1989 05 09 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 Quinta, California
May 9, 1989 - 7:00 P.M.
CALL TO ORDER - Flag Salute
ROLL CALL
* IcNOTE* *
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE
CONTINUED TO THE NEXT COMMISSION MEETING
Beginning Resolution No. 89-016
HEARINGS
1., Items ........... CONTINUED HEARING --
GENERAL PLAN AMENDMENT 88-021
SPECIFIC PLAN 88-012
TENTATIVE TRACT 23995
CHANGE OF ZONE 88-035
Applicant ....... A.G. Spanos
Location ........ Area between Washington Street, Miles
Avenue, Adams Street, and the Coachella
Valley Water District Wash, La Quinta,
excluding the small triangular area
just north of the Wash and just south
of the east/west Avenue 46 alignment
(Westward Ho Drive)
Request ......... • A General Plan Amendment
application proposing changing the land
use designation from Medium and High
Density Residential to Medium and High
Density Residential (altered
configuration) and General Commercial
• Specific Plan proposing a
mixed --use development consisting of 7.6
acres Tourist Commercial, three
Multi -Family Residential parcels
consisting of 250 units each, and a
300-lot single- family subdivision
MR/AGENDA.509 -1-
2 .
® Tentative Tract application
proposing to subdivide the property as
described above in the Specific Plan
o Change of Zone from R-1 and
R-2-8000 to C-P, R-3, and R-1
Action .......... Resolution No. 89-
Item ............. PLOT PLAN 89-411
Applicant ....... John Bund
Location Northeast corner of Calle Barcelona and
Avenida Bermudas
Request ..........
Convert existing 3,500-square-foot
single-family dwelling into
a 4,800-
square-foot restaurant on a
1.57-acre
site
Action ...........
Minute Motion
Items ...........
TENTATIVE TRACT 24317
Applicant ........
Sunrise Desert Partners
Location .........
South of Avenue 54, east of
the All -
American Canal
Request .........
To subdivide 22.8 acres
into 8
residential lots for the construction
of ill condominium units,
6 private
street lots, a buffer lot,
and a
landscape lot
Action ..........
Resolution No. 89-
Item ............ PLOT PLAN 89-412
Applicant ....... Landmark Land Company
Location ........ East side of Avenida Obregon, between
Calle Mazatlan and Avenida Fernando
Request ......... Expansion of the La Quinta Hotel in
accordance with SP 121-E (La Quinta
Cove Golf Club), increasing the unit
count by 38 rooms, from 603 to 641
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.
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.
MR/AGENDA.509 -2-
CONSENT CALENDAR - None
BUSINESS SESSION
].. Item ............ Specific Plan 85-006 - Oak Tree west
Applicant ....... Landmark Land Company
Location ........ Generally one -quarter mile south of
Avenue 50, bounded by Jefferson Street,
Avenue 54, the Heritage Club project,
Avenida Ultimo, and the easterly
portion of the Duna La Quinta project.
Request ......... First time -extension request.
Action .......... Minute Motion
OTHER - None
ADJOURNMENT
ITEMS FOR MAY 8, 1989, 4:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. Housing Element Policies
2. All other Agenda items.
3. Identification of future Commission Agenda items.
ITEMS IDENTIFIED FOR FUTURE AGENDAS
ik. Dark Sky Ordinance C. Park Land Locations
1). Minute Format/Content d.. Downtown Parking
District
e. Street Address Illumination
]SIR/ AGENDA . 5 0 9 - 3 -
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MAY 9, 1989
APPLICANT: A.G. SPANOS
OWNER: TTP, LTD/TFP, LTD
PROJECT: RESUBMITTALS FOR:
GENERAL PLAN AMENDMENT NO. 88-021
CHANGE OF ZONE NO. 88-035
SPECIFIC PLAN NO. 88-012
TENTATIVE TRACT NO. 23995
PH-1
LOCATION: AREA BETWEEN WASHINGTON STREET, MILES AVENUE,
ADAMS STREET, AND THE WHITEWATER CHANNEL (SEE
ATTACHMENT NO. 1 IN ATTACHED STAFF REPORT)
BACKGROUND:
The above four applications were resubmitted and brought before
the Planning Commission on April 24, 1989 (see attached Staff
Report). At this hearing, the Commission chose to continue
this matter until May 9, 1989, so Staff could prepare more
detailed conditions regarding the requested commercial area.
DETAILED DISCUSSION ON PROPOSED COMMERCIAL AREA:
1„ Site Configuration (See Attachment A)
At present, the Applicant proposes a linear -type site
with an average width of +320 feet with +280 feet at
the narrowest point. This has resulted in a linear/strip
type commercial center being proposed for this site.
Staff proposes that the shape of the commercial site be
made less linear, aiming towards a more square
configuration, with an average width of +500 feet.
This would be advantageous for the following reasons:
a. The commercial buildings can now be clustered
together to provide potentially a more aesthetic
image than would be the case with a linear/strip
type commercial complex.
b. The access point off Washington Street into this
project (right in, right out) has been moved +200
A]D / STAFFRPT . 0 0 4 -1-
2.
911
feet north. This is still an adequate distance
from the corner of Washington Street and Miles
Avenue.
C. The access into the commercial area off Miles
Avenue (right in, right out) moves +100 feet
further away from the Washington Street/Miles
Street intersection.
Please note that this new configuration will add
approximately two (2) acres to the south phase of the
multi -family area, and removes approximately two (2)
acres from the north phase of the multi -family
residential area. The total multi -family residential
area remains the same.
Primary Street Corridor
Washington Street is designated as a primary street
corridor in the La Quinta General Plan. Aesthetic
controls will, therefore, be applied to all development
along this major arterial.
a. Building height restriction will be one storey.
This will also be in keeping with the Neighborhood
Center scale envisaged by the developer.
Neighborhood Centers should be one storey to
provide minimal visual impact on the surrounding
residential neighborhood. This is particularly
important in this case because the proposed
commercial use is located alongside a proposed
multi -family residential use.
b. The commercial buildings should be required to be
clustered to create a unified architectural image.
No satellite building pads should be located along
Washington Street.
C. A corner cutoff area, 150 feet by 150 feet, will be
required on the corner of Washington Street and
Miles Avenue. No development will be allowed in
this area, including parking.
Land Uses Permitted
The following uses should be allowed in this neighborhood
center provided that they are small in nature, and no
outside storage is allowed:
o Art supply shops and studios.
o Bakery shops, including baking only when incidental
to retail sales on the premises.
o Banks and financial institutions.
A]J/STAFFRPT.004 -2-
o Barber and beauty shops.
o Book stores.
o (:lothing stores.
o Confectionery or candy stores.
o Delicatessens
o Drug stores.
o Employment agencies.
o Florist shops.
o Food markets.
o Gift shops.
o Hobby shops.
o Ice cream shops.
o Jewelry stores, including incidental repairs.
o Laundries and laundromats, and drycleaners.
o Locksmith shops.
o Music stores.
o News stores.
o Offices, including business, law, medical, dental,
chiropractic, architectural, engineering,
community planning, real estate.
o Photography shops and studios.
o Refreshment stands.
o Restaurants and other eating establishments
(non -drive -through).
o Shoe stores and repair shops.
o Stationery stores.
o Tobacco shops.
o Travel agencies.
b. The following uses shall not be allowed on the site:
o Automobile repair garages, including body and
fender shops or spray painting.
o Automobile parts and supply stores.
o Bakery goods distributors.
o Bars and cocktail lounges.
o Billiard and pool halls.
o Department stores.
o Hotels, resort hotels and motels.
o Liquor stores.
o Theaters, including drive-in.
o Tire sales and service, including recapping.
o Automobile sales and rental agencies.
o Boat and other marine sales.
o Equipment rental services, including rototillers,
power mowers, sanders, power saws, cement and
plaster mixers, and other similar equipment.
o Golf cart sales and service.
o Mobilehome sales and storage, trailer sales and
rental of house trailers.
o Trailer and boat storage.
o Truck sales and service, and rental of trucks.
o Outdoor advertising structures
AID / STAFFRPT . 0 0 S4 - 3 -
4.
5.
6.
o Sale, rental, repair, or demonstration of
motorcycles, scooters, and motorbikes.
o Body and fender shops and spray painting.
o Mini -warehouse structures.
o Lumberyards.
o Building materials sales yards.
o Underground bulk fuel storage.
C. An application must be made to the Planning
Commission if any commercial use not mentioned
under a. or b. above is requested for this site.
Landscaping Of Parkway Strips
Perimeter landscaping will be required on the 20-foot
perimeter parkway strip along Washington Street and Miles
Avenue. The landscaping proposals should include large
established trees, and a combination berm/buffer wall
approximately three (3) feet to four (4) feet in height
to hide the parking area. This detail will be reviewed
during commercial plot plan review.
Commercial Plot Plan
The Developer shall
commercial plot plan,
proposals, for the
any development taking
Comments Submitted By
Behalf Of The Applic_an
submit and receive approval for a
including landscaping and signage
above -proposed development prior to
place.
Interactive Design Corporation On
t (See Attachment B)
Due to time constraints, Staff has no specific comments
on the attached letter.
CONCLUSION:
Detailed requirements concerning the proposed commercial area
for General Plan Amendment No. 88-021, Change of Zone No.
88-035, Specific Plan No. 88-012, and Tentative Tract No. 23995
have been discussed above.
One of the requirements, in particular, requires a change in
the commercial site configuration. The Specific Plan and
Tentative Tract Map as submitted presently do not show this new
lot configuration. Therefore, these two applications need to
be resubmitted. showing the new site configuration and, in the
case of the Specific Plan, additional information is required,
including building arrangements, linkages and movement patterns.
Therefore, at this stage only the General Plan Amendment and
Change of Zone applications should be considered by the
AD/STAFFRPT.004 -4-
Planning Commission. The Specific Plan and Tentative Tract
applications will have to be considered at a later date. Other
requirements for the commercial area, including permitted
tenants, will be included in the conditions of approval for the
Specific Plan and Tentative Tract.
FINDINGS•
A resolution has been prepared for General Plan Amendment No.
88-021 reflecting the new lot configuration for the commercial
area.
A resolution has also been prepared for Change of Zone No.
88-035 reflecting the new lot configuration for the commercial
area.
The Developer will be requested to resubmit Specific Plan No.
88-012 and Tentative Tract No. 23995 to reflect the new lot
configuration for the commercial area.
RECOMMENDATION:
General Plan Amendment No. 88-021:
By, adoption of attached Planning Commission Resolution No.
89- F recommend to the City Council concurrence with the
environmental analysis and approval of General Plan Amendment
No. 88-021 with the amended site configuration.
Change of Zone No. 88-035:
B�, adoption of attached Planning Commission Resolution No.
89- , recommend to the City Council concurrence with the
environmental analysis and approval of Change of Zone No.
8EI-035 with the amended site configuration.
Specific Plan No. 88-021 and Tentative Tract No. 23995:
B5r minute motion, request resubmittal of Specific Plan No.
88-021 and Tentative Tract No. 23995 showing the new site
configuration.
Attachments: A. Plan showing revised lot configuration
B. Letter from Interactive Design Corporation
C. Staff Report for Planning Commission
Meeting April 25, 1989
A]D / STAFFRPT . 0 0 4 - 5 -
PLANNING COMMISSION RESOLUTION NO. 89 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO.88-099 AND APPROVAL OF
GENERAL PLAN AMENDMENT NO. 88-021, A
REQUEST TO AMEND THE LA QUINTA GENERAL
PLAN LAND USE MAP FROM MEDIUM AND HIGH
DENSITY RESIDENTIAL TO MEDIUM AND HIGH
DENSITY RESIDENTIAL (ALTERED
CONFIGURATION) AND GENERAL COMMERCIAL.
CASE NO. GPA 88-021 - A.G. SPANOS
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider the request of A.G.
Spanos Construction, Inc. to amend the La Quinta General Plan
Land Use Map from Medium and High Density Residential to Medium
and High Density Residential (altered configuration) and
General Commercial for a site totaling 132.5 gross acres,
located between Washington Street, Miles Avenue, Adams Street
and the Coachella Valley Water District Wash, La Quinta,
excluding the small triangular area just north of the Wash and
just south of the east/west Avenue 46 alignment (Westward Ho
Drive), more particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH,
RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the approval of said General Plan Amendment:
1. Traffic impacts caused by the implementation of GPA
88-021 can be mitigated to a large degree.
2. Location of a general commercial land use as proposed by
this project would not be viable from a near -term land
use inventory perspective. However, development of
competitive properties and increased demand after the
year 2000 will create commercial demand to support
commercial development on this site.
MR/RES089.015 -1-
3. The request for commercial land use and a multi -family
residential area at a density of +15 units per acre is
consistent with the goals and policies of the La Quinta
General Plan.
4. This General Plan Amendment application complies with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5). Mitigation measures can be
generated to reduce the impact of General Commercial and
High Density Residential land uses on the subject
property.
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 the Planning Commission does hereby recommend to the
City Council approval of General Plan Amendment No.
88-021, consisting of a Land Use Map Amendment as
described In Exhibit "All, attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 25th day of
April, 1989, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RESO89.015 -2-
::Nl_JiAL PLAN AMEENDUNT 88-021 EXHIBI A
WZrUM DENSrTy
MIUM DENSITY
48
APPROX. 0 4 ACRES
CPA=
%
CEN"m RICS DENSITY
of
C4,, APPROX.
44,
WW4 40 ACRES
EXISTM WMAL PLAN LAND -USE
MWIn
7.6 ACRES t 49 ACRES
lucs DMITY RmImam
% %
7 AM 87 ACRES
MWIM many mmm=
'940 IIIW4
PROPWED CMNERAL PLAN tAND USE •.)�'
PLANNING COMMISSION RESOLUTION NO. 89-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO. 88-099 AND APPROVAL OF A
CHANGE OF ZONE FROM R-2-8000 AND R-1 TO
C-P, R-2A AND R-1 ON A 132.5-ACRE SITE.
CASE NO. CZ 88-035 - A.G. SPANOS CONSTRUCTION, INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider the request for a
Change of Zone from R-2-8000 and R-1 to C-P, R-2A and R-1 on a
132.5-acre site, located between Washington Street, Miles
Avenue, Adams Street and the Coachella Valley Water District
Wash, La Quinta, excluding the small triangular area just north
of the Wash and just south of the east/west Avenue 46 alignment
(Westward Ho Drive), more particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND
MERIDIAN; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the approval. of said Change of Zone application:
1. The proposed Change of Zone is consistent with the goals
and policies of the La Quinta General Plan.
2. This Change of Zone application complies with the
requirements of 91The Rules to Implement the California
Quality Act of 1970" (County of Riverside, Resolution No.
82-213, adopted by reference in City of La Quinta
Ordinance No. 5).
a. Mitigation measures can be generated to
reduce the impact of a commercial land use
and an R-2A zone on the subject property.
b. Mitigation measures can be generated to
reduce the impact on the transportation and
circulation systems of this area by the
introduction of a commercial use on the
subject property.
MR/RES089.0.17 -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 recommend to the City Council
approval of the above described Change of Zone request,
and as illustrated on the map labeled Exhibit "A",
attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 25th day of
April, 1989, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RES089.0.117 -2-
H A N G E 0F ZtwoNE 88 0 3
EXHIBIT A
NAC'REIS
± 7.6 R . 2A
Proposed Zone
t ,9 ACRES
Z
O
z
3
Q .k, k
Yyty► ,.CMl wsW qr
R_ 1 '
Proposed Zone
t 67 acres w ;
Rr
Q
Q �`
PROPOSED ZONING
- --- - ----- ------------- ---- - ATTACHMENT A
NORTH -
304 PHASE
•` - 303 250 UNJ.TS
�M-J r-1
NERA
302
Sa - - I-
_ I� \V
I ,
�- SOUTH PHASE
�- 250
UNITS -
'PLAN SHOWING REVISED
LOT CONFIGURATION
ATTACHMENT B
■
■
■
Interactive Design Corporation 161 South Civic Drive
Suite 7
Palm Springs, California 92262
(619) 323-4990
ma'I 3, 1989 8915.L03
de:r-L-v Herrfidn
Plaiaiiirig Di"t,cel-01-
Of I -AL QU-1-lita
P.O. Box 150/1'.
La Quanta, U, 922Ei3
DP-dr de:r:ry:
,rbc! to3I -awiticl i-epr-osei'l-,s my thoughts on Lhe issues
j-e!ga-.CdJ-ricj Nei-c,-[hborhoocd commercial wbich we discussed iij
youi[7 o.'Ffice . F hope they ar-e of value.
Thank you.,
S i nc o r c IL 11,
Reuel A ".(0 C-j- r A. I
RAY: dl.ri
hiiclosure
0
10, 4
op
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T
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'Y
d
palm springs - los angeles
Interactive Design Corporation 161 South Civic Drive
Suite 7
Palm Springs, California 92262
(619) 323-4990
8 9 11-1 . 10 01
NEIGHBORHOOD COMMERGIAL DESIGN CR11TER1A
BACKGROUND
"TVeigtLbc;rhood Coriijitercid-L centers are intendedi to provide
everyday goods and personal serv,,-ces for- people living neartiy.
Tlie nature of L-ansactions withi.-i the center are short term and
i mr(i. e cAJLate . Typ:j_caliy, this means a quick stop at a
dry--cicaners, c.-_)nvienience market or V--Ld.eo rental store to pick
up something that j_s needed immediately. The general
characteristic :il-s convenience. The patrons of the neighborrood
centcn!r come to i-e--l-v upon the store to provide those immediate
needs for which a 5 minute drive to the supermarket and a ltl
niinute wait in. �__Lne is undesirable.
I
The center should be integrated into the land planning of ti-f�
0 overall coMmuni"--v !,o that residents can walk and ride bicvcies
■ to the center.
■
The types of sh,:)ps, stores and personal services provided wi-I-IL
change as the neighborhood changes and 'the market changes. In.
the last ten year's the make-up of the centers has changed
significantly, and there is every reason to expect the
to continue,. TI-ius, flexibility is an important element in
determining- the appropriate mix. For d center near a
predominantly rt�Lired neighborhood a bridge and card room might
make sense. Near a young family neighborhood a hobby shop ccr
pet shop might be a huge saccess.
Uver time the 1:iir_aj_ residents may also begin to see the center
Eio a rLeigl.-iborhood "crossroads" where social as well as
commercia-i acti,,,,it-,,r thrives. Acquaintances are struck up, and
is -LI ii ari tv c- I ro 143 as the center becomes the local "marketplace.
.
For a Neighborh-,,od Commercial Center to function properly i_*t
must 1-_)e integra,_-ed into the circulation patterns of the
i1flifieClIate neighborhood and the community as a whole.
It the Center j-13 properly located within the community, tra:1 tic
c,n the major th:Droughfare is reduced because day-to-day n e e c s
can be fuifilie:l on the trip home from work. Furthermore, it a
box at Pampers 13 needed iffartediately, an automobile trip to Lhe
commurn-ty Center is avoided by running down to the "corner"
Etore..
palm springs - losangeles
�wiorhborhood Coirlmercial
Page Tiqo
(!:r[ldPB thO i.ffipcj-tarj.L elei.-flent in the planning of a
neighborhood center to reduce automobile traffic, is to
D-nteqrate Lae Cont - cr into 'the pedestrian and bicycle path
network with the neighborhood. if tI'le center can be reaclaenc
edBiLei and sa.17e_1_v and enjoyably ovably by fact or bike, then o'Lir
dependence wl[Oon the- car be les-selled, anct the social network
ct tt.e comi.iwnit�( enr-i.chad.
p c-. op ]0 h
_e can eajoyablv walk to the center, then soltie t - -
-ervices c)i:fcr(,,-- I j_n the center may become the meeting place of
the neighborhoo:I: a cafe where the locals, read the Sundav paper
-ir ha,t.,e a j-_)iZZd 1harsday night.
