Park: This land use category is intended to
accommodate a limited need for heavy
commercial such as body and fender,
VI-11
storage facilities, repair work and
similar uses for some very light
industrial uses. While the general
nature of the City tends away from
these types of uses, some opportunity,
if carefully regulated, can be
accommodated while still maintaining
reasonable compatibility.
Implementation Policy:
POLICY 6.3.20 - A COLLECTOR STREET SHALL BE PROVIDED
EITHER ALONG THE WHITEWATER RIVER OR
THE SOUTHERLY DIVISION FROM MIXED -USE
COMMERCIAL TO PROVIDE ACCESS TO THIS
AREA.
POLICY 6.3.21 -- ALLOWABLE USES SHALL NOT INCLUDE HEAVY
USES WHICH COULD NEGATIVELY AFFECT
SURROUNDING RESIDENTIAL OR COMMERCIAL
USES.
POLICY 6.3.22 - SUITABLE DEVELOPMENT STANDARDS AND
REVIEW PROCEDURES SHALL BE ESTABLISHED
FOR THIS CATEGORY.
Industrial: The special environment of the
Coachella Valley in general and the
City of La Quinta in particular, plus
the nature of the local economy,
largely preclude the need for
industrial land use classifications.
This area is strongly oriented to
service -type employment and the
potential for traditional manufacturing
developments is low. Therefore, the
General Plan seeks to provide
employment opportunities within the
General Commercial, Mixed -Use
Commercial and Commercial Park
categories.
Implementation Policy:
POLICY 6.4.1E - NO SEPARATE LAND USE CATEGORY FOR
INDUSTRY IS NEEDED OR APPROPRIATE.
URBAN DESIGN: Issue Assessment - MEA Reference: II-D)
As a city which has limited existing
development but substantial potential
VI-12
/A I I f1UHMCIN 1 �+
LA QUINTA COACAERCIAL ABSORBTION STUDY
Prepared for:
Planning and Development Department
City of La Quinta
78.405 Calle Estado
La Quinta, CA 92258
Prepared by:
AGAJANIAN & Associates
Development Economic and Planning Consultants
666 Baker Street, Suite 369
Costa Mesa, CA 92626
January 1989
ATTACHMENT
MEMORANDUM
CITY OF LA OUINTA
TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: THE PLANNING AND DEVELOPMENT DEPARTMENT
DATE: FEBRUARY 14, 1989
SUBJECT: ECONOMIC DEVELOPMENT STRATEGIES FOR COMMERCIAL
LAND USES
BACKGROUND
In Ncvember of 1988, the City commissioned a City-wide update
study of commercial absorption. The projections were requested
]rrimarily in order to fine tune the Highway 111 Specific Plan.
However, because the entire City was examined, the projections
will be useful for broader purposes as well.
In late December, the Staff received the draft report from
Agajanian and Associates. The early analysis and discussion in
this memo is based on data from that draft report.
The report contains data which can aid the City to address and
adjust City-wide economic development strategies. An analysis
of this and other data permits an examination of the objectives
the City may want to accomplish via commercial development.
Policies could be developed which would guide commercial
development, particularly as they may relate to the kind of
commercial to be emphasized in specific locations, and the
appropriate sequence in terms of time periods.