5-11luo, the overai.1 planning of a successful- neighborhood cent.er
utus-t be gi-dded 1--y ILhe - - t h 0
hategration of several. elements: 1)
I-cogn�_tjon of ',vhal- commercial and personal service needs e:�:ist
vTi-thin. the neiq,nj_�orhcod (-cenart mix and uses permitted),- 2:) a
-irculation net,N-�rk which allows for convenient in -out access
and parking; 3) aL ped.esLriarl/ticycle path which links the
neighborhood to tide) center; and 4) the proper location sc that
the convenience of tile Neighbc,rhood Center outweighs the greater
s e -�)miftui -'V Center.
, -lecrion at the C, a i t
CON C E R N S.
Ptie tolnvc-,
lowig issues habeen raised by theP Lanning Staff
-rne Planning Co[nrnj ssion ard City Council concerning
Jeigllbcjrhoub Comviercia-1 : appropriate uoes, butters and.
architectural biesign. We propose that the criteria developed to
address these issues be somewhat tie.-Clible, but balanced by an.
intense and demanding review r)f any specitir, Plan prepared 1-Dv a
development Lei.:ife, for a specit-_J_c site. J-1he reasoning behind this
approach is thal-I blanket requirements do not allow for
-tlexibilit-y, and creativ_Ltv to solve problem unique to a
S J." e c ifi c s t e . The resul * 'LL is that a-Ll centers tend to A-Ery, _-)Ut
the same anri pi e-sent thesarae street appearance, and may not
ti-inction solidl.,,,- and economically.
To be :moue arLd fc)r greater creatiVi-ty tl-) 50-1VC
spc_cj_fj_c- sit,e we propose the following approach:
Interactive Design Corporation 161 South Civic Drive w Suite 7 m Palm Springs, California 92262 (619) 323-4990
n ei.g' �t)orhood. Coiltme:rnia"L
)=age 'Three
Uses
1CL-e uses ti-,,a.t are app�r-opri ate for a Neighborhood Comrrierc_i_ai
Center are jeterin_inecl by the guiding principle of "eve:e v0d'v
commercial and personal serv_Lce." 'To enumerate all
possible appropriate or inappropriate uses in a code -L-,
iripossible; 7Lhere,1_cre, exclus--on of uses based upon
with the size and function of the Ceiat:-I-Ir
seems more reasonable. For example, certain uses are
irnt3racti_cal because o:t their space requirements (bowli-rig
a._LIev) ot'rie:rs bavc 0LttclCo:r storage requirements (lL ubE
°_,,ar_d) , or :i_)ecial ,ee:_-•,/ice delivery requirements
:warehouse) , ar noxicus odors or iiquids. (blueprintinc;,
painting al a)a; , or aucclocr TAorking area (autobodv shop) cr
even the arch g -image (escort service) .
(in the othr:�r hand, ti:) try to list ail possible uses is
�mprac t-rcai . Still, a. partial list of: uses which reshoac,
to the eve:r"1�vdav needs gives a good indication of the
cllarac:ter of: ;such. a --,,enter.
Delicatessen
Nobbv Shop
Barbersnop,� aai-, sa-ion
Shoe re.Pa. i_
Dry clear.iers
Florist
Ice cream 31iop
hakery
ronveni enc2 warKet
lr.c.oine ta,, prepar�,Aicjn
-�/ideo r_enta.l
1'1-jc(Ao cop` ce-nter
`Travel agenc,t,
Cate
La.undrouat
Lj.c1"C7bic center
Because of .he changing needs of different segments o1_ our
ocietz,°, t.l.r above list WOUld have been different ei_giir_
vear s ago, and f,je c a7z expect t tzeiu to c1 an Je over t iae
eig1it
Interactive Design Corporation 161 South Civic Drive ■ Suite 7 ■ Palm Springs, California 92262 (619) 323-4990
Neighborhood Commercial
Page tour
Therefore, we recommend that the proposed criteria be
general and focus on the exclusion of uses based upon 70e
principles cf size of space, scale of operation, outdoor-
storage requirements; service deliverer demands and haryful
or irritating operations or by-products. Other than these
(and perhaps others) we feel that the diversity of 9000s
and services honestly needed by the neighborhood r_ es.i cents
should govern what is appropriate.
1.1. Butters
The acti vi He3 which occur in a Neighborhood Commercial
Center rega.ir_e some treatment of the edges to provide tar
attractive aesthetic buffering and functional separation.
Washington Avenue is a view corridor which deserves a
landscape treatment that is unified and well -designed. a_Ize
plan shoulc create a street corridor with street trees:
define the road edge with shrubs, walls and berming, and
screen the distraction and glare of parked cars. TypicallY,
this is accomplished by defining a. setback from property
line for a landscaped buffer. The philosophy is that Pore
(meaning a wider setback) is better. We would propose
instead that a flexible approach be taken which would have
tour variabies in me equation: width, density of Plan' -
material, site cf plant material and berming or grabing.
For example, it may be possible to achieve the purposes oi_
street tree corridor, parking lot screening, and roan ub e
oefin.ition with a setback. of 20' (an effective landscape
1 12' wide parkway) by increasing 'she
area of �� including
number of trees and shrubs, or increasing the percent aye off_
24" an, M" box trees or adding a garden wall which ac s as
a retain. -r_g tral for the berming.
Therefore, Vor working numbers, we propose the follow-i_Ay
ratios for Free sizes
3 6 " box
4 � � b o x
ib gal.
30' Setback
0 o
J' 5 P6
Interactive Design Corporation 161 South Civic Drive ■ Suite 7 ■ Palm Springs, California 92262 (619) 323-4990
Ne_i_ghnorhood Comwercia_i-
Page Five
In other wards for. every 100 linear feet of street wit. 10'
setback., 3 trees are required, for 30' setback J trees,
20'. / ..rens .
It the desired efteon can be achieved in less space, then
several advantages are achieved: water conservation, i es:_i
.aaintena.noc, and lusher, denser landscape there.
In additioa, we propose that whatever distance is
identified as the sez5ack requirement, some provision tor
flexibilty still be allowed such that the street landscape
program ha n a dynamic appearance, not a rigid one and
unique site conditions can be addressed creatively. for`
example, L L may be desirable to establish an absolute
minimum setback of 20', and an average of 28'. It a
development tears proposes a portion of the project parking
dome within, 20' of the property line (32' from the curb) ,
thou for an equal distance somewhere else the parking be
held. back W to achieve an average of 30 ' .
Some such formula would allow for adjustments to unique
site coandi r_.i ons and configurations.
nast.ly, to propose t:1a.t the actual site conditions ct t
specific project be .reviewed for instances where the lot
confiigu:rat i >n, road pattern or topography may effectively
create the C i ty's desired effect without .regard to
setbacks. vock outcroppings: embankments and the wash may
create a spec K i.c condition that
cannot be foreseen., Lut is a great asset that should be
incorpor_ated into thz overall plan,.
All these approac'tes are intended to offer the developucnt
team and tale planning staff_ tools to shape a specific
project in the most appropriate way given the u.niquerin ss of
site, roads and sbrrouncaings. The goal is a richer
environment, more appropriate design solutions and more
enjoyatie public spaces.
Interactive Design Corpo,ation 16', South Civic Drive ■ Suite 7 ■ Palm Springs, California 92262 (619) 323-4990
Aie=i_ghborhood Cr)nmerc=i.al
Page Six
lII ieslg'n Oua . -tv
111i•ie noxt- a1..-1jor• coraponent which should be addressed. in 'cne
d.esig,n c:.r_i l.er:ia for Neighborhood Commercial is design
quaI i .ty ., J.'he goal c:t the City is to ensure that the center
is aesttietic:ai_i_y pleasing from the street and from wittiin
the center _i_L:selt., __n add,Ltion, accessory elements such as
t.rell:Lses, benches and pedestrian areas must be integra'tecd
into the d,�siclra. For the development team, an added gc,al
is visix)il_ i-tb and identity..
F:'tne triddit _on of commercial design which was developect
during the 60's and `rfl's resulted in bleak buildings Lacing
nar•ren [Darking lots. We are now struggling to evolve
]Netter qua;.itj% design standards for commercial centers.
XIlr_ouchout ��-istorsr the "marketplace" has been the cenLe:i o.-
_Lite tor d commun-Lty. It was the meeting place and tfii
money' plat . i rid it ha(I a specific and handsome urban T_ crm
- the a.gor,� , the square in front of the Cathedral, t lae
ca.ravansar i . We uave lost that torm and. because cartime:r-c:A al
sj_tes toda,a are along high speed .roads, signs have bec_>r.ne
the dram ina,i t element on these buildings. Thus, visua_1
-impression cf the ]Nui.ldings ins neither stately, attractive
nor fr lend Ll . So, clow cominunities wou_i_d obscure and lli.c:ie
the center .term view. 11he common attitude toward these
1JLtildings 1.J "the iciver the better." It is our iJeliej_ ,
however, that in order to identify a building as
" -Lmpo:rtant'' (serving a ccinmu:nity- w.-i.de function) , it muEl t:
)la.ve some "presence" within the urnan fabric. It ought to
be seen. C tact, tiie effort to downplay their presence
actb.dll,V ex:a.cigerates the importance of the signs
Lhamselves
C'liexefore, Rclaili WE _P:i-opc'se that the design criteria U(I
used upon r,ertoruian.ce, rather than a strict definition of
'°mood" or "'bad." li�.s isEu.es which are critica L to
fulfij J-:t.n.g ttie City's aeEthetic goals are:
1. Stt'lc
2. Eui,`_ding :H[eight and ':bass
:3. Frontage
Interactive Design Corporation 161 South Civic Drive ■ Suite 7 ■ Palm Springs, California 92262 (619) 323-4990
Neig.hhorhood. Commercial.
Page Seven
`ltvlist:i_c appropriateness derives from the culturai,
geographic and climatic influences and tradition of th!_!
area. These forces combined with the specific site, th_r
function and symbolism or imagery will determine the
stylistic appropriateness os_ any specific building.
Bu.ild.inc h-= ._alit and mass are related to the "presence" a
building deserves in the overall community. Typically,
suburban cities demand that these centers be one-story_.
By allowing portions of the project to be two-story
however, several positive results can be achieved. ht-!
architectural elevation can have variety and hierarchy.
The relationship between building and open space (parking
lot) can be a more suitable proportion. That is, to
create an outdoor "place" a building mass 24' high may
achieve a 3en3e of enclosure whereas a lower building nay
not be able to halance the scale of open space. Lasti ,
there may on a site planning and tunctional benefit to
putting uses on the second floor. For example, if offices
are includad in the tenant mix, the more .remote parki.ncf
spaces in the center can be used by these working in the
offices. 'Cherefore, the demand for the convenience
parking is limited to those hypes ot. uses. The parking
hill _ work better. Secondly, the building may be more
concentrated, so that more social interaction takes place
0ecause th.= r, e are more people in a smaller area. La.stl v ,
the design of open space can be more creative because !.he
designer hYE more room tc configure the building. 'I.r_u.iy,
pleasant oAdoor "places" can be created.
i,r_on.tagl a ain relater to thr importance of a buildings in
a. community. How far back the building sits on the site
influences the sense of "activity" within the comoun-i' v.
While tie wite landscaped corridors along country clubE in
llanchc Mirage are beacitiful, they do not convey a. teelikng
of a. vibrant., diverse community. La. Quinta is such a
community ar,nci commerce is a part of that diversity ancg
vibrance,
7her_•efore r we suggest that time bui_i_ding placement not N,
dictated in feet but rather respond to the specific site
conditions.
Inte-active Design Corporation 161 South Civic Drive ■ Suite 7 ■ Palm Springs, California R262 (T% !QT4A0
Veighbcrhood. Coil.-aercia=..
Page :Eight
t i_naJ._I_v, n1iinerous other design issues should .de add.res-•ed.
hv the development team for neighborhood commercial
centers, s, i ch as :
• Th,-� sense of gateway and entry
o li,-_- integration of landscaping to complement tFir�
arch.-i .ecture
a Thy v-i_sua i_ :ordering of the circulation paths b
tr_E placement
0 1'h layouL� of parking areas so they do not s,Ta'rO0
the buildi_izg
o Sei,W!itive and functional design of pedestrian
pa tfts and cu tdoor_ :rooms
'l:'he i_mportai-tee, of all. these design criteria is that t11.e
center fun_,tion successfully for the City as a image or
beauty, saLety and health; that it provide a sourI.d econ,OinI_::
conte:�,t foir the tenaiatsl and that it serve the eccnc.m c a.nd
social. :zee [s of the neighborhood itself.
These should guide the demands placed upon thl.e
c.evelcpme.at Loam by requiring creative and senslti_ve
responses tc� Che issaes described above. Through t):aie
demand. tar performance the > itv otticials have more
_nfi.uence ire. actually crEating a beautiful and tunctinnai
coniaiun.i_r:vi_ri. O_Llaboration with the development teaw.
Reuel A.
Young, A.,F.A.
RAY:dlh
Interactive Design Corporation 161 South Civic Drive ■ Suite 7 ■ Palm Springs, California 92262 (619) 323-4990
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ATTACHMENT C
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: APRIL 25, 1989
APPLICANT: A.G. SPANOS
OWNER: TTP, LTD./TFP, LTD.
PROJECT: RESUBMITTALS FOR:
GENERAL PLAN AMENDMENT NO. 88-021
SPECIFIC PLAN NO. 88--012
TENTATIVE TRACT NO. 23995
CHANGE OF ZONE NO. 88-035
LOCATION: AREA BETWEEN WASHINGTON STREET, MILES AVENUE,
ADAMS STREET, AND THE WHITEWATER CHANNEL (SEE
ATTACHMENT NO. 1)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 88-099 WAS
PREPARED PURSUANT TO THE REQUIREMENTS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
THE INITIAL STUDY INDICATED THAT POSSIBLE
SIGNIFICANT IMPACTS MAY OCCUR DUE TO THE
PROPOSAL. THREE ISSUES; TRAFFIC, LAND USE
ABSORPTION/MARKETING, AND THE POSSIBILITY OF
ARCHAEOLOGICAL REMAINS; WERE STUDIED IN
GREATER DEPTH. THE OUTCOME OF THESE STUDIES
ARE AS FOLLOWS:
A) THE TRAFFIC STUDY SHOWED THAT
MITIGATION MEASURES COULD BE APPLIED IF
THE PROPOSED DEVELOPMENT, INCLUDING
COMMERCIAL, WAS IMPLE,cMENTED.
B) THE MARKETING STUDY SHOWED THAT THE
LOCATION OF A GENERAL COMMERCIAL LAND
USE AS PROPOSED BY THIS PROJECT WOULD
NOT BE VIABLE FROM A NEAR —TERM LAND USE
INVENTORY PERSPECTIVE. DEVELOPMENT OF
COMPETITIVE PROPERTIES AND INCREASED
DEMAND AFTER THE YEAR 2000 WILL,
HOWEVER, CREATE COMMERCIAL DEMAND TO
SUPPORT COMMERCIAL DEVELOPMENT ON THIS
SITE.
C) THAT A MITIGATION MEASURE NECESSITATING
FURTHER EVALUATION OF ARCHAEOLOGICAL
EVIDENCE IS REQUIRED.
MR/STAFFRPT.074 —1�
(PLEASE SEE ATTACHMENTS 2, 3, 4, 5, AND 6 FOR
EXTRACTS FROM THE ABOVE STUDIES.)
MITIGATION MEASURES FOR THE ABOVE, WHEN MADE
A PART OF THE PROJECT, WILL REDUCE THE
IMPACTS TO AN INSIGNIFICANT LEVEL AND A
NEGATIVE DECLARATION WILL, THEREFORE, BE
PREPARED.
1. BACKGROUND
The above four applications were originally presented at a
Hearing at the Planning Commission Meeting held on January 10,
1989. At this Hearing, the Comnission elected to continue this
matter until a later date. Since that time, the Applicant has
resubmitted the four applications, essentially changing the
request for Tourist Commercial to General Commercial with other
minor modifications.
2. APPLICATIONS RESUBMIT;CED
2.1 GENERAL PLAN AMENDMENT NO._ 88-021. A General
Plan l�Amendrnent —"has iieen made for this property,
changing the land use from Medium and High Density
Residential to Medium and High Density Residential
(altered configuration) and General Commercial.
(See Attacluaent No. 7A)
a. General Commercial: The La Quinta General
Plan states: �~
"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."
A 7.6-acre General Commercial site is
proposed on the corner of Washington Street
and Miles Avenue.
b. High Density Residential: This project
proposes 49 acres of High Density
Residential. The La Quinta General Plan
categorizes High Density Residential as
having 12-to-16 dwelling units per acre.
General Plan Amendment No. 88-021 shows the
High Density area located in the central
portion of the site, bordered on the west by
the proposed General Commercial development
MR/STAFFRPT.074 -2-
and Washington Street, and on the east by the
proposed Medium Density land use.
C. MediumDensity Residential Area: The
Medium Density Residential element is located
on the eastern side of the subject property
between the proposed High Density area, Miles
Avenue, Adams Street, a vacant property, and
the Whitewater Wash. This area encompasses
67.25 acres, at a density of +four units
per acre. The La Quinta General Plan
identified Medium Density has having 4-to-8
dwellings per acre.
2.2 CHANGE OF ZONE APPLICATION NO. 88-035. An
application has been - made requesting a change of
zone from R--2-8000 and R-1 to C-P and R-3 (with a
67.25-acre portion of the property remaining in
R-1). (See Attachment No. 8A)
a. C-P (Gen_era_l__Co_mmercial). The C-P zoning
district __ provides for a large variety of
commercial uses including retail and service
activities, hotels, motels, gasoline service
stations, automobile repair shops, mobile
home and trailer sales, rental and storage,
and outdoor advertising structures.
The Applicant proposes a C-P zone on a
7.6-acre parcel on the corner of Washington
Street and Miles Avenue. Existing zoning is
R-2-8000, i.e., multiple -family dwellings
with 8,000 square feet of gross lot area for
each unit.
b. R_-3 (General_ Residential). The present R-3
zone text permits �imultiple-family dwellings,
apartment houses, and a number of other
nonresidential uses.
The proposed R-3 zone would occupy some 49
acres. This area is located in the central
portion of the proposed project, bordered by
the proposed C-P zone, Miles Avenue, the
proposed R-1 zone, the Whitewater Flood
Control Channel, and Washington Street.
Currently this area is zoned R-1.
2.3 S_PECIFIC PLAN APPLICATION NO. 88-012. A Specific
]Plan has been made proposing a mixed -use
development for this property. This plan consists
of 7.6 acres Tourist Commercial, three multi -family
residential parcels consisting of 250 units each,
MR/STAFFRPT.074 -3-
('38.3 acres) and a 300-lot single --family
subdivision (75.02 acres). (See Attachment No. 9)
a. General Commercial. The General Commercial
area comprises _ four building pad areas --
three larger areas, 8,000 square feet, 18,500
square feet, and 30,000 square feet; and a
smaller pad of 3,600 square feet. The three
larger building areas are arranged in a
linear pattern along the Washington Street
frontage. The smallest building area is
located close to the intersection of
Washington Street and Miles Avenue. Parking
area is provided between and around the
building areas, primarily on the Washington
Street frontage side. Access points into the
commercial area are off Washington Street via
a major access point into the whole project
and off Miles Avenue.
b. Multi• -Family__ Residential Area. The Multi -
Family �i2esidential area (38.3 acres) is
illustrated on the Specific Plan. (See
Attachment No. 9)
Three phases comprising 250 units each at a
density of 19.6 units per acre are proposed.
A road linking Miles Avenue to Washington
Street provides access into all three
phases. The access point off Miles Avenue
lines up approximately with the westerly
access point for TT 23268.
Three different types of single -story units
have been shown. The units are grouped in
complexes of eight to sixteen units, half on
ground level and the balance on the second
story. Each phase has a centrally -located
recreational element.
The parking areas are laid out in a
linear -type arrangement partly covered with
carports.
It is noted that all "open space" areas in
each multi -family phase will be totally
landscaped with turf, shrubs, and trees, and
irrigated with automatic sprinkler systems.
Please note that an inconsistency emerges
when comparing the GPA and changed zone area
requested by the Applicant for the
multi -family residential area (49 acres) and
that shown on the Specific Plan (38.3
MR/STAFFRPT.074 -4-
acres). The balance of the 49 acres, 10.7
acres comprises R-1, single-family
residential land use.
It should be noted:
o This Specific Plan still complies
with the requested General Plan
Amendment because the total
density of this area still falls
between 8 and 16 du/ac.
o This Specific Plan still complies
with the requested Change of Zone
application R-3 (or R-2A as
preferred by Staff) since the
single-family residential land
use (R-1) is allowed under R-3
and R-2A zonings.
c. Singlet-Fami�_ Residential Area. This area
consists of 300 lots, 230 of which are 7,200
square feet in size and 70 of which are 8,000
square feet in size. The total acreage is
75.02 gross acres at a density of +4.5
units per acre. Please note the amount of
medium density residential area (4-8 du/ac)
requested in the GPA is 67.25 acres. This
discrepancy is discussed above.
The layout shows one access point off Miles
Avenue, approximately matching up with the
proposed easterly access point for Tr 23268.
Two access points are provided off Adams
Street, the northerly access approximately
lining up with the proposed access for TT
23519.
The internal road network consists of minor
loops and cul-de-sacs feeding off a collector
system of major looped roads.
All stormwater will be channeled into the
adjoining Whitewater Stormwater Channel so no
retention basins are necessary for this
single-family subdivision as is the case for
the multi -family component and tourist
commercial area.
It is intended by the Applicant that all
front yards, in addition to the street side
yard of corner lots, shall be fully
landscaped prior to final inspection.
MR/STAFFRPT.074 -5-
3.
2.4 _TENTATIVE_ TRACT _ NO. 23995. Tentative Tract
application, proposing �to subdivide the property
essentially as described above in the Specific
Plan, has also been submitted. (See Attachment No.
10)
EVALUATION
3.1 GENERAL_ PLAN_ AMENDMENT. First, the General Plan
A�nenc3ment� subr�iitted will be discussed. An
alternative land use arrangement will then be
analyzed (see Attachments 7A and 7B).
3.1.1 General_ _Pla_n_ Amendment Alternative 1
��(Submitted by Applicant - See Attachment 7A)
7.6 AC GENERAL COMMERCIAL/49 AC HIGH :DENSITY
RESIDENTIAL/67.25 AC MEDIUM :DENSITY
RESIDENTIAL (LOCATED WEST TO EAST)
a. General Commercial. The inclusion of
General Cc_riimercial land use in the
proposed project is questioned for the
following reasons:
i. The La Quinta General Plan
currently allocates +325 acres
exclusively for commercial land
uses and +375 acres with the
potential of having commercial
land uses along Highway 111.
Market studies have shown that,
under normal conditions, only 200
acres of this land will be
utilized before the year 2020.
ii. Existing General Plan Land Use
Designation. The General Plan
discussion of commercial land
uses emphasizes the commercial
development of the Highway 111
Corridor, Jefferson Street
Corridor, and the Village, plus,
resort development at the La
Quinta Hotel and PGA West.
No provision has been made for
commercial development along
Washington Street north of the
Whitewater Wash. In fact, the
Whitewater Wash provides a
natural barrier between proposed
commercial development to the
MR/STAFFRPT.074 -6-
south and residential development
to the north.
The approval of this development
could set a precedent for other
strip commercial development
along major streets located north
of the Whitewater Channel.
If commercial development is
permitted along Washington Street
(in a mode at variance with the
strategy in the General Plan),
that would call for a complete
re-examination of the policy for
economic development/commercial
strategy in the General Plan.
The policies regarding the
location of commercial property
alongside low and medium density
residential would also have to be
reevaluated.
iii. Highway 111 Study. If a
neighborhood shopping area is
created on the corner of
Washington Street and Miles
Avenue, it would be a substitute
for similar development which
could be focused along Highway
ill. In essence, if this
commercial land use is allowed to
go forward, the strategy for
fostering development along
Highway 111 would be weakened.
iv. Image Corridor. Washington
Street is designated as an image
corridor in the General Plan.
Strip commercial development with
associated parking areas located
along Washington Street may not
create the most favorable image.
V. Location of the Proposed
Commercial Area. An analysis of
locations of competing existing
and proposed neighborhood
shopping facilities compared to
the proposed site shows that the
latter falls within a one -mile
radius of Plaza La Quinta, within
a one -mile radius of two proposed
centers along Highway 111, and
MR/STAFFRPTa074 —7—
within a two-mile radius of an
existing center at Avenue 42 and
Washington (please see Attachment
5). The close location of other
commercial centers reduces the
viability of the conu-nercial
segment of the proposed project,
particularly in view of the
potential access problems.
Staff, therefore, recommends that
commercial land use area be excluded
from this project.
b. High Density Residential. The
density proposed for the multi -family
area is 15.3 du/ac. This is towards
the high end of the high density range
stipulated in the La Quinta General
Plan, i.e., at the time of application,
8 to 16 dwelling units per acre (now 12
to 16 dwelling units per acre).
The General Plan also states the
following:
"It is the desire of the City to
encourage the use of innovative,
attractive, and imaginative
designs in residential projects.
The approval of densities at the
higher, rather than the lower,
end of a residential land use
classification remains the
primary means to award such
designs."
Staff recommends that the above policy
should apply to the high density area
of this project, particularly in
respect to provision of park and
recreation areas, quality of building
design, landscaping, and overall unit
layout. Conditions will be attached to
the Specific Plan and Tentative Tract
Map approval reflecting the above
policy if GPA 88-021 is approved.
c. Medium Density Residential Area. The
proposed single-family residential area
at a density of approximately four
units per acre is acceptable.
3.1.2 General Plan Amendment Alternative 2
MR/STAFFRPT.074 -8-
(See Attachment 7B)
HIGH DENSITY RESIDENTIAL (12-16 DU/AC)
MEDIUM DENSITY RESIDENTIAL (4-8 DU/AC)
LCW DENSITY RESIDENTIAL (2-4 DU/AC)
This alternative comprises
following land uses:
o No commercial land use.
o +30 acres
residential
in a central
side of the
0 +27 acres
residential
surrounding
residential
Washington
Avenue.
0 67 acres
residential
located on
the site.
the
of high density
(12-16 units) located
area of the western
site.
of medium density
(4-8 units/acre)
the high density
and bordering on
Street and Miles
of low density
(2-4 units/acre)
the eastern side of
The advantages of this land use layout
are as follows:
o There is no commercial component
for the reasons stated under
3.l.l.a.
o The medium density residential
(4-8 units/acre) is located so it
can provide a one-story dwelling
unit interface between the high
density residential area and the
following areas: Washington
Street, Miles Avenue, and the low
density residential area.
0 The medium density residential
area (4-8 units/acre) is
compatible with the approved
single-family residential areas
(±4 units/acre) to the north
across Miles Avenue.
o The low density residential area
is compatible with approved
single-family residential areas,
MR/STAFFRPT.074 -9-
existing trailer park and
existing church, to the north
(across Miles Avenue) and
approved single-family
residential areas to the east
(across Adams Street).
o A high density (12-16 units/acre)
area is provided in a central
area surrounded by a buffer strip
of medium density land use.
Utilizing this medium density
interface, the high density area
can be considered compatible with
the surrounding land uses.
The unit mix proposed is as follows:
+30ac
High Density
(12-16
du/ac)
= 360-480
units
+27ac
Medium Density
( 4- 8
du/ac)
= 108-216
units
+67ac
Low Density
( 2- 4
du/ac)
= 134-268
units
TOTAL NUMBER OF UNITS = 602-964 UNITS
The above alternative is the land use
arrangement currently compatible with
the goals and policies of the La Quinta
General Plan and, therefore, is
recommended.
3.2 CHANGE OF ZONE. First, CZ 88-035, proposed by
the Applicant, will be reviewed. An alternative
zone change will then be discussed. This
alternative is compatible with the alternative
General Plan Amendment dealt with earlier in this
report.
3.2.1 Change of ?one__Alt_ernative 1 ( Submitted by
Applicant - See Attachment 8A)
7.6 AC C-P / 49 AC R-3 / 67.25 AC R-1
(LOCATED WEST TO EAST)
a. General Commercial Zoning__LC_Pj. C-P
zoning is a basic commercial zoning.
In comparison to C-P-S zoning (more
commonly used in the La Quinta area),
C-P zoning allows a wider range of uses
including hotels, motels, automobile
repair garages, mobile home sales and
storage, trailer sales and rental of
house trailers, and outdoor advertising
devices.
MR/STAFFRPT.0°14 -10-
3.3
If this zoning is approved by the
Planning Commission, conditions
strictly regulating the permitted uses
in this commercial area should be
attached to the Specific Plan for this
project.
b. Residential 3 _ Zoning (R-31. R-3
zoning allows for other uses besides
multi -family dwellings, including
hotels, motels, and offices.
The R-2A zone would accommodate the
multi -family land use envisaged, but
does not permit any non-residential
uses, including hotels and motels.
Staff, therefore, recommends zone R-2A
for the multi -family area and not R-3
zoning.
3.2.2 Change of Zone Alternative 2
(See Attachment 8H)�
R-2A 57 AC / R-1 67 AC
The R-2A zone allows multi -family
residential land use in the high and
medium residential area proposed by GPA
Alternative 2. Single-family
residential is allowed in the R-1 zoned
area as in envisaged by GPA Alternative
2.
These zonings correspond with General
Plan Amendment Alternative 2.
The above zoning classification is that
preferred by Staff and would be
compatible with General Plan Amendment
Alternative 2.
SPECIFIC PLAN. Firstly, the proposed Specific
lj_an will �be evaluated and, secondly, an
alternative plan, excluding the commercial element,
discussed. (See Attachment 9)
3.3.1 gpecific_Plan as Submitted.
a. Access. Conditions, as outlined
below, regarding access to this project
should be attached to Specific Plan No.
88-012.
MR/STAFFRPT.074 -11-
i. The following access points will
be right-in/right-out only:
o Both access points into the
commercial area;
o The northern access into
the single-family residen-
tial area.
ii. In the following cases, access
points in this project should
line up with access points
identified by approved tentative
tracts located opposite this
project:
o The most northerly access
point on Adams Street;
o The most easterly access
point on Miles Avenue;
o The multi -family area
access point onto Miles
Avenue;
b. General Commercial Area. If this
land use is approved, a number of
conditions regarding the design and
type of tenants should be attached to
Specific Plan 88-012 conveying the
following principles:
i. Cluster the major commercial
buildings around an internal
service area instead of a. linear
arrangement.
ii. Specify the types of tenants to
be found in the commercial area,
i.e., grocery, drug, small
personal services and shops,
Circle K- and 7-11-type tenants.
iii. Specify that no building can be
higher than one story.
Washington Street is designated as a
Primary Street Corridor in the ha
Quinta General Plan. Building height
restrictions and other aesthetic
controls will, therefore, should be
MR/STAFFRPTa074 —12—
applied to all development along this
Major Arterial.
C. _Mu_lti-Family _Residential Area. if
this_land use is approved, the
following conditions should be attached
to Specific Plan 88-012:
i. A certain percentage of the
parking spaces provided should be
covered.
A. A suitable buffer should be
created between the Multi -Family
Residential and the Single -Family
Residential areas.
iii. A linear parking area running the
length of the boundary between
the two residential areas as
indicated on the submitted
Specific Plan Exhibit: is
unsatisfactory. A condition
requiring the parking area to be
broken has been formulated.
iv. Parking areas
family units
alongside the
This will help
between the two
for the multi -
should be located
commercial area.
provide a barrier
land uses.
v. Buildings in the multi -family
area should be set back 50 feet
from the multi -family/
single-family residential area
boundary. If two story dwellings
are located alongside this
boundary, they must be oriented
away from the single-family
residential area.
vi. The residential element of the La
Quinta General Plan is in the
process of being amended. This
amendment will require that all
residential areas over a density
of eight units per acre have at
least five percent affordable
housing. If more than five
percent is provided, density
bonuses can be granted.
MR/STAFFRPT.074 -13-
3.3.2 Specific Plan Excluding _Commercial Area.
If the Planning Commission decides not to
approve the commercial section of the project
submitted, the Applicant will be requested to
resubmit SP 88-012 replacing the proposed
commercial area with a residential area.
3.4 "ENTATIVE_ TRACT_ 23995. The proposed Tentative
�i.ract Map will be _ evaluated and an alternative
plan, excluding the commercial element, also
discussed. (See Attachment 10)
3.4.1 TentativeTract as Submitted. If approved,
s_andard tentative tract conditions should be
attached to TT 23995. The following issues,
however, require further clarification.
a. Stormwater Retention. This project
is� located alongside the CVWD
stormwater channel. Since stormwater
from the site can flow directly into
the stormwater channel, no stormwater
retention basins are required on -site.
Drainage easements, however, will need
to be shown on the Tentative Tract
Map. A condition reflecting the above
should be attached to the Tentative
Tract Map approval.
b. Maintenance_ of Common Areas. A
condition has been attached to this
Tentative Tract Map ensuring
maintenance of common areas, in
particular the required landscaped
setbacks along the major roads. This
condition requires the assessing of
individual lot owners, either by
establishing a homeowners' association
or a landscape maintenance district.
C. Parkland Dedications. Chapter 13.24,
Article II, of the La Quinta Municipal
Code, enacted pursuant to the authority
of Government Code Section 66477, sets
forth requirements for parkland
dedications. (See Attachment No. 11)
i. Multi -Family Residential Area.
State law requires parkland space
to be provided for multi -family
units and allows this to be in
the form of a "private open space
within the development which is
MR/STAFFRPT.074 -14-
usable for active recreation
uses." Based on the La Quinta
Municipal Code, the amount of
6.57 acres of "open space", as
defined above, should be required
in the Multi -Family Residential
area.
ii. Single -Family Residential Area.
The La Quinta Municipal Code
requires 2.63 acres of parkland
to be dedicated or assessed to
secure an in -lieu fee. In this
instance, an area of 1.5 to 2
acres of parkland is requested in
the northern half of the
subdivision. A fee can then be
paid in lieu of the balance of
parkland not provided.
Tentative Tract Map 23995 shows a
park 1.22 acres in size, located
in the northern half of the
Single -Family Residential area.
The Applicant is requested to
enlarge the park to 1.5 to 2
acres to comply with the park
dedication requirement.
d. Traffic_ _ Signals. The following
percentage of bonds for proposed
traffic signals will be required:
i. Twenty-five percent at the
intersection of Washington Street
and Miles Avenue;
ii. Fifty percent at the Multi -
Family area access point onto
Miles Avenue;
iii. Twenty-five percent at the
intersection of Miles Avenue and
Adams Street.
e. Sunline Bus Turnout. Policy 7.5.20
of the La Quinta General Plan requires
provision by new developments for bus
turnouts where appropriate (See
Attachment 12). 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.
MR/'STAFFRPT.074 -15-
4.
f. Archaeological _ Study. The
Archaeological Research Unit at
University Of California conducted a
preliminary study on the property under
discussion to establish the possibility
of any archaeological remains existing
on the site. (See Attachment 6)
It was established that the presence of
surface artifacts suggest the existence
of possible subsurface deposits in
several small areas located along the
banks of the Whitewater River. The
study recommends:
"That a program of subsurface
testing be conducted to obtain
additional information to enable
a better understanding of the
nature and significance of the
undisturbed areas containing
surface artifacts. It may well
prove that the subsurface remains
present are not significant.
Alternatively, it may be that the
artifact -bearing deposits at
depth can provide additional
information on the prehistory of
the area."
A condition has been attached to the
approval of this Specific Plan
reflecting the above.
g. Height Restrictions. Only
single -story multi -family units will be
allowed within 150 feet of Washington
Street and Miles Avenue right-of-way.
In the single-family residential area,
at least 75 percent of the dwelling
units within 150 feet of Miles Avenue
must be one story.
3.4.2 Tentative_ Tract_ Excluding Commercial Area.
if the Planning Commission decides not to
approve the commercial section of the project
submitted, the Applicant will be requested to
resubmit TT 23995, replacing the proposed
Commercial area with a Residential area.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES
4.1 STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION.
MR/STAFFRPT.074 -16-
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 111 and the Interstate 10/Washington
Street Overcrossing. Presently, CalTrans has
no funds available to widen State Route Ill
or the Interstate 10/Washington Street
Overcrossing. However, the :recently
completed SCAG/RTC/CVAG Regional
Transportation Study recommends widening
State Route Ill 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.
4.2 DESERT SANDS UNIFIED SCHOOL DISTRICT.
The Desert Sands Unified School District makes the
following comment on this project:
"The schools servicing this area are already
overcrowded. A project with this type
density increase could have a significant
impact on the schools, depending upon unit
types and how quickly the project would be
developed."
"State law states we can only charge $1.53
per square foot on residential projects, this
amount would not be sufficient to mitigate
impacts if moderate to low income apartments
and/or moderate to low income single-family
dwelling units were developed. This type of
housing historically has a higher student
generation factor than higher end apartments,
condos, or single-family units."
"For your information, we will also be
needing a new elementary school site and a
new high school site in this area within the
next five to seven years (the elementary
MR/STAFFRPT.074 -17-
5.
school site may be needed sooner if the area
develops at a fast pace)."
4.3 PUBLIC WORKS DEPARTMENT.
The City Engineering and Public Works Department
has provided a number of standard
comments/conditions for this project. Special note
should be made, however, of the comments requesting
the Developer of this project to contribute towards
construction of a low water crossing by Adams of
the Whitewater Channel, and widening of the
Washington Bridge.
SUMMARY AND FINDINGS
5.1 _GE_aNERAL_PLAN_AMENDMENTS. Two alternative General
Pln Amen-Eents have been proposed.
GENERAL PLAN AMENDMENT ALTERNATIVE 1: General
Commercial/High Density Residential/Medium Density
Residential (Submitted by Applicant)
GENERAL PLAN AMENDMENT ALTERNATIVE 2: High Density
Residential/Medium Density Residential/Low Density
Residential (Proposed by Staff)
Resolutions are attached for both Alternatives.
5.2 CHANGE �OF �ZONE. Two Change of Zone alternatives
have been pro_posed.
CHANGE OF ZONE ALTERNATIVE 1: C-P/R-3/R-1
(Submitted by Applicant)
CHANGE OF ZONE ALTERNATIVE 2: R-2A/R-1 (Proposed
by Staff)
Resolutions are attached for both Alternatives.
5.3 SPECIFIC PLAN. Conditions have been attached for
SP 89-01_2. Alternatively, if commercial land use
is not approved for this project, a Minute Motion
has been prepared stating that SP 89-012 must be
resubmitted, excluding the commercial land use.
5.4 `1_'ENTATIVE TRACT. Conditions have been attached
for TT 23995. Alternatively, if commercial land
use is not approved, a Minute Motion has been
prepared stating that TT 23995 must be resubmitted,
excluding the commercial land use.
MR/STAFFRPT.074 -18-
RECO1AMENDATTON:
General Plan Amendment 88-021:
OR
By adoption of attached Planning Commission Resolution
No. 89-, recommend to the City Council concurrence
with the environmental analysis and approval of GPA
88-021 (approval of application as submitted).
By adoption of attached Planning
No. 89-- , recommend to the Cit
with the environmental analysis
88-021 (as amended).
Change of Zone 88-035:
M
y
Commission Resolution
Council concurrence
and approval of GPA
By adoption of attached Planning Commission Resolution
No. 89- , recommend to the City Council concurrence
with the environmental analysis and approval of CZ 88-035
(approval of application as submitted).
By adoption of attached
No. 89-- _, recommend to
with -the environmental
88-__, (as amended).
Specific Plan 88-012:
Planning Commission Resolution
the City Council concurrence
analysis and approval of CZ
By adoption of attached Planning Commission Resolution
No. 89-___._, recommend to the City Council concurrence
with the environmental analysis and approval of Specific
Plan 88-012, subject to the attached conditions.
By Minute Motion, request resubmittal of SP 88-012
excluding the commercial element.
Tentative Tract 23995:
m
By adoption of attached Planning Commission Resolution
No. 89- recommend to the City Council concurrence
with the environmental analysis and approval of Tentative
Tract 23995, subject to the attached conditions.
By Minute Motion, request resubmittal of TT 23995
excluding the commercial element.