REPORT RESULTS
The thrust of the commercial absorption projections was to
estimate the La Quinta capture (in square feet of commercial)
based on the commercial growth of the Coachella Valley as a
whole. The projections are broken down by four types of
commercial:
A. Neighborhood commercial;
B. Community Commercial;
- 1 -
BJ/MEMOTB.058
Map 2
COMMERCIAL SUBAREAS IN LA QUMrA
( Top is North )
North Washigtc
Street Corridor
city of
Indian Weis
Source: AGAJANIA.N & associates
OF
Market
Segment
Subarea
Table 9
ESTIMATED COMI1fRCpAL ABSORBTION FOR
IA QUINTA SUBAREAS BY MARKET SEGMENT
Total
Village
Commercial
Jefferson
Washington
Highway 111
Neighborhood
Village
Commercial
Jefferson
Washington
Highway 111
Community
Village
Commercial
Jefferson
Washington
Highway 111
Regional
Village
Commercial
Jefferson
Washington
Highway 111
Tourist
Village
Commercial
Jefferson
Washington
Highway 111
Period
1990-4995 1996-2000 2001-2010
2011-2020 1990-2020
45,400
49,000
129,000
177,900
401,300
81,000
160,000
302,000
321,200
864,200
21,000
28,900
68,000
98,000
215,900
164,500
178,000
644,800
962,600
1,949,900
15,400
20,000
55,000
65,000
155,400
26,000
20,000
25,000
44,200
115,200
21,000
9,900
0
0
30,900
0
0
0
0
0
30,000
29,000
39,000
58,000
156,000
40,000
34,000
78,000
78,000
230,000
0
19,000
24,000
29,000
72,000
66,300
71,900
144,900
240,500
523,600
0
0
35,000
45,000
80,000
0
0
19,000
19,000
38,000
0
0
19,000
19,000
38,000
9,400
20,800
350,300
572,100
952,600
0
0
0
9,900
9,900
15,000
106,000
180,000
180,000
481,000
0
0
25,000
50,000
75,000
88,800
85,300
149,600
150,000
473,700
Source AGAJANIAN & Associates
1b
Table 10
ESTIMATED SF OF COMMERCIAL ABSORBTION BY
MARIO?T SEGMENT FOR I.A QUINTA SUBAREAS
]Period
Market
Subarea Segment 1990-1995 1996-2000 2001-2010 2011-2020 1990-2020
La Quinta
Neighborhood
62,400
49,900
80,000
109,200
301,500
Community
136,300
153,900
285,900
405,500
981,600
Regional
9,400
20,800
423,300
655,100
1,108,600
Tourist
103,800
191,300
354,600
389,900
1,039,600
Total
311,900
415,900
1,143,800
1,559,700
3,431,300
Village
Neighborhood
15,400
20,000
55,000
65,000
155,400
Gore
Community
30,000
29,000
39,000
58,000
156,000
Regional
0
0
35,000
45,000
80,000
Tourist
0
0
0
9,900
9,900
Total
45,400
49,000
129,000
177,900
401,300
Jefferson
Neighborhood
26,000
20,000
25,000
44,200
115,200
Corridor
Community
40,000
34,000
78,000
78,000
230,000
Regional
0
0
19,000
19,000
38,000
Tourist
15,000
106,000
180,000
180,000
481,000
Total
81,000
160,000
302,000
321,200
864,200
Washington
Corridor
Neighborhood
Community
21,000
0
9,900
19,000
0
24,000
0
29,000
30,900
72,000
Regional
0
0
19,000
19,000
38,000
Tourist
0
0
25,000
50,000
75,000
Total
21,000
28,900
68,000
98,000
215,900
Highway 111
Corridor
Neighborhood
Community
0
66,300
0
71,900
0
144,900
0
240,500
0
523,600
Regional
9,400
20,800
350,300
572,100
952,600
Tourist
88,800
85,300
149,600
150,000
473,700
Total
164,500
178,000
644,800
962,600
1,949,900
Source AGAJANIAN & Associates
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1d
C. Regional Commercial;
D. Tourist Commercial;
The projections are principally focused on three commercial
areas specified in the General Plan:
1. Village Area;
2. Jefferson Corridor;
3. Highway 111 Corridor;
* Plus, an area which was added because a General Plan
Amendment had been proposed for commercial uses at
the corner of Miles and Washington. Rather than
just focus on the one property, Staff requested an
analysis of the whole North Washington Corridor
from the Whitewater Wash north to Country Club.
Much of this area is outside of La Quinta -
especially the Avenue 42 and Country Club
intersections. But two properties within La Quinta
were named as potentially commercial: the seven
acre property proposed by Spanos and the 57 acre
property across Miles to the North (which has now
been proposed for residential uses).
Table 9, taken from the draft Agajanian and Associates report,
contains the "middle ground" projections for the four types of
commercial, for the four sub areas, for four time periods
between 1990 and 2020.
ANALYSIS OF PROJECTIONS
Refer to Table 10 "Commercial square feet by area, by type for
each time period". This Table shows the projections of
commercial square feet for each area.
To permit a comparison of the capture or absorption of each
area within each time period, Table 12 has been created. This
Table converts the square footage figures to percentages
within each type within each time period.