MR/STAFFRPT.074 -19-
ATTACHMENTS:
1. Location Map
2. Extract from J.F. Davidson Traffic Impact Study
3. Extract from Market Consultant Draft Report
4. Letter/Report from Agajanian and Associates regarding the
coimnercial development potential for the Spanos site
5. Plan showing existing and proposed neighborhood shopping
center
6. Archaeological Report
7A. General. Plan Amendment 88-021
7B. Alternative General Plan Amendment
8A. Change of Zone 88-035
8B. Alternative Change of Zone
9. Specific Plan 88-012
10. Tentative Tract 23995
11. Parkland Dedication Ordinance
12. Bus Turnout Policy
IIIIIIAIIIIIIIIIIIIIII,
'%'A '11w fill mv
w
z
0
0
F
9-:
RIVERSIDE COUNTY
LA QUINTA
MILES AVENUE
[I -
ATTACHMENT No. I
rRED WA
r , "411111,
'eies/iiiDDDw � t,R �iyq�k�e
"pow n'I///,
77,
L OCA"I'l 0" N MAP
CASE No. CPA 88-021
CZ 88-035
SP 88-012
TT 28995
i'V E S T %,AR D HO DR
NORTH
SCALE: NTS
I-X'T'RA(�T FROM J.F. DAVIDSON
TRAFFIC' I EPOR'r
]'ntroductiorn
ATTACHMENT No.
This traffic impact study was commissioned to determine the
specific impact which may be created from a proposed
neighborhood retail center. A study conducted by BSI
Consultants, Inc. was completed in December of 1988 which
addressed this site in addition to a major residential
component. Since the completion of the BSI study, questions
have been raised concerning the appropriateness of the
proposed commercial component.
Therefore, this study will address in greater detail the
associated traffic from the commercial site. The study will
generate, distribute, and analyze the traffic which may be
expected at the completion of this project. The traffic
generated will be adjusted to reflect internal and pass -by
traffic. These adjustments, which will be described in the
trip generation section, were not considered in the BSI study
due to the limited magnitude of the retail relative to the
overall project.
The proposed [nodifications to the initial BSI study were
discussed with Tyr. Jerry Crabill of BSI who concurred with
the need to evaluate the proposed retail use in greater
detail. Included in the discussion with BSI were the
adjustments to generated traffic based on pass -by and
Internal trips.
In most cases, both the AM and PM peak hours should be
addressed for necessary mitigation measures; however, this
study will address only the PM peak due the size of the
proposed center. Retail centers of this size do not
typically experience morning peaks.
With impacts identified, mitigation measures will be
recommended in order to assure acceptable traffic operations
during the evening peak.
Pro'ect-Des,-,,r!P!Aon
The proposed project is part of a larger site which is
primarily residential, including 750 multi --family units and
303 single-family units. The protect to be addressed by this
study is a neighborhood commercial establishment consisting
of 60 to 70 thousand square feet on a 7.60 acre site. A
proposed access road would be provided connecting Washington
Street south of the site to Miles Avenue east of the site.
This proposed road will divide the multi --family component.
Access to and from theproposed road at Washington Street
would be restricted to right turns only. Full access would
be provided at the intersection of Miles Avenue and the
proposed road.
1
From this table, it is illustrated that the proposed
commercial site will not require any off -site improvements
other than a storage lane to be used for U-turns on Miles
Avenue at the proposed project road.
Intersections were analyzed with necessary mitigation
measures for background, background plus residential project,
and background plus total project traffic. Total project
traffic accounts for both the residential and commercial
traffic of the A. G. Spanos project. Exhibit 10 illustrates
the: PM peak required geometrics for the background traffic as
well as the specific site required mitigation measures. The
commercial site has the greatest impact at the intersection
of Washington Street and Miles Avenue. The increase in the
ICU value with the commercial traffic is .05 which may be
considered minimal. The level -of -service remains unchanged.
Other off -site intersections experience no more than a .01
increase in the ICU value. Therefore, the off -site impact of
the: neighborhood commercial land use is negligible.
Furthermore, the establishment of neighborhood commercial
centers would help maintain acceptable traffic operations
along Highway ill by providing the convenience type retail
centers within the neighborhoods which they are intended to
serve thereby minimizing the otherwise necessary trips to and
from the cow.iercial property adjacent to Highway ill.
Rgc:ommendations
1. Signalize the proposed road at its intersection with
Miles Avenue.
2. Provide a 501 storage bay to be used for U-turns on
Miles Avenue at the proposed road.
3. Construct the proposed road as a three lane section.
The middle lane would operate as a continuous left -turn
lane serving the multi -family and the commercial sites.
Conclusions
With the above recommendations which address the commercial
site and those recommendations developed by BSI Consultants,
traffic operations during the PM peak should be maintained at
acceptable levels -of -service.
This study has generated, distributed, and analyzed the
traffic associated with a proposed neighborhood center at the
corner of Washington Street and Miles Avenue. The analyses
indicate that this proposed establishment would have a
negligible impact to the existing and future intersections
16
adi,acent to the site. This negligible impact is due to the
neighborhood nature of the commercial site. These
establishments depend much on pass-bytraffic and traffic
attracted from the surrounding residential land uses.
Intersections more than a couple of miles from the site
should not experience any significant impact from this
proposed commercial use.
18
ATTACHMENT No. 3
EXCERPT FROM [MARKET CONSULTANTS DRAFT REPORT
Washington Street Corridor
The Washington subarea is projected to absorb from 122,000 SF to
310,000 of commercial development by the year 2020. This
development is expected to serve principally community and
tourist market segments. In the near -term, the subarea is
expected to serve the growing residential areas to the north and
west with neighborhood and community commercial uses. In the
long-term, this subarea is expected to serve both tourists and
regional commercial market segments as the corridor becomes a
high traffic roadway link to the I-10.
As described more fully in a 12/5/88 memorandum regarding this
subarea's potential for commercial development, this subarea can
best serve the proximate residential areas in the near -term.
Tourist and regional commercial uses can be expected only after
Highway 111 sites become less available. Consequently,
restricting the use of the 7 acre site to tourist uses only
would preclude the property from developing with neighborhood
and community commercial uses in the near -term. Increasing the
tourist use restriction to the entire subarea would have the
same net effect of precluding commercial development in the near
term. Prompting near -term tourist related commercial uses in
the subarea would likely produce low end developments and not
directly compete with other higher end tourist uses in other
subareas.
These limitations of the subarea are due to some degree upon its
64 acre size. With a larger size, extending to the west and
north, the subarea has the potential to compete more effectively
for regional commercial uses in the Highway 111 subarea. The
development of this larger Washington subarea would not be
likely to induce greater amounts of commercial uses in La
Quinta. Consequently, development at the enlarged subarea would
be attracted from the Highway 111 subarea, thereby slowing
projected development in the Highway 111 subarea.
Findings
This study has examined the historic trends of commercial
development in the Coachella Valley and projected development
growth for the Valley. Projections of commercial absorption for
the City of La Quinta and its four subareas were then derived
from the Valley -wide commercial development projections. The
key findings from this study can be summarized as follows:
The Washington Street Corridor subarea is projected to
absorb between 122,000 SF and 309,000 SF of co-,xanercial
development by the year 2020. Initially, this projected
development will serve the neighborhood and community
market segments with retail center uses. After the year
2000 this projected development will serve the tourist and
regional market segments with retail center and hotel uses.
3 -
BJ/DOCTB.015
40._WASHINGTON
leighborhood
7ommunawty
tegional
Courist:
COTAL
leighborhood
,ommun i. ty
tegionaLl
,"purist:
1990-1995
1996-2000
2001-2010
2011-2020
1990-;
21,000
28,900
68,000
98,000
215,
21,000
9,900
0
29,000
30,
0
19,000
24,000
29,000
72,
0
0
19,000
19,000
38,
0
0
25,000
50,000
75,
311,900
415,900
1,143,800
1,559,700
3,431,
62,400
49,900
80,000
109,200
301,
136,300
153,900
285,900
405,500
981,
9,400
20,800
423,300
655,100
1,108,
103,800
191*300
354,600
389,900
1,039,
FIJ /DOCTB . 015
- 7-
ATTACHMENT No. 4
AGAJANIAN & ASSOUATES
DEVELOPMENT ECONOMIC AND PLANNING CONSULTANTS
December 5, 1988
Mr. Murrel Crump
Planning Director
City of La Quinta
78-105 Calle Estado
La Quinta, California 92253
Subject: Commercial Development Potential for Spanos Site
Dear Mr. Crump,
The purpose of this letter report is to present our preliminary Endings on the commercial
development market ;potential for the seven acre Spanos site located on the SEC of Miles
Avenue and Washington Street in the City of La Quinta, California. The site is currently
applying for cons�.deration of a General Plan amendment to change the land use from R-2
Multifamily Residential to Tourist Commercial.
The findings presented in this report are based upon a larger commercial market evaluation
now underway to prepare an integrated forecast of commercial development for La Quinta as
a whole and for four commercial subareas within La Quinta. Due to the need for an
evaluation of the Spanos site prior to the completion of this larger study the information and
findings used in this letter report are to be considered preliminary in nature. However, the
larger study is suffc.,ently far along in the analysis to provide fairly sound estimates of
commercial dema'ad both for the Coachella Valley and La Quinta. The report presenting this
larger study will contain the detailed methodology used, the market information, and the
basis for estimating long term commercial demand.
This letter report is presented in three sections. ne first section briefly describes the
Spanos site along with an evaluation of the development opportunities and constraints for the
site. Section two presents an overview of the larger study and the preliminary estimates of
commercial demand for La Quinta. The final section presents our findings regarding the
commercial development potential for the Spanos site.
In summary, this report found that the subject site is not able to effectively compete for the
limited amount of commercial demand in the near term future without extraordinary
concessions of price or development of marginally commercial uses. Development of
competitive properties and increased demand after the year 2000 will, however, create
commercial demand to support commercial development at the site. The greatest and earliest
666 Baker Street, Suite 369 - Costa Mesa, California 92626 - (714) 557 - 7276
demand for the subject site will probably be neighborhood level commercial uses.
A. SHE DESCRWTION
The subject site is a seven acre parcel located at the south east corner of Miles Avenue and
Washington street. The site is clarrently undeveloped, as are the properties surrounding the
site. The site is situated just north of the Whitewater wash with principal frontage on
Washington Street, an arterial roadway linking La Quinta with Interstate 10 to the north. As
such, the roadway can be expected to serve as an important traffic corridor as the City
develops.
The flood control channel creates a strong visual separation between the north side where
the site is located and the south side where other commercially zoned properties fronting on
Highway III are located. The areas surrounding the site are largely planned for residential
uses and are now largely undeveloped. Some residential development is occurring in Riverside
County areas to the north of the site and in the City of Indian Wells to the west of the
site. Thus, the site is competitively situated to serve both the arterial traffic travelling
between La Quinta and the 1-10 and the local residential neighborhoods planned to develop
near the site.
B. M m� ,, 3T CommaoNS
The commercial devalopraent potential for the site will be largely influenced by the overall
growth in commercial demand in La Quinta and the site's competitive positron in relation to
other sites within La Quinta. It is necessary to first estimate the type, amount and rate of
commercial demand growth for La Quinta before evaluating the site's competitive position.
Preliminary esthnates of commercial development demand have been prepared for La Quinta as
part of the larger study described above. The study has reviewed the historical growth of
commercial demand for four types of commercial activity. These commercial types reflect
particular market areas including neighborhood, community, regional and tourist. Descriptions
of these commercial types are presented on `fable 1.
The estimates of commercial demand for La Quinta are based upon an evaluation of the City's
competitive position in the Coachella Valley. Our analysis indicates that La Quinta is one of
the fastest growing communities within the Coachella Valley. As indicated on Table 2, the
population growth in the City has doubled since 1980 at a growth rate of 10.7%® annually.
This rapid growth is second only to Cathedral City in the Coachella Valley.
Commercial development in the Coachella Valley has been exceeding the residential growth
since the tourist industry generates commercial demand above and beyond that needed by the
residential population. Since 1980 commercial development has grown at a rate of 13.0%
annually, or an average of 823,000 SF per year. During the relatively slow economic period of
2
AGAIANIAN & ASSOCIA I
1930-1984 commercial demand grew at 11.3% annually or an average of 529,000 SF per year.
During the strong growth period of 1984-1988 commercial development grew at a rate of
14.7% annually or an average of 1,160,000 SF per year. There is currently 10,554,000 SF of
commercial development in Coachella Valley with 6,585,000 SF added since 1980.
La Quhita has absorbed 2.6% of the Valley's commercial dcvelopment since 1980. This share is
expected to increase sharply as the path of development continues to head south along the
Highway III corridor toward La Quinta. Accordingly, commercial absorbtion in La Quinta is
expected to increase from the 1980-1988 average of 21,000 SF per year to 34,900 SF per year
in the 1990-2000 period. This rate will further increase to 65,800 SF and 115,200 SF per year
in the 2000-2010 and 2010-2020 periods respectively. These estimates reflect the most likely
level of commercial demand for La Quinta. Under slow economic conditions we estimate
annual absorbtion to be 22,500 SF, 42,300 SF, and 74,100 SF for each succeeding decade while
under rapid economic growth we estimate the absorbtion rates to be 47,400 SF, 89,300 SF and
156,300 S)~ respectively.
Commercial dernand within La Quinta for neighborhood, community, regional and tourist uses
will be limited by the total commercial demand for the City.The likely location of these
commercial types in each of the four commercial subareas within the City will be largely
dependent upon the site characteristics of each subarea and their competitive positions.
Commercial acreage within La Quinta is plentiful for all types of commercial development.
The Village Core, North Washington Street, and Jefferson Street subareas can provide for
neighborhood and community commercial uses. The Highway II I corridor subarea can provide
for regional and! community commercial uses. 'Tourist commercial uses are expected to locate
within the Highway I l l subarea for access and visibility and the Jefferson Street (1303A West)
subarea for a destination hotel and associated tourist facilities.
C. ME MiBN TIAL
About 350,000 SF of commercial development are forecast for La Quinta between the years
1990 and 2000. This amount of development is equivalent to 6 neighborhood centers, 4
community centers, one-half of a regional shopping center, or a hotel with 875 rooms. These
estimates can be doubled for the following decade and doubled again for the 2010 to 2020
decade. It is clear from these estimates that commercial development within La Quinta will
largely occur after the year 2000.
The subject site has possibilities for all types of commercial development. The site can
support neighbcrhood commercial uses to service the residential areas in close proximityto
the site. This level of commercial development would be competitive at the site. The period
of absorbtion would depend largely upon the timing of the planned residential neighborhoods
nearby.
The subject site also has possibility to support community level commercial uses due to it's
3
AGAJANLAN & ASSOCIATI
frontage on Washington Street.. This level of commercial activity is less likely at the site due
to the smaller srze of the site and the availability of competitive sites located along the
Highway 111 corridor. The high visibility, easy access and large parcel sizes along Highway
11l make the corridor a far more desirable location for community level commercial uses than
the subject site. ':fhe subject site is too small and not well located to effectively compete for
any regional level commercial uses.
Tourist coinrnercial uses can be supported at this site. However, these tourist uses, such as
hotels, motels, restaurants, attractions, amusements, specialty retail and transportation
services, are far more likely to seek locations along Highway ill unless they are associated
with a destination hotel. Thus, the subject site has a far greater chance to support tourist
commercial uses only after the Highway 111 corridor has been largely built out.
From this evaluation we may make the following findings regarding commercial market
potential for the subject site:
1. The site is in a weak competitive position for any commercial use besides neighborhood
Ievel commercial uses because it does not appear to have any particular locational
advantages over other available properties. Thl a demand period for neighborhood level
commercial uses may occur before the year 2000 as nearby residential areas develop.
However, it is more likely that neighborhood level commercial demand will occur after
the year 2000.
2. The site can accommodate other level commercial uses but will require extraordinary
conditions to attract these uses from other more competitive sites within La Quinta in
general and the Highway 1l1 corridor in particular. These extraordinary conditions may
involve reduced costs, availability, or the accommodation of marginal commercial uses.
3. Hotel/motel use of the site does not appear to be supportable at this time or in the
near future. Locations for convenience hotels/motels along Highway 111 are far more
competitive except for budget level facilities. However, the site may support a moderate
level hotel/motel after the year 2000 as the availability of suitable sites diminishes
following the development of the Highway 111 corridor.
4. There is not expected to be sufficient commercial development demand in La Quinta to
induce commercial development of the subject site before the year 2000. The increased
rate of absorbtion for commercial uses in La Quinta after the year 2000 will, however,
be significant enough to create commercial demand for the subject site.
5. In short, the subject site is not able to effectively compete for the limited amount of
commercial demand in the near term future without extraordinary concessions of price
or development of marginal commercial uses. Development of competitive properties and
increased demand after the year 2000 will, however, create commercial demand to
support commercial development at the site.
4
AGAJANIAN & ASSOCIATE
This brief letter report summarizes our preliminary findings regarding the commercial
development potential of the Spanos site. The supporting documentation for these findings
will appear in d,.tail in the report of the larger study. If you have any questions or concerns
regarding this letter report please do not hesitate to contact me personally for a prompt
response.
wait Agajanian, PhD
Principal
Attached: Tables 1 and 2
AGAJANIAN & ASSOCIATI
Table 1
DESCRJY.1ION OF CW" RCIAL MARKE'1'S
Market Level Market Area
Neighborhood Serving local residential areas
within 1.5 miles of the site.
Community Serving residential and business
commercial needs within S miles
from the site.
Regional Serving residential and business
needs within Coachella Valley or
about 20 miles from the site.
Tourist Serving cvernight visitors from
outside the Coachella Valley
from throughout the world.
Source AGAJANIAN & Associates
Typical Commercial Uses
Convenience outlets, food stores,
drug stores, gasoline stations,
fast foods and similar uses.
Retail apparel, hardware, banks,
small department stores,
personal services, auto repairs,
restaurants, movie theaters and
similar uses.
Retail discount stores,
appliances, new car auto sales,
larger offices, hospitals,
theaters, mayor department
stores and similar uses.
Destination hotels, convenience
hotels, budget hotels, specialty
retail, specialty restaurants,
attractions and similar uses.
ATTACHMENT
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6
ATTACHMENT No. g
REEVALUATION OF ARCHAEOLOGICAL SITE CA-RIV-2200 RECORDED ON
TENTATIVE TRACT 23995, LOCATED NEAR INDIAN WELLS IN
RIVERSIDE COUNTY, CALIFORNIA
By: Daniel F. McCarthy
Staff Archaeologist
Archaeological Research Unit
University of California
Riverside, CA 92521
UCRARU 1970
Philip J. Wilke
Administrator and Principal Investigator
for: J. F. Davidson Associates, Inc.
73-080 El Paseo, Suite 106
Palm Desert, CA 92260
Attn: Michael B. Dotson
Project Planner
Ref:
December 1988
M.O.! 8810576-01
INTRODUCTION
An archaeological assessment was performed on Tentative Tract 16449 by
Jean A. Salpas in 1980. The project area, now identified as Tentative Tract
23995, is located northeast of Washington Avenue and the Whitewater River
flood control channel. One archaeological site, CA-RIY-2200, was identified
on the project area during the course of the 1980 field investigation. This
archaeological site was described as a sparse scatter of artifacts along the
northern edge of the Whitewater River. Before development of the project
area can proceed, the recommendations made by Salpas (1980:11) need to be
addressed. Specifically,
Prior to development, the locations of all surface cultural
resources would be mapped and collected. In addition, the area of
ash and charcoal (hearth) should be tested for depth, sub -surface
artifacts, and any evidence of a cremation.
At the request of Michael B. Dotson, J. F. Davidson and Associates,
Inc., the ,archaeological Research unit (ARU), University of California,
Riverside, conducted an evaluation of the archaeological site CA--RIY-2200.
On November 22, 1988, the author met with Mr. Dotson at the site to review
and assess the most appropriate way of mitigating adverse effects to the
site.
It was necessary to relocate the site and assess its nature and present
condition in order to evaluate the proposed recommendations and offer current
recommendations for mitigation. Surface artifacts are scattered along the
southern part of the property along the former banks of the Whitewater River.