Reviewing Table 12, we can see that in the period 1990-95, for
Neighborhood Commercial, the Village would capture 25% of the
square footage, while the Jefferson Corridor would capture
42%, North Washington 34% and the Highway 111 Corridor 0%.
The total square footage
based, are still shown
(at the bottom) and for
(at the right side).
figures on which the percentages are
in the margins for both the time periods
each location across all time periods
BJ/MEMOTB.058
- 2 -
COMMERCIAL ACREAGE IN LA QUINTA
La Quinta commercial acreage is presently concentrated in three
areas or corridors:
Village at La Quinta
Jefferson Street Corridor
Highway 111 Corridor
The acreages are approximately as follows:
Village (net acreage not including streets)
Core subzone:
14.10
South subzone:
11.38
Park Subzone:
7.55
North subzone:
43.77
Village Total 76.80
Jefferson Corridor
PGA
West
Neighborhood Commercial:
20
PGA
West
Tourist Commercial:
65
Oak
Tree
West Special Commercial:
36.5
Oak
Tree
West Office Commercial:
3.5
50th & Jefferson. Tourist Commercial:
74
Jefferson Total 199
Highway Ill Corridor
Out of the total acreage, the nonresidential
overlay area adjacent to Highway 111 itself
is approximately 325 acres 325
TOTAL 601 ac
In order to estimate what the maximum commercial space demand
might be, using the rule of thumb of 50 square feet of
commercial space per person, and assuming approximately 100,000
persons at buildout ('including tourists and seasonal
residents), the amount of commercial land presently reserved in
the General Plan is excessive (459 acres absorbable versus 601
available). The implications are that La Quinta will need to
capture much more than its share of tourist and regional market
to absorb the surplus land.
- 3 -
B'/MEMOTB.058
ACREAGE COMPARED TO PROJECT ABSORPTION
Looking at the gross absorption projected for each area shows
where surpluses may be concentrated. (Assumes one-story
construction.)
Sq. Ft. Acreage Acreage Surplus
Projected Absorbed Available Acreage
Village 401,300
37
'77
40
Jefferson 864,200
79
199
120
Highway 111 1,949,900
179
325
146
295
601
306
The surplus acreage would be higher if a significant portion of
development were more than single story construction. But
assuming single story construction to be the norm, 510 of the
commercially reserved land in the General Plan is potentially
surplus through the period 2020. Looking at specific sites, we
find that the Jefferson Corridor might absorb 115,200 square
feet of neighborhood commercial. If we assume that it would
all be placed at PGA West neighborhood center location at
Avenue 54 and Jefferson, this translates to 10.6 acres of
neighborhood commercial. That is to say that the PGA West site
at 20 acres is approximately twice as large as it needs to be
through the period 2020. The Jefferson Corridor could absorb
481,000 square feet of tourist commercial. If all of this were
placed at PGA West's tourist commercial site (65 acres) only 44
acres would actually be absorbed. Moreover, none of the Oak
Tree West nor the 50th Avenue at Jefferson Tourist Commercial
would be absorbed in this period.
Within the 700 acres of the Highway 111 Corridor, with only 179
acres of commercial expected to be absorbed, several
conclusions become apparent.
1. Much of the land would need to be put to other uses.
Some of the alternatives to consider are:
a. Commercial uses which have been prevented from
being placed elsewhere;
b. Residential;
C. Amenities such as water surface, golf courses, or
landscaped areas;
d. Institutional or public agency uses;
e. Parks, or other community uses.
2. There is room within the Highway 111 Corridor for some
neighborhood level commercial. With one neighborhood
center at the west end, it would make locational sense to
distance the next one toward the east (Jefferson) end of
the Corridor .within La Quinta. Much of this neighborhood
commercial could come from the Washington Corridor
- 4 -
BJ/MEMOTB.058
projections. As a matter of policy, given the existing
surpluses of commercial land elsewhere, it makes little
sense to add to the surplus by opening up additional
commercial land in the Washington Corridor. This corridor
should be held out of the commercial land inventory
altogether.
3. If the City expects any one of the areas to reach
anything like saturation of development - without a lot
of vacant surplus land scattered about which depresses
the viability of a commercial area - some policy guidance
will be necessary to focus the development during each
time period.
ECONOMIC DEVELOPMENT OPPORTUNITY
The individual area projections are based on a total commercial
absorption projection for La Quinta as a whole. If the economy
and growth rates turn out to be close to the projections, the
market for the total commercial absorption will be present.
See Table 11 for percentages La Quinta may expect to capture of
Valley commercial.
In most post -Proposition 13 cities, there is a strong
temptation to welcome any and all commercial development for
its contribution to the sales tax base -- regardless of where
or when it might develop. There is, as a natural result of
this type of policy, a scattering of commercial development.
General Planned and Zoned Commercial land will naturally have a
higher asking price. A city with a wide-open commercial
development policy scatters commercial development by
permitting the conversion of cheaper residentially
planned/zoned land to commercial purposes, or the development
of surplus and less well -located commercial land.
An opportunity exists to guide the location and concentrations
by type of commercial. A city unconcerned about economic
development could simply let commercial fill in wherever and
whenever, and whatever type the developers want to propose
(where the General Plan allows commercial). A city unconcerned
about planning could simply amend the General Plan whenever a
developer wants to speculate on the commercial market outside
of the General Plan policy. However, La Quinta is deeply
committed to both planning and economic development. An
opportunity exists to plan and guide commercial development in
La Quinta with regard to what types go where and when. Timing
will be the key. By this method, the City can accelerate
development in one area. In this way, the critical mass of
commercial can be reached earlier, truly permitting more
efficient infrastructure development, and a more reasonable
pay-off program by developer involvement and tax increment
financing.
- 5 -
BJ/MEMOTB.058
TABLE 11
NEW ABSORPTION 1990 - 2020
SQUARE FEET COMMERCIAL
COACHELLA PERCENT
VALLEY LA QUINTA LA QUINTA
from Table #7 from Table #9
Neighborhood
Commercial
5,666,900
301,500 5.3%
Community
Commercial
7,850,400
981,600 12.5%
Regional
Commercial
6,498,700
1,108,600 17.1%
Tourist
Commercial
11,177,800
1,039,600 9.3%
TOTAL 31,193,800 3,431,300 10.99% Averag
(603,300 for 1988)
M
TABLE 13
ECONOMIC DEVELOPMENT STRATEGY:
SHIFTING LOCATIONS OF DEVELOPMENT
RKET
�GMENT
SUBAREA
1990-1995
1996-2000
SQ FT
SQ FT
iTAL
VILLAGE
45,400
49,000
)MMERCIAL
JEFFERSON
81,000
160,000
WASHINGTON
21,000
28,900
HIGHWAY 111
164,500
178,000
---------------------
a
o
?IGHBOORHOOD
VILLAGE
256
40,5
)MMERCIAL
JEFFERSON
42
40
WASHINGTON
34 ,
20
-------------------------------------------------
HIGHWAY 111
0
0
2001-2010
SQ FT
129,000
302,000
68,000
644,800
69
31
0
0
2011-2020
SQ FT
177,900
321,200
98,000
962,600
1990-2020
401,300
864,200
215,900
1,949,900
60 155,400
40 115,200
0 30,900
0 0
-------------------
)MMUNITY
VILLAGE
226
19 K
14
14
156,000
)MMERCIAL
JEFFERSON
WASHINGTON
29
0
225
13
27
8
r
19
7
230,000
72,000
51
y
59
523,600
------------------------------------------------------------
HIGHWAY111
49
_
47
_
_
---------------
EGIONAL
VILLAGE
0
0
8
7
80,000
OMMERCIAL
JEFFERSON
WASHINGTON
0
0
0
0
4
4
f
3
3
38,000
38,000
87
952,600
------------------------------------._-----------------
HIGHWAY 111
100
100
83
--
---------
OURIST
VILLAGE
0
0
0
3
9,900
OMMERCIAL
JEFFERSON
14
55
51
46
481,000
WASHINGTON
0
0
7
13
75,000
473,700
--------------
HIGHWAY 111
----------------------------------------------------------------------
86
45
42
38
;ource: Agajanian & Associates
lnderlined number received policy emphasis.
irrows indicate locational shift based on policy emphasis.
w
The haphazard alternative would permit a shotgun approach in
which no one area would mature very fast. All areas would
continue in a partial development mode for a longer period.