There are two areas located in the southeastern portion project area where
aftifacts were concentrated. The artifacts observed, mostly pottery, along
much of the southwestern property boundary may represent secondary deposits
because much of the bank has been modified during earth moving activities to
channelize the river for flood control. These artifacts were all located on
soils that have been either pushed up from the river bottom or moved latterly
along the former river bank. Because of these disturbances, the context of
the materials is lost and it is unlikely that it can ever be determined.
Surface evidence of artifacts was limited, however, there is the
possibility of isolated locations that may contain subsurface cultural
deposits. During this field evaluation only a few artifacts were observed on
the surface, but include numerous pottery sherds, fire -affected rock, and
some bone fragments. Cremations are reported to be present, however, there
ri
N
was no surface evidence. There is insufficient data at this time to determine
whether the site was used on a permanent or seasonal basis. The presence of
any deposits, their depth, or significance cannot be determined at this time.
The lack of surface artifacts could be due to past disturbances on the
property. These include dumping, ORV use of the area, and maintenance roads
and construction activities associated with the flood control channel. Also,
relic hunters picking up artifacts could be responsible for the lack of
surface artifacts.
RECON14ENDATIONS
The surface artifacts suggest the presence of possible subsurface
deposits in several small discrete areas located along the banks of the
WhitewateraRiver. Shifting sands may have hidden other evidence of aboriginal
use of the area. Therefore, it is necessary to test for any subsurface
deposits. It is recommended that a program of subsurface testing be conducted
to obtain additional information to enable a better understanding of the
nature and significance of the undisturbed areas containing surface artifacts.
It may well prove that the subsurface remains present are not significant.
Alternatively, it may be that the artifact -bearing deposits at depth can
provide additional information on the prehistory of the area.
This proposal outlines a testing program that is designed to reveal the
extent, context, significance, and presence or absence of deposits, and
attempt to gain additional information on the behavioral classification of
the site and perhaps on the probable time that site was used in the past.
In order to most efficiently determine whether subsurface cultural
deposits are present at the site, two methods of excavation are proposed.
The first consists of a series of backhoe trenches placed at intervals
throughout the site area, and the second consists of hand excavated 1 x 2-m
units. The primary emphasis in this phase of the fieldwork is to determine
the presence or absence of cultural deposits, and their depth if deposits
are encountered. The trenches will be excavated to a depth of not greater
than 2.0 m C6.6 it), with an average length of 6.0 m (20 it). After areas
containing subsurface cultural deposits have been identified, data to evaluate
the complexity of these deposits will be obtained from the hand -excavated
units. These units will be excavated in arbitrary 10-cm levels unless
3
cultural stratification is presents in which case those strata will form the
vertical proverience. All excavated soil will be screened through 1/8-inch
mesh. Cultural and ecological remains, kept separate by unit and level,
will be packaged and labeled in the field for transport to the laboratory
where analysis will be conducted. Reconvnendattons for further studies will
be made if the site contains significant materials.
The purpose of this phase of the fieldwork is to collect quantitative
data on the character and quantity of remains contained in the deposits, so
that the data recovery/protection plan can address the specific research
values. The testing may well prove that no subsurface remains are present
within the boundaries of Tentative Tract 23995. If this is the cases a report
detailing the test phase with recommendations for no further work will be
submitted.
REFERENCE
Salpass Sean A.
1980 An Archaeological Assessment of Tract 16449. MS on file at the
Eastern Information Centers Archaeological Research Units
University of California, Riverside (W-1027).
i'EN� RAL FLAN AMENDMENT 88�-021
ATTACHMENT Nc
CHMEL
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MEDILIM DENSITY
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PROPOSED GEMMM PLAN LAND USE •.1
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PROPOSED GENEM PLAN LAND USE '•.�
CHANGE OF ZONE 88--035 ATTACHMENT No.8A
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Proposed
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EXHIBIT
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1'130POSED ZONING
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ATTACHMENT No. 9
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A"rTACHMEN'i No, 11
Access rights may be restricted when necessary where
the ultimate right-of-way width is eighty-eight feet or
greater, except for approved access openings. (Ord. 5
51(part), 1982: county Ordinance 460 S10.1)
*'5PARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES
FOR PARK AND RECREATION PURPOSES
13.24.020 Authority and purpose. This article is en-
actedpursuanto sthe authority of Government Code Section
66477 for the purpose of requiring the dedication of land or
payment of fees, in lieu thereof, for park and recreational
purposes, as a condition to approval of a tentative map or
parcel map. (Ord. 77 S2(part), 1985: county Ordinance 460
S10.27 (A) )
,---> 13.24.030 Requirements. A. For residential
subdivisions of greater than fifty lots, the subdivider
shall dedicate land or pay a fee, or combination thereof, in
such ratio as recorwiended 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.
E. All dedications shall be equivalent to three acres
per cne 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 niunbers of
units to be constructed by the average household size for
the entire city as shown on the latest federal census or a
census taken pursuant to Section 40200, Chapter 17 of Part 2
of Division 3 of Title 4.
C. Subdivisions containing less than five parcels and
not used for residential purposes shall be exempted from the
requirements of this section; provided however, that a con-
dition may be placed on the approval of such parcel map that
if a building permit is requested for construction of a res-
idential structure or structures on one or more of the par-
cels within four years the fee may be required to be paid by
the owner of each such parcel as a condition to the issuance
of such permit.
D. The provisions of this article do not apply to com-
mercial or industrial subdivisions; nor do they apply to
condominium projects or stock cooperatives which consist of
the subdivision of airspace in an existing apartment build-
ing which is more than five years old when .no new dwelling
units are added. (Ord. 77 S2(part), 1985: county Ordinance
460 510.27(S))
281-36 (La Quinta 6/87)
13.24.040--13.24.050
----- w13.24.040 Use of land and/or fees. All land to be
dedicated for park or recreational purposes shall be found
to he 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, includin4
canyons, hilltops and wooded areas to be developed or left
in their natural state. Also included are land and facil-
ities for the activity of "recreational community garden-
ing," which activity consists of the cultivation by persons
other than, or in addition to, the owner of such land, of
plant material not for sale. Land to be dedicated may in-
clude all or part of a proposed facility. All fees are to
be used for the purpose of developing new or rehabilitation
of existing neighborhood or community park or recreational
facilities to serve the subdivision inhabitants. (Ord. 77
S2(part), 1985: county Ordinance 460 S10.27(C))
13.24.050 Credits. A. If the subdivider is required
to provide park and recreational improvements to the ded-
icated land, the value of the improvements together with an)
equipment located thereon shall be a credit against the pay-
vient of fees or dedication of land required by this article.
R. Planned developments and real estate developments,
as defined in Sections 11003 and 11003.1, respectively, of
the business and Professions Code, shall be eligible to
receive a credit, as determined by the council, against the
amount of land required to be dedicated, or the amount of
the fee imposed, pursuant to this article, for the value of
private open space within the development which is usable
for active recreational uses. (Ord. 77 S2(part), 1985:
county Ordinance 460 S10.27(D))
Chapter 13.28
IMPROVEMENTS
Sections:
13.28.010 Land divisions improvements.
13.28.020 Plans required.
13.28.030 Improvements for subdivisions.
13.28.040 Schedule A subdivision --Generally.
13.28.050 Schedule A subdivision --Streets.
13.28.060 Schedule A subdivision --Domestic water.
13.29.070 Schedule A subdivision --Fire protection.
13.28.080 Schedule A subdivision --Sewage disposal.
281-37 (La Quinta 6/87)
ATTACHMENT No. 12
of the University of California in 1953
entitled *Traffic Safety Evaluation,
Enforcement and Engineering Analysis•
provides information to guide action in
this area.
ImplgiLcntation Po�licys
POLICY 7.5.17- INSTALLATION OF ALL NEW TRAFFIC CONTROL
DEVICES 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 Tran�s6ortation - The Sunline
Txanit Agency, SunAus, currently
provides services in the La Quanta
area. Line 4 loops from Palm Desert
through the developed areas of La
Quanta on a one -hour schedule. Future
Increased use of bus transportation
could provide benefits such as reduced
congestion, better air quality, etc.
InTlementation Policies:
POLICY 7.5.20 - PROVISIONS FOR BUS TURNOUTS SHALL BE
PROVIDED WHERE POSSIBLE AND BE
REQUIRED OF ALL NEW DEVELOPMENTS WHERE
APPROPRIATE. ��?�ERED_ SUS Si3LTERS SHALL
BE PROVIDED AT EVERY BUS STOP IN THE
CITY, TO BE -A CONDITION QF NEW�DEVF.LOP-
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* 13US SHOULD BE ANALYZED AND
GRANT SUPPORT INVESTIGATED,
VI I-19
PLANNING COMMISSION RESOLUTION NO. 89-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
REC0MMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO.88-099 AND APPROVAL OF
GENERAL PLAN AMENDMENT NO. 88-021, A
REQUEST TO AMEND THE LA QUINTA GENERAL
PLAN LAND USE MAP FROM MEDIUM AND HIGH
DENSITY RESIDEN`7.'IAL TO MEDIUM AND HIGH
DENSITY RESIDENTIAL (ALTERED
CONFIGURATION) AND GENERAL COMMERCIAL.
CASE NO. GPA 88-021 - A.G. SPANOS
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider the request of A.G.
Spanos Construction, Inc. to amend the La Quinta General Plan
Land Use Map from Medium and High Density Residential to Medium
and High Density Residential (altered configuration) and
General Commercial for a site totaling 132.5 gross acres,
located between Washington Street, Miles Avenue, Adams Street
and the Coachella Valley Water District Wash, La Quinta,
excluding the small triangular area just north of the Wash and
just south of the east/west Avenue 46 alignment (Westward Ho
Drive), more particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH,
RANGE 7 EAST, SAN BERN'ARDINO BASE AND MERIDIAN; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the approval of said General Plan Amendment:
1. Traffic impacts caused by the implementation of GPA
88-021 can be mitigated to a large degree.
2. Location of a general commercial land use as proposed by
this project would not be viable from a near -term land
use inventory perspective. However, development of
competitive properties and increased demand after the
year 2000 will create commercial demand to support
commercial development on this site.
MR/RES089.015 -1-
3. The request for commercial land use and a multi -family
residential area at a density of +15 units per acre is
consistent with the goals and policies of the La Quinta
General Plan.
4. This General Plan Amendment application complies with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5). Mitigation measures can be
generated to reduce the impact of General Commercial and
High Density Residential land uses on the subject
property.
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 the Planning Commission does hereby recommend to the
City Council approval of General Plan Amendment No.
88-021, consisting of a Land Use Map Amendment as
described in Exhibit "A", attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 25th day of
April, 1989, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RESO89.015 -2-
PLANNING COMMISSION RESOLUTION NO. 89-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO.88-099 AND APPROVAL OF
GENERAL "PLAN AMENDMENT NO. 88-021, A
REQUEST TO AMEND THE LA QUINTA GENERAL
PLAN LAND USE MAP FROM MEDIUM AND HIGH
DENSITY RESIDENTIAL TO MEDIUM AND HIGH
DENSITY RESIDENTIAL (ALTERED
CONFIGURATION) AND LOW DENSITY
RESIDENTIAL.
CASE NO. GPA 88-021
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider an application to amend
the La Quinta General Plan Land Use Map from Medium and High
Density Residential to Medium and High Density Residential
(altered configuration) and Low Density Residential totaling
132.5 gross acres, located between Washington Street, Miles
Avenue, Adams Street and the Coachella Valley Water District
Wash, La Quinta, excluding the small triangular area just north
of the Wash and just south of the east/west Avenue 46 alignment
(Westward Ho Drive), more particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5 SOUTH,
RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; and,
%liEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the approval of said General Plan Amendment:
1. Traffic impacts caused by the implementation of GPA
88-021 can be mitigated.
2. The request for a High Density area at 12-16 du/ac and a
Medium Density area at 4-8 du/ac and a Low Density area
at 2-4 du/ac is consistent with the goals and policies of
the La Quinta General Plan.
3. This General Plan Amendment application complies with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5). Mitigation measures can be
generated to reduce the impact of High, Medium, and Low
Density Residential land uses on the subject property.
MR/RESO89.016 -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 the Planning Commission does hereby recommend to the
City Council approval of General Plan Amendment No.
88-021, consisting of a Land Use Map Amendment as
described in Exhibit "A", attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quiinta Planning Commission, held on this 25th day of
April, 1989, by the following vote, to wit:
AXES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RESO89.016 -2-
PLANNING COMMISSION RESOLUTION NO. 89-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO. 88-099 AND APPROVAL OF A
CHANGE OF ZONE FROM R-2-8000 AND R-1 TO
C-P, R-2A AND R-1 ON A 132.5-ACRE SITE.
CASE NO. CZ 88-035 - A.G. SPANOS CONSTRUCTION, INC.
''WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider the request for a
Change of Zone from R-2-8000 and R-1 to C-P, R-2A and R-1 on a
132.5-acre site, located between Washington Street, Miles
Avenue, Adams Street and the Coachella Valley Water District
Wash, La Quinta, excluding the small triangular area just north
of the Wash and just south of the east/west Avenue 46 alignment
(Westward Ho Drive), more particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND
MERIDIAN; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the approval of said Change of Zone application:
1. The propcsed Change of Zone is consistent with the goals
and policies of the La Quinta General Plan.
2. This Change of Zone application complies with the
requirements of "The Rules to Implement the California
Quality Act of 1970" (County of Riverside, Resolution No.
82-213, adopted by reference in City of La Quinta
Ordinance No. 5).
a. Mitigation measures can be generated to
reduce the impact of a commercial land use
and an R-2A zone on the subject property.
b. Mitigation measures can be generated to
reduce the impact on the transportation and
circulation systems of this area by the
introduction of a commercial use on the
subject property.
MR/RES089.017 -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 recommend to the City Council
approval of the above described Change of Zone request,
and as illustrated on the map labeled Exhibit "A",
attached hereto.
MASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 25th day of
April, 1989, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RESO89.017 -2-
CHANGE 01 ZONE 88--035 EXFIIBIT A
PLANNING COMMISSION RESOLUTION NO. 89-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO. 88-099 AND APPROVAL OF A
CHANGE OF ZONE FROM R-2-8000 AND R-1 TO
R-2A AND R-1 ON A 132.5-ACRE SITE.
CASE NO. CZ 88-035
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider the request for a
Change of Zone from R-2-8000 and R-1 to R-2A and R-1 on a
132.5-acre site, located between Washington Street, Miles
Avenue, Adams Street and the Coachella Valley Water District
Wash, La Quinta, excluding the small triangular area just north
of the Wash and just south of the east/west Avenue 96 alignment
(Westward Ho Drive), more particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND
MERIDIAN; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the approval of said Change of Zone application:
1. The proposed Change of Zone is consistent with the goals
and policies of the La Quinta General Plan.
2. This Change of Zone application complies with the
requirements of "The Rules to Implement the California
Quality Act of 1970" (County of Riverside, Resolution No.
82-213, adopted by reference in City of La Quinta
Ordinance No. 5).
a. Mitigation measures can be generated to
reduce the impact of an R-2A zone on the
subject property.
b. Mitigation measures can be generated to
reduce the impact on the transportation and
circulation systems of this area by the
introduction of R-2A and R-1 uses on the
subject property.
MR/RES089.018 -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 recommend to the City Council
approval of the above described Change of Zone ,request,
and as illustrated on the map labeled Exhibit "A",
attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quin.ta Planning Commission, held on this 25th day of
April, 1989, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RES089.018 -2-
CHANGE OF ZONE "PYWIPIT A
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CHANGE OF ZONE
EXHIBIT
TENTA71VE TRACT N• 23."S
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R-2A
Proposed Zone
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Proposed Zone
67.25 acres
PROPOSED ZONING
1
PLANNING COMMISSION RESOLUTION NO. 89-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
:RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO. 88-099 AND APPROVAL OF
SPECIFIC PLAN NO. 88-012
CASE NO. SP 88-012 - A.G. SPANOS CONSTRUCTION, INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider the request of A.G.
Spanos Construction, Inc. for a commercial, multi -family
residential, and single-family residential development for a
132.5-acre site located between Washington Street, Miles
Avenue, Adams Street and the Coachella Valley Water District
Wash, La Quinta, excluding the small triangular area just north
of the 'plash and just south of the east/west Avenue 46 alignment
(Westward Ho Drive), more particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND
MERIDIAN; and,
WHEREAS, said Specific Plan request 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 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, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Specific Plan 88-012, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to .justify
the 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.
MR/RES089.019 -1-
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.
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
const_'Ltute the findings of the Commission in this case;
2.
That it does hereby confirm the conclusion
of
Environmental Assessment No. 88-099, indicating that
the
proposed Specific Plan will not result in
any
significant environmental impacts as mitigated by
the
recommended Conditions of Approval;
2. 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 attached Conditions of Approval.
:PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 25th day of
April, 1989, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RES089.019 -2-
PLANNING COMMISSION RESOLUTION NO. 89-
CONDITIONS OF APPROVAL
SPECIFIC PLAN 88-012
PROPOSED APRIL 25, 1989
1. The development shall comply with Exhibit 1, the Specific
Plan for Specific Plan 88-012, and the following
conditions, which conditions shall take precedence in the
event of any conflicts with the provisions of the
Specific Plan.
2. a. The project shall be limited to access points as
illustrated on the Specific Plan, Exhibit 1.
b. The following access points will be
right-in/right-out only:
o Both access points into the commercial area;
o The northern access into the single-family
residential area.
C. in the following cases, access points in this
project must line up with access points identified
by approved tentative tracts located opposite this
project:
o The most northerly access point on Adams
Street;
o The most easterly access point on Miles
Avenue;
o The multi -family area access point onto Miles
Avenue.
3. The following conditions apply to the commercial area:
a. Only the following tenants can be located in the
commercial area: grocery, drug, small personal
services and shops, Circle K- and 7-11-type tenants.
b. The commercial area should be broken up into at
.east three commercial buildings, and not become
one linear structure.
C. Commercial retail uses shall not be permitted or
any satellite pad located along Washington Street.
MR/CONAPRVL.054 -1-
d. The Developer shall submit and receive approval for
a commercial plot plan for the above -proposed
development prior to any development taking place.
e. The building height limit for this area is one
story.
4. The following conditions apply to the multi -family
residential area:
a. The Developer shall submit and receive approval for
a residential plot plan for the above development
prior to any development taking place.
b. One parking space provided per multi -family unit
must be covered.
C. The linear parking area on the eastern boundary of
the east phase of the multi -family unit complex
shall be divided into two areas separated by a
landscaped area or dwelling units.
d. "Buildings in the multi -family area must be set back
50 feet from the multi-family/single-family
residential area boundary. If two story dwellings
are located alongside this boundary, they must be
oriented away from the single-family residential
area.
5. The Applicant shall provide, within the multi -family
housing area, a total of five percent affordable housing.
6. Specific Plan 88-012 shall expire• on the same date
Tentative Tract 23995 expires. Approval of extension of
time for TT 23995 shall constitute extension of time for
SP 88-012.
MR/CONAPRVL.054 -2-
PLANNING COMMISSION RESOLUTION NO. 89-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA
]RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT NO. 88-099 AND APPROVAL OF
'IE'NTATIVE TRACT NO. 23995 TO ALLOW THE
CREATION OF A COMMERCIAL AND
)RESIDENTIAL SUBDIVISION ON A 132.5-ACRE
SITE
CASE NO. TT 23995 - A.G. SPANOS CONSTRUCTION, INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of April, 1989, hold a
duly -noticed Public Hearing to consider the request of A.G.
Spanos Construction, Inc. to subdivide 132.5 acres into one
commercial lot, three high density residential lots, and 300
single-family development lots, generally located between
Washington Street, Miles Avenue, Adams Street and the Coachella
Valley Water District Wash, La Quinta, excluding the small
triangular area just north of the Wash and just south of the
east/west Avenue 46 alignment (Westward Ho Drive), more
particularly described as:
THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND
MERIDIAN; and,
WHEREAS, said Tentative Map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (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
tentative tract will not have a significant adverse impact on
the environment; and,
Whereas, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 24035, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the recommendation for approval of said Tentative Tract Map:
MR/RES089.020 -1-
1. That Tentative Tract No. 23995, as conditionally
approved, is generally consistent with the goals,
policies, and intent of the La Quinta General Plan
for land use density, unit type, circulation
requirements, C-P, R-2A, and R-1 zoning district
development standards, and design requirements of
the Subdivision Ordinance.
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the north to the south of the property.
The proposed circulation design and lot layouts, as
conditioned, are, therefore, suitable for the
proposed land division.
3. That the design of Tentative Tract Map No. 23995
may cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley Fringe -Toed Lizard, but mitigation measures
in the form of fees for a new habitat area will
lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 23995
will not conflict with easements acquired by the
public at large for access through the project,
since alternate easements for access and for use
have been provided that are substantially
equivalent to those previously acquired by the
public.
6. That the proposed Tentative Tract No. 23995, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 23995, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
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;
MR/RESO89.020 -2-
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this
case;
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 88-099 relative to the
environmental concerns of this tentative tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
23995 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 25th day of
April, 1989, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
PLANNING DIRECTOR
MR/RESO89.020 -3-
PLANNING COMMISSION RESOLUTION NO. 89-
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23995
PROPOSED APRI:L 25, 1989
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23995 shall comply with the
requirements and standards of the State Subdivision
Map Act and the City of La Quinta Land Division
Ordinance, 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 is subject to the mitigations noted
in the archaeological report prepared by the
Archaeological Research Unit, University of
California at Riverside, Reference W.O.#8810576-01,
dated December, 1988.
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.055 -1-
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 Applicant shall construct all private
street improvements to the requirements of
the City Engineer and the La Quinta Municipal
Code.
d. The interior public street system shall be
designed pursuant to the approved Exhibit 1
(tract map) for TT 23995. The cul-de-sac
streets shall be designed for a 50-foot
right-of-way with 36-foot width
curb -to -curb. A five-foot utility easement
shall be granted on each side of the 50-foot
right-of-way. All other streets shall have a
60-foot right-of-way, a six-foot sidewalk,
and two -percent slope.
Any variations to the approved street system
design sections shall be subject to review
and approval by the Public Works Department.
7. An encroachment permit for work in any abutting
local jurisdiction shall be secured prior to
constructing or joining improvements (i.e., County
of Riverside).
B. 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
2.63 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
MR/CONAPRVL.055 -2-
shall concentrate on noise impacts on the tract
from perimeter arterial streets, and recommend
alternative mitigation techniques. Recommendations
of the study shall be incorporated into the tract
design. The study shall consider use of building
setbacks, engineering design, building orientation,
noise barriers (berming and landscaping, etc„), and
other techniques so as to avoid the isolated
appearance given by walled developments. A wall
shall be provided around the multi -family
residential area in accordance with the above study.
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
easements via one of the following methods prior to
final map approval:
a. Subdivider shall consent to the formation of
a maintenance district under Chapter 26 of
the Improvement Act of 1911 (Streets and
Highways Code, Section 5820 et seq.) or the
Lighting and Landscaping Act of 1972 (Streets
and Highways Code 22600 et seq.) to implement
maintenance of all improved landscape buffer
and storm water retention areas. It is
understood and agreed that the
Developer/Applicant shall pay all costs of
maintenance for said improved areas until
such time as tax revenues are received from
assessment of the real property.
b. The Applicant shall submit to the Planning
and Development Department a Management and
Maintenance Agreement, to be entered into
with the unit/lot owners of this land
division, in order to insure common areas and
facilities will be maintained. A unqualified
right to assess the owners of the individual
units for reasonable maintenance costs. The
association shall have the right to lien the
property of any owners who default in the
payment of their assessments.
The common facilities to be maintained are as
follows:
(1) Storm water easements.
(2) Twenty -foot perimeter parkway lot along
Washington Street
MR/CONAPRVL.055 -3-
(3) Twenty -foot perimeter parkway lot along
Miles Avenue.
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.
Grading 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 requires a
written authorization from the owner(s) (slope
easement) in a form acceptable to the City Engineer.
18. :Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan
MR/CONAPRVL.055 -4-
of Drainage, including payment of any drainage fees
:required therewith. All drainage easements must be
shown on the Final Tract Map.
19. Prior to the issuance of a grading permit, the
Applicant shall prepare and submit a written report
to the Planning Director demonstrating compliance
with those conditions of approval and mitigation
measures of TT 23995 and EA 88-099, which must be
satisfied prior the the issuance of a grading
permit. Prior to the issuance of a building
permit, the Applicant shall prepare and submit a
,written report to the Planning Director
demonstrating compliance with those conditions of
approval and mitigation measures of this TT 23995
and EA 88•-099, which must be satisfied prior to the
issuance of a building permit. Prior to final
building inspection approval, the Applicant shall
prepare and submit a written report to the Planning
Director demonstrating compliance with all
remaining conditions of approval and mitigation
measures of this TT 23995 and EA 88-099. The
Planning Director may require inspection or other
monitoring to assure such compliance.
Traffic and Circulation
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,
Miles Avenue, and Adams Street for all individual
parcels which front or back-up to those
rights -of -way.
MR/CONAPRVL.055 -5-
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.
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 C-P,
R2A, and R-1 zoning requirements, including for
the R-1 zone minimum lot size and minimum average
depth of a lot. The minimum R-1 lot size to be
recorded in a final map shall be 7,200 square feet.
Wa11,y!encing, Screening, and Landscaping
24. 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.
25. 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.
26. Prior to final map approval, the subdivider shall
submit criteria to be used for landscaping of all
single-family individual lot front yards. At a
minimum, the criteria shall provide for two trees
and an irrigation system.
MR/CONAPRVL.055 -6-
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
27. 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.
28. 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.
29. The Applicant shall comply with the following:
a. No buildings in the R-2A or multi -family zone
within 150 feet of the ultimate right-of-way
of Washington Street and Miles Avenue shall
be higher than one story.
b. Seventy-five percent of R-1 zone dwelling
units within 150 feet of the ultimate
right-of-way of Miles Avenue shall be limited
to one story, not to exceed 20 feet in
height. The Applicant shall submit to the
Planning and Development Department for
approval a drawing showing the location of
any single• -family units higher than one story
located along Miles Avenue frontage.
30. The appropriate Planning approval shall be secured
prior to establishing any of the following uses -
a. Temporary construction facilities.
MR/CONAPRVL.055 -7-
b. Sales facilities, including their appurtenant
signage.
C. On -site advertising/construction signs.
31. In. the R-1 zone, if a specific dwelling product is
envisioned or if groups of lots are sold to
builders prior to the issuance of building permits,
the Applicant/ Builder shall submit complete detail
architectural elevations for all units. The
Planning Commission will review and approve these
as a Business Item. The basic architectural
standards shall be included as part of the C.C. &
Rs.
32. The residential plot plan for the R-2A
(multi -family) zone shall show 6.57 acres of
private open space within the development which is
usable for active recreation space in accordance
with Section 13.24.030 of the La Quinta Municipal
Code and Government Code Section 66477.
Traffic and Circulation
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
50 percent of signalization costs at the
multi -family area access point onto Miles Avenue
anal 25 percent of the signalization costs at the
intersection of Miles Avenue and Adams Street.
Public Services and Utilities
34. The Applicant shall comply with the requirements of
the City Fire Marshal.
35. The Applicant shall comply with all requirements of
the Coachella Valley Water District, including
those related to the storm water channel. Any
necessary parcels for District facility expansion
shall be shown on the final map and conveyed to the
Coachella Valley Water District, in accordance with
the Subdivision Map Act.
36. 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.
IqR/CONAPRVI,.055 -8-
PH -II
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MAY 9, 1989
APPLICANT/
OWNER: JOHN BUND/MARIO LALLI
LOCATION: SOUTHEAST CORNER OF AVENIDA BERMUDAS AND
CALLE BARCELONA (SEE ATTACHMENT NO. 1)
PROPOSAL: PLOT PLAN NO. 89-411, CONVERSION OF EXISTING
SINGLE FAMILY DWELLING TO A 4800 SQUARE FOOT
RESTAURANT FACILITY WITH INDOOR AND OUTDOOR
DINING AREA
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 89-117 WAS
PREPARED IN CONJUNCTION WITH THIS
APPLICATION. MINOR INCREMENTAL IMPACTS WITH
RESPECT TO AIR QUALITY, SOIL DISTURBANCE,
NOISE, LIGHT AND GLARE, AND TRAFFIC WERE
IDENTIFIED. THESE IMPACTS ARE NOT CONSIDERED
TO BE SIGNIFICANT; THEREFORE, A NEGATIVE
DECLARATION HAS BEEN PREPARED.
BACKGROUND: THE VILLAGE SPECIFIC PLAN (VSP) WAS ADOPTED
BY THE CITY COUNCIL ON FEBRUARY 2, 1988.
SUBSEQUENTLY, ZONING DISTRICTS WERE DEVELOPED
BY STAFF TO IMPLEMENT THE VSP. THESE
DISTRICTS WERE ADOPTED, BY AMENDMENT TO TITLE
9 OF THE LA QUINTA MUNICIPAL CODE, ON
DECEMBER 20, 1988. ON MAY 2, 1989, THE CITY
COUNCIL APPROVED AN ORDINANCE FOR THE OVERLAY
OF THESE DISTRICTS ONTO THE OFFICIAL ZONING
MAP. THESE DESIGNATIONS WILL BE IN EFFECT ON
JUNE 15, 1989, UNLESS THE SECOND READING IS
POSTPONED.
PROJECT
DESCRIPTION: THE APPLICANT PROPOSES TO CONVERT A +3500
SQUARE FOOT EXISTING SINGLE FAMILY DWELLING
TO A +4800 SQUARE FOOT RESTAURANT WITH THE
FOLLOWING BREAKDOWNS:
0 2788 SQUARE FEET OF DINING AREA
(INDOOR/OUTDOOR)
0 1239 SQUARE FEET KITCHEN AREA
AD/STAFFRPT.006 -1-
0 210 SQUARE FEET FOR RESTROOMS
0 500 SQUARE FEET FOR MISCELLANEOUS
(OFFICE, STORAGE, WAITING AREA)
THE PROJECT PROPOSES 92 PARKING SPACES, WITH
TWO SEPARATED PARKING AREAS: VALET PARKING
SERVICE WILL BE PROVIDED. THE PROPOSED
ADDITIONAL BUILDING AREA WILL CARRY ON THE
ORIGINAL STRUCTURE'S ARCHITECTURAL STYLE.
ADDITIONAL LANDSCAPING WILL BE PROVIDED TO
COMPLEMENT EXISTING TREE STANDS, WHICH WILL
BE MOSTLY RETAINED.
AD/STAFFRPT.006 -2-
ANALYSIS:
1. The zone change for this property, from R-1*++ to C--V-S,
will become effective on June 15, 1989. Therefore, this
approval may not be utilized for this use until that
date, and will be conditioned to meet the requirements of
the C-V-S sub -zone.
2. Policy 3.6.11 of the La Quinta General Plan requires
noise studies for any non-residential projects within
1,000 feet of any residential uses. Due to the nature of
this proposal, it is not anticipated that this
requirement will be necessary. However, as there may be
live entertainment, some restriction on that aspect of
the proposal is needed.
3. The access to Bermudas should be eliminated, as it does
not appear to be essential to circulation and will only
serve to adversely impact an already poor intersection
design, and compound the problem.
4. The plan does not consider street dedications for
Barcelona or Bermudas (30 feet half -width and 44 feet
half -width, respectively), although the VSP calls for a
de -emphasis of these streets in the Village area, so as
to preserve the thematic aspects of the area. It would
be appropriate at this time to require a bonded agreement
for required dedications/improvements, similar to that
method used for the Cunard's restaurant plot plan.
5. The parking provided satisfies the requirements of the
C-V-S zone and Chapter 9.160 of the La Quinta Municipal
Code, relative to number of spaces. The C-V-S zone
requires that all parking areas must be 50% shaded; no
adequate provisions are shown on the landscape plan.
6. Pedestrian easements/walkways must be provided and be 50
to 75% shaded. Figure 4-7 (Attachment No. 2) shows the
general location requirements for these easements. A
condition to address this has been suggested requiring
the Applicant to bond for improvement of the north/south
pedestrian easement pending future development to the
south.
7. The C-V-S zone limits servicing of trash areas to certain
A.M. and P.M. hours. Because it appears that the trash
area is a "visible location," it is recommended that
loading, trash collection, etc., be limited to 6:00 a.m.-
9:00 a.m. hours. Space No. 67 must also be removed to
allow access to the trash area.
8. Eucalyptus shown to be removed from entry drive should be
relocated to the area where the dead eucalyptus will be
AD/STAFFRPT.006 -3-
removed.
9. Landscaping is to be "intensely landscaped" according to
the ordinance. Other than some additional tree stands,
it does not appear that the landscape plan provides any
"intensity." Site and landscape plans do not show
adequate detailing of additional landscape materials,
number and sizes, turf areas, fencing/walls (if any),
etc.. A condition requiring a detailed landscape and
irrigation plan to be submitted for Staff review has been
incorporated. This plan will also have to address
parking area shading requirements.
10. Signage for this proposal will be reviewed separately, as
no detailed information has been submitted for review at
this time.
FT'nnTMag
1. Plot Plan No. 89-411, as conditionally approved, is
consistent with the La Quinta General Plan, the Village
Specific Plan, and the requirements of the C-V-S sub --zone
adopted to implement the VSP.
2. The subject site is physically suitable for the proposed
development, due to the fact that the surrounding
immediate area and the site itself is considered
urbanized.
3. Environmental Assessment No. 89-117 has been prepared and
reviewed for this project in accordance with the
California Environmental Quality Act, and it has been
determined that the project will not result in any
significant adverse impact on the environment, and
therefore, a Negative Declaration shall be filed upon
approval of this project.
RECOMMENDATION:
By minute motion, approve Plot Plan No. 89-411, subject to the
attached conditions.
AD/STAFFRPT.006 -4-
PLOT PLAN 89-411
CONDITIONS OF APPROVAL
MAY 9, 1989
GENERAL
1. The development of the site shall be in substantial
compliance with Exhibit A as contained in the file for
Plot Plan 89-411, unless otherwise amended by these
conditions.
2. The approved Plot Plan shall be used within the time
period set forth in Section 9.180 of the La Quinta
Municipal Code.
3. 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 and
Building Divisions
o Coachella Valley Water District
o Desert Sands Unified School 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.
4. 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.
TRAFFIC/CIRCULATION
5. The Applicant shall comply with the following street
improvement requirements:
a. The Applicant shall submit street improvement plans
that are prepared by a registered civil engineer
AD/CONAPRVL.008 -1-
for review and approval by the Public Works
Department. These plans shall incorporate the
design of pedestrian walks as required by Condition
No. 12.
b. The Applicant shall construct street improvements
for one-half street width for Avenida Bermudas and
Calle Barcelona, including relocating median
island, if required, to the requirements of the
City Engineer and the La Quinta Municipal Code.
6. Drainage disposal facilities shall be provided, on site,
if required by the City Engineer. Applicant shall comply
with applicable provisions of the Master Plan of
Drainage, including any required fees.
7. A grading plan shall be submitted, to be prepared by a
registered civil engineer, for review and approval by the
Public Works Department. This requirement may be waived
at the discretion of the Public Works Director.
SITE DESIGN
8. A minimum of 92 parking spaces shall be provided. Space
No. 67, as shown on Exhibit A, shall be deleted and
relocated within the parking area. Design and
improvement of all parking and driveway areas shall be in
conformance with Chapter 9.160 of the La Quinta Municipal
Code and the requirements of the City Engineer.
9. Trash collection, loading, etc. shall be limited to
morning hours, as consistent with restaurant hours of
operation and the C-V-S sub -zone.
10. Trash enclosure shall be gated and enclosed by a
six -foot -high wall of the same construction and color as
the commercial building. Location and construction of
the enclosure shall conform to requirements of Palm
Desert Disposal Company and the Planning and Development
Department.
11. The westerly access from the parking area at Bermudas
shall be eliminated.
12. The Applicant shall comply with the following
requirements for pedestrian walkway easements:
a. A 6-foot wide pedestrian easement shall be located
and constructed generally along the perimeter
property line, outside of the right-of-way of Calle
Barcelona, from property line to property line.
AD/CONAPRVL.008 -2-
b. A 6-foot wide north/south pedestrian easement shall
be required, with the location to be determined
upon development occurring adjacent to the south of
this project. This easement shall be bonded for,
in a surety form acceptable to the City Engineer.
The above -described easements shall be constructed with
pavers or stamped concrete, red in color. The walkways
shall be illuminated with umbrella -type or similar
lighting so as to directly illuminate the pathway area.
Construction for Item a. and bonding for Item b. shall
also incorporate provisions for walkway shading, through
landscaping or other means, in compliance with the
standards of the Village Specific Plan (VSP) and the
C-V-S zone district. Design plans for the walkway areas
shall be submitted to the Planning and Development and
Public Works Departments for review and approval of
design and bond amount determination.
13. All on -site utilities shall be installed underground in
accordance with City standards.
14. Prior to issuance of any building permits, 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
areas. Desert or native plant species and drought
resistant planting materials shall be incorporated
into the landscape plan. The plan shall also
indicate methods for shading of the parking and
pedestrian areas, including tall canopy trees.
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.
Preparation of the detailed landscape and irrigation
plans shall be in substantial conformance with the
approved site plan (Exhibit A) on file with the Planning
and Development Department. The plans submitted shall
include the acceptance stamps/signatures from the
Riverside County Agricultural Commissioner's office and
CVWD. All plant materials to be used shall be consistent
with those species identified in the VSP.
15. The eucalyptus tree shown to be removed from the proposed
entry shall be relocated to replace the dead existing
eucalyptus.
AD/CONAPRVL.008 -3-
115. The Applicant shall comply with the following
requirements of the City Fire Marshal:
a. A fire flow of 2250 gpm shall be available from a
Super hydrant (6" x 4" x 2-1/2" x 2-1/211) located
not less than 25 feet nor more than 165 feet from
the building as measured along approved vehicular
travelways.
b. Fire and Life Safety Systems and Appliances shall
be provided in accordance with the requirements of
the Uniform Fire Code and La Quinta Municipal Code
in effect at the time of construction.
C. Final conditions will be addressed when building
plans are reviewed. A plan check fee must be paid
to the Fire Department at the time building plans
are submitted.
MISCELLANEOUS
17. Any outdoor entertainment (amplified or acoustical live
instruments, vocal, recordings, etc.) shall be limited to
occurring no later than 10:00 p.m.. Indoor entertainment
from 10:00 p.m. to 12:00 a.m. shall be limited to live
acoustical/vocal or recorded music. Amplified live
indoor or outdoor entertainment may be permitted to occur
during extended hours (after 10:00 p.m.) at the
discretion of the Planning and Development Director. A
written request shall be submitted to the Director
stipulating the type of entertainment in detail, and the
hours of occurrence requested. The Applicant shall
submit any additional information as may be required by
the Director in order to make a decision on the request.
18. Prior to the installation of any signage associated
with this proposal, the Applicant shall submit a sign
plan showing the location, type, size, colors, and type
of illumination (if any) of all proposed identification
and directional signs. All signs shall be installed in
accordance with the approved plan, and shall be
consistent with Chapter 9.212 of the La Quinta Municipal
Code. Approval of this Plot Plan does not constitute
approval for any signage shown on Exhibit A.
AD/CONAPRVL.008 -4-
PH -III
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MAY 9, 1989
APPLICANT: SUNRISE DESERT PARTNERS
OWNER: LANDMARK LAND COMPANY
PROJECT
REQUEST: TENTATIVE TRACT 24317, A SUBDIVISION OF
APPROXIMATELY 22.8 ACRES INTO 8 RESIDENTIAL
LOTS FOR THE CONSTRUCTION OF 111 CONDOMINIUM
UNITS, 6 PRIVATE STREET LOTS, A BUFFER LOT,
AND A LANDSCAPE LOT
PROJECT
LOCATION:
BACKGROUND:
WITHIN AND ADJACENT TO THE PGA WEST PROJECT,
SOUTH OF AVENUE 54 AND EAST OF THE
ALL-AMERICAN CANAL
The City approved a land sales Tract 21640 in 1986 which
encompassed this area. A Condition of Approval required the
applicant to secure the appropriate zoning and the inclusion of
this area within the PGA West Specific Plan. These
applications have been made and are in process.