The key to the opportunity is to forge a policy with a sense of
timing for fostering commercial development in some areas while
holding off other areas until a later period. It may be
necessary to amend the General Plan and/or temporarily rezone
some of the excess commercial land until the strategies have
been executed and the later market develops. It is obviously
unwise to leave commercially planned and zoned surplus land for
which the market won't develop for 30 years or more. At
present all that would be required is a commercial plot plan
and building permit.
STRATEGIES
The essence of the strategies described is to attempt to alter
the percentages for each commercial area by a policy program of
timing: emphasizing one area, then another, and at the same
time de-emphasizing certain areas.
BY TIME PERIOD
1990 - 1995: Emphasize neighborhood and community commercial
In the Village. Down play neighborhood and community
commercial along Jefferson Corridor. Permit tourist commercial
in Jefferson Corridor, but only at PGA West.
Along Highway 111, permit community commercial and tourist
commercial development. Retard North Washington neighborhood
commercial. Try to move it to Highway 111 Corridor, especially
the Jefferson end. To prevent the County from approving
commercial further north than PGA West along Jefferson and its
cross roads, consider annexing the Sphere of Influence area
east of Jefferson.
1996 - 2000: Again emphasize neighborhood and community
commercial in the Village. Down play neighborhood and
community commercial along the Jefferson Corridor. However,
when the neighborhood center at PGA West (Jefferson and Avenue
54) is ready, allow it to develop. Emphasize tourist
commercial along Jefferson.
Along Highway 111, permit tourist and community commercial to
develop, especially at the Jefferson and Washington ends of the
Corridor. Down play the development of North Washington
Corridor within La Quinta. Attempt to shift commercial
ventures toward Highway 111.
BJ/MEMOTB.058
2001 - 2010: The Village by this time, should have gained
enough momentum that a policy emphasis should not be necessary.
The policy should shift at this point to being selective as to
uses and placement and care with regard to design compliance.
At PGA West, Avenue 54 and Jefferson, should be permitted
continuation of the neighborhood commercial development.
Tourist development should be emphasized elsewhere along the
Jefferson Corridor. However, attempts at community and regional
development along Jefferson should be shifted into the Highway
Ill Ccrridor.
Within the Highway 111 Corridor, the emphasis should be on
community infill, regional and tourist commercial development.
North Washington community, regional and tourist development
with La Quinta should be shifted toward the Highway 111
Corridor.
2010 - 2020: The Village at this point would be completing
its infill and expansion.
At PGA West, the neighborhood center would be building out.
Another location may present itself in this period. Tourist
development along Jefferson should still be emphasized.
Community commercial along Jefferson should be shifted to the
Highway 111 Corridor, as should any regional development.
The emphasis within the Highway Ill Corridor should be on
regional commercial, plus infill of tourist.
The North Washington Corridor within La Quinta should have its
development shifted to the Highway 111 Corridor.
SUMMARY BY AREA
The Village should focus on neighborhood and small scale
community services consistent with the Village Specific Plan
and be emphasized during the period 1990 - 2000.
The Jefferson Corridor should emphasize tourist development
during all periods. Neighborhood commercial should be
permitted only at PGA West until the period after 2010.
The North Washington Corridor within La Quinta should be
prevented from being commercially developed. Ventures should
be shifted to the Highway 111 Corridor.
If the City were to annex the northeast corner of Fred Waring
at Washington, this area could be considered for possible
commercial land uses after the year 2000. But, there are
already established two commercial centers further north on
Washington: one at Avenue 42, west side and at Country Club -
all four quadrants. The need for commercial at Fred Waring at
Washington would have to be proved as well as a demonstration
- 7 -
BJ/MEMOTB.058
that the commercialization would not jeopardize the development
of Highway 111, nor cause strip commercialization of the Palm
Desert/Indian Wells properties across Washington to the west.
The Highway ill Corridor should emphasize neighborhood
commercial in the period of 1990 - 2000, especially at either
end of the corridor. A second emphasis especially starting
after 1995, should be the centralized location of major
community commercial development. A third emphasis, especially
after the year 2000, is the beginning and follow through of
regional center development. And in all periods, tourist
development should be emphasized.
See Table 13 for a graphic
strategy.
RECOMMENDATION
and numerical depiction of the
The time is now appropriate to begin a dialogue with the City
Council about Economic Development Strategies for Commercial
Land Uses. Perhaps a General Plan Amendment to further clarify
the City's policies would be called for.
BJ/MEMOTB.058