ENVIRONMENTAL CONSIDERATION:
Portions of this tract have been analyzed in the overall PGA
West Specific Plan. However, the remainder of the site has
been analyzed under a separate environmental assessment..
Based upon this assessment and existing environmental
information, the environmental impacts can be or have been
mitigated. Therefore, a Negative Declaration is recommended
for adoption.
ANALYSIS:
1. The proposed tract is a continuation of the development
of PGA West. The types of units proposed include 34
Legend units, 21 Galleries units, 24 Greens units and 32
Champions. These units have been previously reviewed and
approved by the Commission.
AD/STAFFRPT.005 -1-
2. This tract was excluded from the 36-foot wide private
streets requirement, per the Council minutes of May 29,
1987 (attached). Therefore, 32-foot wide private streets
will be developed.
3. The street, landscaping, and wall improvements have not
been installed along Avenue 54. A condition is
recommended to require these improvements similar to what
has been constructed further east on Avenue 54.
4. The Commission has granted the use of a 15-foot front
yard setback for the side entry garages for the Galleries
units, and a 15-foot front yard setback for the golf cart
storage structure for the Legend units. A condition is
recommended to permit these setbacks.
5. The number of units approved for PGA West (5,000) will
not be increased with the approval of this tract or the
subsequent Specific Plan Amendment.
6. The La Quinta Fire Marshal has provided the following
comments:
a. Schedule A fire protection approved Super fire
hydrants, (6" x 411 x 2-1/2" x 2-1/211) shall be
located one at each street intersection spaced not
more than 330 feet apart in any direction with no
portion of any frontage more than 165 feet from a
fire hydrant. Minimum fire flow shall be 2500 gpm
for 2 hours duration at 20 psi.
b. Prior to recordation of the final map,
applicant/developer shall furnish one blueline copy
of the water system plans to the Fire Department
for review. Plans shall conform to the fire
hydrant types, location and spacing, and the system
shall meet the fire flow requirements. Plans shall
be signed/approved by a registered civil engineer
and the local water company with the following
certification: "I certify that the design of the
water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
C. The required water system including fire hydrants
shall be installed and accepted by the appropriate
water agency prior to any combustible building
material being placed on an individual lot.
7. The Coachella Valley Water District has provided the
following comments:
a. This area is protected from stormwater flows by a
system of channels and dikes, and may be considered
AD/STAFFRPT.005 -2-
safe from stormwater flows except in rare instances.
b. The district will furnish domestic water and
sanitation service to this area in accordance with
the current regulations of this district. These
regulations provide for the payment of certain fees
and charges by the subdivider and said fees and
charges are subject to change.
C. This area shall be annexed to Improvement District
No. 55 of Coachella Valley Water District for
sanitation service.
d. There are existing district facilities not shown on
the development plans. There may be conflicts with
these facilities. We request the appropriate
public agency to withhold the issuance of a
building permit until arrangements have been made
with the district for the relocation of these
facilities.
e. Plans for grading, landscaping, and irrigation
systems shall be submitted to Coachella Valley
Water District for review. This review is for
ensuring efficient water management.
8. The Public Works Department has indicated the need to
improve Avenue 54 per City standards.
CONCLUSIONS:
1. The environmental impacts associated with the proposed
tract have been adequately addressed in the certified
Environmental Impact Report for the PGA West Specific
Plan, and the recent assessment for the area not covered
by the EIR. A Negative Declaration is recommended for
adoption.
2. The unit types and tract layout are consistent with the
current development of the PGA West Specific Plan.
3. The proposed tract is consistent with the General Plan in
that the proposed density is consistent with the low
density residential land use designation.
4. The proposed tract will and can be served by public water
and sewer utilities.
FINDINGS•
Findings for the proposed Tentative Tract are contained in the
proposed Planning Commission resolutions.
AD/STAFFRPT.005 -3-
RECOMMENDATION:
Move to adopt Planning Commission Resolution No. 89-
recommending City Council approval of Tentative Tract 24317,
subject to conditions and concurrence of the environmental
determination.
AD/STAFFRPT.005 -4-
PLANNING COMMISSION RESOLUTION NO. 89-016
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF TENTATIVE TRACT NO. 24317 TO ALLOW THE
CREATION OF A SUBDIVISION FOR THE
CONSTRUCTION OF 111 CONDOMINIUM UNITS AT
PGA WEST
CASE NO. TT 24317 - SUNRISE DESERT PARTNERS
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 9th day of May, 1989, hold a
duly -noticed Public Hearing to consider the request of Sunrise
Desert Partners to subdivide 22.8acres into 8 residential
lots, 6 private street lots, a buffer lot, and a landscape lot
for the construction of ill condominium units, generally
bounded by Avenue 54 on the north and east of the All -American
Canal, more particularly described as:
A SUBDIVISION OF LOTS 16, 17, AND 25 OF
TRACT 21640 RECORDED IN BOOK 172, PAGES
84-94.
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 has
determined that part of 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. A
separate Environmental Assessment was prepared for the area not
covered by the above -noted EIR. Based upon the above
information, the determination was made that the proposal 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. 24317, 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 in that the tract
complies with the land use designation for low
density residential development.
AD/RESO89.002 -1-
2. That the subject site is physically suitable for
the proposed land division.
3. That the design of Tentative Tract Map No. 24317
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 and the subsequent assessment
prepared for the area not covered by the
above -noted EIR assessed the environmental concerns
of this tentative tract;
3. That it does hereby recommend to the City Council
approval of the above -described Tentative Tract Map
No. 24317 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 9th day of
May, 1989, by the following vote, to wit:
AYES: Commissioners Zelles, Steding, Moran, Chairman Walling
NOES:
ABSENT: Commissioner Bund
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
AD/RESO89.002 -2-
PLANNING COMMISSION RESOLUTION NO. 89- 016
CONDITIONS OF APPROVAL
MAY 9, 1989
1. Tentative Tract Map No. 24317 shall comply with the
requirements and standards of the State Subdivision Map
Act, the City of La Quinta Land Division Ordinance, and
all other City, County and State applicable laws and
ordinances.
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 development of the site and buildings shall comply
with Exhibit A pursuant to the Planning Department's
Tentative Tract Map No. 24317 file as conditionally
approved. The following building and site design
conditions shall take precedence in the event of any
conflicts with the provisions of the tentative tract map.
4. The final map, or any portion thereof, shall not be
recorded until and unless the Specific Plan for PGA West
and the Change of Zone have been approved by the City
Council.
5. The following setback criteria shall be applied to site
design:
a. A minimum front yard setback of 20 feet shall be
required on all residential dwelling units in the
project, except for the "Legend" (Plan 40), which
is permitted to have a 15-foot setback to
accommodate an accessory golf cart storage
structure, and the "Galleries" which may have a
15-foot setback for side entry garages.
b.> A minimum sideyard setback of five (5) feet (10
feet between building complexes) shall be required
on all residential units.
6. The Applicant shall comply with the recommendations of
the completed noise analysis for "PGA West".
7. The developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
8. Prior to the issuance of an occupancy permit, the
AD/CONAPRVL.007 -1-
Applicant/Developer shall:
a. Have installed all the approved landscaping
materials.
b. Have complied with all conditions of approval.
9. Thirty (30) days prior to the approval of a Final Map,
the Applicant/Subdivider shall have submitted to the City
Manager any and all claims or requests for credit toward
infrastructure fees attributable from the development of
this tract. The City Manager's report shall be made a
part of the Council's deliberation on a Final Map, and
the action of the City Council in the acceptance or
rejection of any such claim or request shall constitute
the complete understanding between parties as to the
disposition of infrastructure fees as it may relate to
any future credit.
10. Prior to the issuance of any building permits, the
applicant/developer shall:
a. Secure the Agricultural Commissioner's approval for
landscaping material to be used within the
development.
b. Secure the CVWD review of the grading, landscaping,
and irrigation systems.
11. Comply with the following requirements of the Fire
Marshal:
a. Schedule A fire protection approved Super fire
hydrants (6" x 4" x 2-1/2" x 2-1/211) shall be
located one at each street intersection spaced not
more than 330 feet apart in any direction with no
portion of any frontage more than 165 feet from a
fire hydrant. Minimum fire flow shall be 2500 gpm
for 2 hours duration at 20 psi.
b. Prior to recordation of the final map,
applicant/developer shall furnish one blueline copy
of the water system plans to the Fire Department
for review. Plans shall conform to the fire
hydrant types, location and spacing, and the system
shall meet the fire flow requirements. Plans shall
be signed/approved by a registered civil engineer
and the local water company with the following
certification: "I certify that the design of the
water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
C. The required water system including fire hydrants
AD/CONAPRVL.007 -2-
shall be installed and accepted by the appropriate
water agency prior to any combustible building
material being placed on an individual lot.
12. Comply with the requirements of CVWD.
13. Street improvements shall be constructed to the
requirements of the City Engineer at the time of
development of the tract. This shall include the
landscape buffer/wall treatment along Avenue 54.
AD/CONAPRVL.007 -3-
STAFF REPORT PH -IV
PLANNING COMMISSION MEETING
DATE: May 9, 1989
APPLICANT: LANDMARK LAND COMPANY
LOCATION: EAST SIDE OF AVENIDA OBREGON, BETWEEN AVENIDA
F`ERNANDO AND CALLE MAZATLAN (SEE ATTACHMENT
NO. 1)
PROJECT
DESCRIPTION: PLOT PLAN NO. 89-412, REQUEST TO EXPAND THE
LA QUINTA HOTEL PER SPECIFIC PLAN 121-E BY 38
UNITS, FROM AN EXISTING TOTAL OF 603 ROOMS TO
641 ROOMS (SEE ATTACHMENT NO. 2). THIS
PROPOSAL COVERS APPROXIMATELY 1.2 ACRES
ZONING
DESIGNATION: R-3 (GENERAL RESIDENTIAL - 1,200-SQUARE-FOOT
MINIMUM DWELLING SIZE)
GENERAL PLAN
DESIGNATION: TOURIST COMMERCIAL
ENVIRONMENTAL
CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT HAS BEEN PREPARED
AS REQUIRED BY CEQA. THE PROJECT WILL NOT
PRESENT A SIGNIFICANT ADVERSE IMPACT;
THEREFORE, A NEGATIVE DECLARATION HAS BEEN
PREPARED.
BACKGROUND:
The original Specific Plan No. 121-E (La Quinta Cove Golf Club)
was approved by Riverside County in 1975. The Plan authorized
construction of 637 condominiums, 496 hotel rooms, golf course
with clubhouse, and service facilities. The Plan was
subsequently amended in 1982. The City Council authorized the
addition of 279 condominiums and 146 hotel rooms (Council
Resolution No. 82-54 - Specific Plan 121-E, Revised). The
revised Specific Plan was submitted to increase project acreage
and to add additional dwelling units and hotel rooms. The
current approved unit counts are 916 condominiums and 642 hotel
units.
AD/STAFFRPT.003 -1-
ANALYSIS:
1. The request before the Commission is to construct 38 new
hotel rooms, which are of the same type as those
previously approved for Plot Plan 87-387 (La Quinta Hotel
Expansions refer to Attachments 3,4, and 5), except that
the Type-5 unit previously approved as an 8-plex unit
will be a 6-plex (2 above, 4 below). This request would
constitute the final expansion of the hotel, unless an
amendment to the Specific Plan is processed at a later
date.
2. Plot Plan 87-387 was approved by the City Council on
January 5, 1988, to expand the La Quinta Hotel with the
following development:
* 342 hotel dwelling units
* 69,192 square feet of ancillary hotel uses
* 876 off-street parking spaces
3. Environmental Impact Report No. 41 was filed and
certified in April 1975 for the original specific plan.
An environmental assessment was prepared for the 1982
revision, which resulted in the adoption of a Negative
Declaration.
A condition of the 1982 Specific Plan revision required
preparation of environmental review documents for all
future discretionary permits (plot plans). Therefore,
additional environmental information was submitted and
reviewed, including a traffic report. Based upon the
existing and additional information, a Negative
Declaration has been prepared.
4. A survey conducted in conjunction with the original
Specific Plan indicated that no significant
archaeological site would be affected by the project.
5. The Applicant has submitted a preliminary landscape plan
which is acceptable in terms of types and sizing of plant
materials. A detailed planting and irrigation plan will
be required to be reviewed by CVWD and approved by the
Planning and Development Department.
6. The existing parking count of 1,077 spaces provides
adequate parking for the additional 38 units associated
with Plot Plan No. 89-412, inclusive of all existing
hotel units and ancillary uses. However, due to the
remote location of the proposed units relative to the
parking facilities, additional parking should be required.
AD/STAFFRPT.003 -2-
7. A traffic study was required in conjunction with the
application for Plot Plan 87-387. Based upon that study,
it was determined that a subsequent warrant study and
improvements to Eisenhower Drive least side) would be
necessary some time after the previously approved
facilities began operation (see attached memo of February
19, 1988, at Attachment No. 6). Based upon the concerns
expressed by the City Engineer at that time, conditions
have been prepared to address these requirements.
FINDINGS
1. Plot Plan. No. 89-412, as conditioned, is consistent with
Specific Plan No. 121-E Revised, the goals, policies and
intent of the La Quinta General Plan, the standards of
the Municipal Land Use Ordinance, and Plot Plan No.
87-387.
2„ The subject site is physically suitable for the proposed
development, due to the fact that the surrounding
immediate area has been developed and the site itself is
integral to the Hotel use.
3.. An environmental assessment has been prepared and
reviewed for this project in accordance with the
California Environmental Quality Act, and it has been
determined that the project will not result in a
significant adverse impact on the environment, and,
therefore, a Negative Declaration shall be filed upon
approval of this project.
RECOMMENDATION:
B,V minute motion, approve Plot Plan No. 89-412, subject to the
attached conditions.
Attachments:
1.
2.
3.
4.
5.
6.
Location Map
Site Plan - Location
Type 1 Unit
Type 5 Unit
Type 6 Unit
Memo From City
Engineer Dated 2/19/88
AD/STAFFRPT.003 -3-
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CITY OF LA QUINTA
TO: JERRY HERMAN, PRINCIPAL PLANNER
FROM: FRANK REYNOLDS, CITY ENGINEER
DATE: FEBRUARY 19, 1988
SUBJECT: LA QUINTA HOTEL EXPANSION
In the Conditions of Approval for Plot Plan No. 87-387 it was
stated that prior to the issuance of a building permit, the
P,pplicant will have to provide written verification from this
department that our concerns/requirements have been met. I
have the following concern:
1.. While the warrant study conducted by the Applicant's
consultant showed that warrants apparently are not met at
this time for signals at the hotel entrance nor Avenida
Fernando, they are not so far off as to completely
obviate the necessity for signalization. Actual traffic
counts for present hotel and Santa Rosa Cove traffic
were not taken, so estimates were used both for the
present situation and the future projections.
In order to be able to resolve conclusively the impact of
the hotel expansion on traffic, it would seem reasonable
to require that the Applicant conduct another warrant
study using actual traffic counts one year after the
commencement of the expanded hotel operations. If at that
time the warrants are met, then the Applicant should be
responsible for the installation of traffic signals.
2. The existing geometric configuration of Eisenhower south
of the hotel entrance road does not provide for a left
turn slot for northbound traffic. The safety
consideration was marginal prior to the expansion;
therefore, it may be assumed that it will not get any
better when the facility is expanded.
- 1 -
BJ/MEMOFR.002
While we have attempted to stir up some interest on the
part of the La Quinta Country Club to renew a project to
widen Eisenhower along their frontage, thus far we have
not met with success. Therefore, in the interest of
safety to the hotel's guests, employees and vendors and
through •traffic on Eisenhower, the Applicant should be
required to design and construct that amount of surfacing
on the east side of Eisenhower to provide a left turn
slot at the hotel entrance road. We will be pleased to
work with the Applicant's engineer in effecting that
safety measure.
- 2 -
13J/MEMOFR.002
PLOT PLAN 8 9 - 412
LA QUINTA HOTEL EXPANSION NO. #3
CONDITIONS OF APPROVAL
MAY 8, 1989
1. The development of the site shall be in substantial
compliance with Exhibits A, B-1, B-5, B-6, L-1, L-2, L-3,
and color/material board, as contained in the file for
Plot Plan 89-412, unless otherwise amended by these
conditions. This approval is limited to 38 hotel units,
for a total unit count of 641 units.
2. The approved Plot Plan shall be used within the time
period set forth in Section 9.180 of the La Quinta
Municipal Code.
3. 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.
4. 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.
5. Prior to issuance of any building permits, 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,
AD/CONAPRVL.006 -1-
6.
7.
locations, and irrigation system for all landscape
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.
Preparation of the detailed landscape and irrigation
plans shall be in substantial conformance with the
approved preliminary landscape plan (Exhibit L-1) on file
with the Planning and Development Department. The plans
submitted shall include the acceptance stamps/signatures
from the Riverside County Agricultural Commissioner's
office and CVWD.
The Applicant shall comply with the following
requirements of the City Fire Marshal:
a. Provide or show there exists a water system capable
of delivering 2500 gpm for a 2-hour duration at 20
psi residual operating pressure which must be
available before any combustible material is placed
on the job site.
b. The required fire flow shall be available from a
Super hydrant(s) (6" x 4" x 2-1/2" x 2-1/211)
located not less than 25 feet nor more than 165
feet from any portion of the building(s) as
measured along approved vehicular travelways.
C. Buildings unable to comply with the access
requirements of Uniform Fire Code Section 10.207
shall be equipped with a complete automatic fire
sprinkler system.
d. Final conditions will be addressed when building
plans are reviewed. A plan check fee must be paid
to the Fire Department at the time building plans
are submitted.
The Applicant shall comply with the following
requirements of the city Engineer:
a. Applicant/Developer shall conduct a warrant study
no later than December 31, 1989. This study shall
be based upon actual traffic counts for Eisenhower
Drive. If warrants are shown to be met, the
Applicant/Developer shall be responsible for the
identified signal installation(s) needed.
AD/CONAPRVL.006 -2-
b. Applicant/Developer shall prepare street
improvement plans and construct those improvements
(including striping), as may be required by the
City Engineer, in order to provide an acceptable
left turn lane on Eisenhower Drive at the Hotel
entrance. The necessary design/improvements shall
be subject to the City Engineer's discretion and
approval..
C. A grading plan shall be submitted, to be prepared
by a registered civil engineer, for review and
approval by the Public Works Department. This
requirement may be waived at the discretion of the
Public Works Director.
d.
An additional 8 parking
along Los Arboles/Vista
Obregon. Design of
compliance with Chapter
Municipal Code. These
among street locations in
a reasonable nexus to the
spaces shall be located
Bonita and/or Avenida
the spaces shall be in
9.160 of the La Quinta
stalls may be distributed
any number, but must bear
expansion site.
AD/CONAPRVL.006 -3-
STAFF REPORT
PLANNING COMMISSION MEETING B S -1
DATE: MAY 9, 1989
OWNER: LANDMARK LAND COMPANY
PROPOSAL: SPECIFIC PLAN NO. 85-006 (OAK TREE WEST): A
REQUEST TO EXTEND THE EXISTING APPROVAL
PURSUANT TO CONDITION NO.6 OF THE CONDITIONS
OF APPROVAL DATED OCTOBER 15, 1985.
LOCATION: GENERALLY ONE -QUARTER MILE SOUTH OF AVENUE
50, BOUNDED BY JEFFERSON STREET, AVENUE 54,
THE HERITAGE CLUB PROJECT, AVENIDA ULTIMO AND
THE EASTERLY PORTION OF THE DUNA LA QUINTA
PROJECT (SEE ATTACHMENT No. 1).
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DU/AC); MEDIUM
DENSITY RESIDENTIAL (4-8 DU/AC): SPECIAL
COMMERCIAL (REFER TO ATTACHMENT NO. 2).
EXISTING
;ZONING: R-2 (MULTIPLE -FAMILY RESIDENTIAL): R-5 (OPEN
AREA COMBINING ZONE -RESIDENTIAL
DEVELOPMENTS): C-P-S (SCENIC HIGHWAY
COMMERCIAL) (REFER TO ATTACHMENT NO. 3).
,-ENVIRONMENTAL
CONSIDERATION: A MITIGATED NEGATIVE DECLARATION (CITY CASE
NO. 85-034; STATE CLEARING HOUSE NO.85050112)
WAS ADOPTED WITH THE ORIGINAL APPROVAL, IN
ACCORDANCE WITH THE PROVISIONS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
PURSUANT TO SECTION 15061 OF THE CEQA
GUIDELINES, STAFF HAS DETERMINED THAT THE
EXTENSION PROPOSAL IS EXEMPT FROM THE
REQUIREMENTS OF THE ACT.
PROJECT
DESCRIPTION•• THE OAK TREE WEST PROJECT WAS APPROVED TO
INCORPORATE THE FOLLOWING COMPONENTS:
• 45 HOLES OF GOLF ON APPROXIMATELY 400
ACRES.
• 2,245 SINGLE-FAMILY DWELLINGS OF VARYING
TYPES ON ABOUT 449 ACRES.
MR/STAFFRPT.075 -1-
• A 200-ROOM HOTEL, A 200,000-SQUARE-FOOT
COMMUNITY COMMERCIAL CENTER WITH
OFFICE/COMMERCIAL RETAIL USES; AND A
25,000-SQUARE-FOOT GOLF CLUBHOUSE, ALL ON
A TOTAL 36.5-ACRE SITE.
• A 200,000-SQUARE-FOOT OFFICE COMMERCIAL
CENTER ON 3.5 ACRES.
• A PRIVATE GOLF CLUB FACILITY.
• 115 ACRES OF HILLSIDE (UNDEVELOPABLE), TO
REMAIN AS NATURAL OPEN SPACE.
BACKGROUND
This matter was continued at the request of the Applicant from
the December 17, 1988, Planning Commission meeting. Staff has
worked with the Developer regarding condition revisions. Some
have been modified. The condition unresolved is the approval
time period. Originally the condition provided a three-year
limit with a three-year extension. The condition has been
modified to recommend a three-year time extension with the
opportunity for other extensions. The Applicant is requesting
that the time limit be eliminated.
The Oak Tree West Specific Plan was conditionally approved by
the La Quinta City Council on October 15, 1985, via adoption of
Resolution No.85-83 (Attachment No.4). Condition No. 6 allows
that an extension of up to three years may be approved by the
Planning Commission; the original approval period was for three
years as well. Although the initial approval period expired on
October 15, 1988, the approval will remain in effect until a
decision is reached by the Planning Commission, due to the fact
that the request for extension was received well in advance of
the expiration date. To date, one of the golf courses (the
Citrus Course) has been completed. Additionally, a temporary
,clubhouse and course maintenance facility were approved in
1986, and those uses are established and operating. No parcel
�or tract maps have been filed for this project.
ANALYSIS
1. Although State law does not provide for expiration of a
specific plan, this does not preclude a local agency from
limiting a specific plan to a certain time frame. In
this case, the approval was limited due to potential
conflict with policies of the La Quinta General Plan,
which was still in the Hearing process when Oak Tree West
was approved on October 15, 1985 (the La Quinta General
Plan was adopted on November 19, 1985). Condition No. 6
implies that the approval would be valid for three years,
during which time the activity noted in the condition
would have to be undertaken. Because no parcel or tract
maps have been submitted to date, the extension is
necessary to keep the Specific Plan in effect. In
MR/STAFFRPT.075 -2-
conjunction with the request to extend the Specific Plan
approval, it is appropriate and reasonable to extend the
approval to be consistent with the La Quinta General Plan
and to insure that the overall approval will be
consistent with other City policies and requirements..
2. The Planning Commission has options as to whether the
approval should be extended indefinitely (no time limit,
as with PGA West), or for the time period of three years,
as specified in the current Condition No. 6. Also, any
time limit could be tied to other activities occurring,
if desired.
31. The Oak Tree West Specific Plan is basically a conceptual
master plan for development, although it does give some
general development standards. As such, it does not
constitute a substantial development right; conversely,
formally -documented, detailed development standards might
be protected from additional regulation (such as growth
control measures) with a development agreement. The
development standards of what might be described as a
"regulatory" specific plan act as a form of zoning, and
are enforced through subsequent development reviews. As
this is a conceptual specific plan, the requirements for
its approval can be revised as part of the time
extension, due to its non -vesting nature.
4. Some conditions have been revised in order to justify
an extension of this Specific Plan. The proposed
conditions that have been changed are noted with a "+"
sign. The original conditions are also attached for your
information.
!�. Based solely on the procedural requirements for
extensions of specific plans, no Public Hearing is
required. However, due to the necessary revisions to the
conditions, a formal action on the extension should be
taken through adoption of a resolution. Also, a notice
of decision and action taken should be filed with the
City Council for their consent and acceptance.
'FINDINGS
Findings can be found in the attached Planning Commission
Resolution 88•-
RECOMMENDATION
That the Planning Commission adopt Resolution No. 88-
authorizing an extension of time for Specific Plan No. 88-006,
Oak Tree West, subject to revised conditions of approval.
Attachments:
1. Location Map 2. General Plan Land Use
3. Existing Zoning 4. City Council Resolution No.85-33,
adopting Oak Tree West Specific Plan
5. Resolution No. 88- J. with Revised Conditions of Approval
MR/STAFFRPT.075 -3-
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RESOLUTION NO. 85-83
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA# APPROVING, WITH CONDITIONS,
SPECIFIC PLAN NO. 85-006 ("OAK TREE WEST") FOR
CERTAIN PROPERTY IN THE CITY.
WHEREAS, the Planning Commission has recommended approval of
Specific Plan No. 85-006 pursuant to Government Code Section 65500 et s,
of the California Planning and Zoning Law and has transmitted the same
the City Council .in compliance with Section 65502 of said law; and
FrHEREAS, the City Council has held at least one public hearing on
Specific Plan No. 85-006, as required by Section 65503 of the California
Planning and Zoning Law; and
WHEREAS, the Specific Plan, as amended, is consistent with the new
La Quinta General Plan as recommended for approval by the Planning
Commission; and
WHEREAS, the Specific Plan is consistent with the adopted La Quinti
Redevelopment Project No. 1 plan; and
WHEREAS, development of the project, as amended and in accordance
with the conditions of approval, will be compatible with existing and
anticipated area development; and /
WHEREAS, the project will be provided with adequate utilities and
public services to ensure public health and safety; and
WHEREAS, although the project could have a significant adverse impi
on the environment, the mitigation measures agreed to by the Applicant
incorporated into the conditions of approval will mitigate those project
impacts to levels of insignificance; and
WHEREAS, cumulative and unavoidable impacts were previously address
within the Statement of Overriding Considerations adopted with the La Qi
Redevelopment Project No. 1 of which this Specific Plan is a portion.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
La Qu inta does hereby adopt Specific Plan No. 85-006, as amended, a copy
of which is attached hereto and incorporated herein by this reference,
for certain property in and adjacent to the City, subject to Conditions
1-59 as listed in attached "Exhibit 1", Conditions of Approval - Specify
Plan No. 85--006"g which Exhibit is incorporated herein as though set foi
at length.
RESOLUTION NO. 85-83
APPROVED and ADOPTED this —15th day of October_, 1985, by the
following vote:
AYES: Council Members Allen, Bohnenberger, Pena and Mayor Cox.
NOES: Co%incil Member Wolff.
ABSENT: None.
ATTEST:
~� CITX LERK
APPROVED AS TO FORM:
MAYOR
APPROVED AS TO CONTENT:
............ >'�'111 - � ''
G. __..�' V��f�
_ CITY HORN CITY kzNAAR
- 2 -
EXHIBIT 4: RESOLUTION #85-88
SP1KInc PLAN NO. 8 5--M
"CAK TREE ice"
1. The developer shall Imply with wised Exhibit W (dated August, 1g85), the
Specific Plm Doament for Specific Plan No. 85w-006 and the following cxorylitions,
uhich wAitions shall take preoKlence in the event of any omfliccts with the
provisions of the Specific Plan.
2. 7he developer shall Comply with the mitigation maasur�es oanta_ined within the
Dative Declaration for FiMxcaTental Assessment No. 85-034 vhich are incorporai
into the oax iitic s of approval for Specific Plan No. 85-006 and %bich are derotE
by an asterisk (*) in these conditions of approval.
3. Develoixient of this project shall be in accordance with the provisions of the
La Quinta Re-dev^element Project No. 1 plan and the to Quinta General Plan.
4. Prior to this aR,croval becani.ng effective, the Applicant shall apply for and
receive approval of an amid -ent to Specific Plan No. 83-001, "Ana La Quinta",
deleting that portion uhir..h is contais-)ed within the bamd- arees of S'pecific Plan
No. 85-006, 00ak Tree West" and shall receive approval of a diminishment of
Agricultural Preserve No. 72 as set forth in the application now on file.
5. Prior to the issuance of a permit for establishment of any use contaTlated by ti
approval, the Applicant shall first obtain any required zoning and land division
approvals in accordance with the requiraTents of the M2nicipal Land Use and Land
Division Cb.dinanoes.
6. Approval of this Specific Plan shall be limited to a mmaxinum time period of thre(
(3) years by i-k. ich, time the first phase tract (car parcel) traps shall be approved
and recorded, and construct ion in Phase I small have begun. Time extensions tot,
not more than three (3) additional years, submitted in writing prior to the expit
tion of the appal, may be approved by the Planning Carmissian.
Soils /Geoloco
* 7. Prior to aR)roval of final reaps or issuance of grading permts, the Applicant shy
subrut soils reports and mare detailed site specific geatechnical reports to the
City Engineer for xwiew and approval. In addition to establishing engineering
design parameters for develcpanent of the site, the reports shall specifically
address the following emce:ms:
a. For those areas adjacent to or on the toes of the sloes of the Santa Rosa
Mxmta3.ns, the geotechnical reports shall detezmine natural slope stability
and potential hazards fr m falling rock or tumbling boulders.
b. For that area over or adjacent to the interim sewage treatment facility near
Adams Street and Calle Tacpi.00, the reports shall consider any additional
necessary development/constzuctien preparation of the site the to the possib:
saturated coaxiitions.
c. For Multi -story structures, the reports shall address special design or
construction due to the soil and seismic conditions.
* 8. 'The Applicant skull caTply with the latest uniform adIding Codes, as adapted by
the City of La Quinta and in effect at the time of issuance of the building perm
The appropriate seismic design criteria will depend upon the type and use of the
proposed stnicture and the reccuriendations of the approved site specific geotechi
and soils reports.
MCWIC PIM NO. 135-006 - YCEEMSED CCKDrrlCW CIF APPRDVAL
outcba r 15, 1985
Nge a.
* 9. Jkli &-velop ent, Inclu" golf Warse CCnstructions, 01311 ouiply with the CU1,
wi.,ed mi .side ' icve-it meinay oe.
Etr "1it�r
* 10., prior to the sLArdttal of any tentative paxcel or tract traps ar the issuance 4
grading g'zanits, the Applicant shall 't a cxrpreh�isive blmwi.ng cyst and
mi.t.igat.ica-i plan on the entire site to the tamunity DeveloFent Mc-par~t t fa
view and apprcval. This plan shall .incl"3e, but not be limited to, oonsi.&-.
of the following means to minimize bl awing sand and dust: kTlem--ntation of U
p, ildang Code requireiraits, cdc.�velcpment p%asing, retention of existing txees,,
vratian of interim 9-mundcover or c=ps, aid the use of vats r txwks and s Yiro
systp-me
* 11. All future &velc ivent shall Carply with the resolutions outlired in Chapter ;
of the Dscutl east Desert Air Pasin Omtxol Strategy", Mwary, 1980 (a retid s:
to the State irplementation Plan) . Specifically, all future developaent Waist
cc rply with the req ireaw--nts of the following plans:
a. Aix Quality managcfnmt Plan, Southeast Desert Air Basin, Riverside oDmty
b. Air A---aA ms Board Resolution "rx -79, Noventer 1979.
c. Air Staff Report, Cet ber, 1979.
* 32. At the time of F.iLrlittal of t.L�Intative tract maps or plot plans, the Applicant
&j7c nstrate }:hat the prcVoed uses ab-v--lude provisieans for roar-auta,otive wean
t:xanspoartaticn within the project site as a rrn_ans of reducing depaxlexm on p
&.Itcmjbiles. This way include golf cart path systems, bicycle aid pedestxian
system, and crthes sim-lar syst.ens ccusistent with the GJecific Plan.
* 13. Specific project designs shall encourage the use of public transit by prcvi.(la:
for err -site iaas shelters as required by the C cxxnmity D ve1cp-wnt Director an
omsistenct with the xWairarpants of local transit districts and the Specific
* 14. The Applicant mall enma-age and ra port the use of Sunl.ine van/hus sexvioe
dal Aa--ode/ jitrg_-ys betveen the project site, local airports (e.g., Palm 4)
Tt al), and other regional lamed rases.
1��dxol.c/Wat�r C�r�servativn
* 1Ri. Prior to the approval of final maps or the issuance of grading pennits, the
7,Vplimnt shall summit a hydrology study to the City Fagineer for review and
al avas, -,t,ich indicates the means and design for protecting the yaxixred
eevelopmnt from flooding by 100• year storms. "ds plan shall be consistent
the purperes of any similar plans of the la Quinta RedevelcpTent Agency and to
Coachella Valley %ter District ten in effect for flood protection.
prior to the approval of building pennits, the Applicant shall prepare a rote
conservation plan vtich shall include COnsideratiOn of:
fC.71C PON No. 85-006 — R MED OCNDI.TxCNS OF XWOttAI,
Oc:tx)aex 158 1985
;a qe 3.
e. YethAs to iniyLiffize the omsix7: -on of water, ImIuding water wing
features ;b xxa�ratsd into the &-sign of the strut , the use of
drwpt tolerwit and 1 ter wage I&iftcVing mterials,, asn8 pry
to immase the effectiveness of MmUcape and golf t rse irrigation, ,a
recon,om3a1 by the State relzxUapnt of Mter Wezouraes.
b. VeUx,ds for roximi.zing groxx&atex recharge, including the oonstr --tion
of 9-rmA pater recharge facilities.
c. j)o s for mtnana.zing the uwAmt of gicurdwater used for (rr-site irriga
includk:j the use of zec-1-aimad tester from mage treatment facilities ar
the use of ixxigatim water fl-On the 00,36hella C 1, shall be m-oidere
rre fN �si,'ble.
17. Prior to tN-- appxxNal of final 4xact waps ear the issuance of gradirxg Fps,
Applicant al -All EAxlydt a grating plan to tlhe City Engiraeer for review and aj
Mich imitates the methods for the collection and retention of &U drainage
Flora and Fauna
* 18. landscaping Ynterri a s should evploy plant vaterials native to the 0:aadva is
r3a ert habitats tv-ci sunw ding desert to the rmdmm degree practical.
* 1.9. Ponds col-st.rocted in the golf course should inchxle patches of appropriate z
Species to increase the habitat value of these ponds.
a 4!0. Drip irrigation s?Xuld be wed to the extent practical to min.irrrize the ester
of uv*4 vegetation.
• ;a. DeveRprent shoals, be avoid alxve the existing flccd control dike at thn t
the bajad3a habitat; hawever, limited iuprvvements may be allowed if &_sigma&
manner sensitive to the habitat. Cie smAherly edge of the northwest. quart
Section 8, Ma WE, 13W" )
slope habitat types,, as J&-ntffied in the biolajical recamissanoe report ii
by v:-).
23. Prior to approval of final naps, the issuance of grading permits or the distu
of land in -the mesquite sand dune area in the northerly portion of the site,
Applicant shal.1 pay the established mitigation fee for the mrpacfis cep the Coa
Valley Fringe -Toed Lizard for that area determined by the Depart rent of Fish
Game to be -the habitat area of this endangered species.
mine
24. Prior to the approval of teritative tract maps or the issLmmce of building PC --
the Applicant rill submit site specific noise stvd.ies in aax> -d nce with e
prcpose3 La Quinta General Plan Koise Stanr.3ards as follows:
a. All uses located within 2800 feet of the centerline of major streets.
b. For all ran--reesidential uses proposed for areas within a 1000-foot radiu
of designated residential uses.
MMIC PLAN NO. 85-oo6 - RE IRO c NDITICM of APROVA .
O.trber 15, 3,985
VvIe 4.
25. D %V:)n the maremUtims ocintained in the policies within the I& 01 r
Oermaxal Plan, Specific Flan No. 05- Q 6 mWI Imorporate s;II,-es to Onm=
vli,a_ce with the City'a Yecaxovied i�> r mt&Or mine stan&W&.
mitigatiean rre ?r s Oiall inch)de, but got be IWted to, the f411cwj
a. O:nstnicticm of noife l >crims, incl !-q mUs a r>si banm.
b. Si Ong and orieaitaslt_im of noise sensitive uses within the project.
e. si" of golf and other less mnsitive ?.mod s two gexw as
b ff fe r .'S Idthi n the project.
1,11At w►d Glare
X. Ttve ligo%tii-q p'^ns for f-ty axe Cc-ml m t rQmj&--ts Wiall be reviv by the
to .niiaze 1-ispt &--d glare.
27. The Ynx-imn allov,4ble m1mer of residential Wits shall be 2245. in consid
reque-sts for vming ar'BVor tentative tract -avats fc c developTent phases
>tiv&x--t-i.ans in the nor of a.11vaaable units may be weds on an was wwranted
basis to a_;siAm empl i a r m with eWlicable ragul at..i cns aid the intent of th
Fzpecif i s plan.
a. The resia•3entiasl density is estAblished at a gross density of 2.7 &Jelli
units Der de-velo le ire 4excluding hillsides and pjblic street right
and a nxet density in exmss of five (5) dwelling units per acne should b
avoided for those areas shy on Exhibit B.
28. Develolvient of areas designated for office%annercial uses shall ca-nply with
policies set forth in the new La Qa.Anta General Plan for the Special C cmTv c:
Land Use Designati,on.
29. All' gatehouses, access gates and other entries shall provide for stacking
space and aAhe:r design factors consistent with City Standards.
30. Resign approval for various structures and buildings within the project sha:
subject to the fol_lm- ng:
a. Final site plans, flow plans and exterior elevations for the taco golf a
hotel wo Iriaintreiance buildings shall be subject to review Wd a
by the Planning Omrni.ss:a can and sty Council.
b. FiUial site plans, flocw ply and exteriOr elevations for residential s1
Nall be subject to review a nd &Wroval in the manner specified by appl:
mining and s uN ivision regulations in effect at the time.
c. Design, guidelines aid related tents and restrictions established foa
project cmtrolling uses, site developrent, building a rrhitecture, Lvndsc
lighting tend related design factors smell be Suhnitted for review and ai
by the planning Cmrdssion and City Council prior to approval of develcx
SK)CIFIC PLAN NO. 85-OO6 - TeVISED C(MII`ICNS OF APPIXM
Comber 15, 1985
Page 5.
31. Building height for residential uses shall be subject to height limitations
specified in t)e specific plan, except that no building exceeding lane story
(20 feet in height) shall he al.-Zo`o;ai within 200 feet of any perinet.er property
line within the wren delineated on Rxhibit B or any public street frontage.
32. Per.irneter security %galls and fences shall be subject to the following standards;
a. Setbacks for perimeter ,6alls from the rights--of-way lines for nven.* 52 and
Jefferson Street shall he an average of twenty (20) feet.
b. Setbacks for perketer walls fmm the right-of-way line for Cane Fcrx3o,
Adams Street and Avenue 54, shall be an average of ten (10) feet.
c. Portions of the perineter walls along Avenue 52 shall use wrouq—it it n
(or shni.lar open fencing) to provide viers fran the street into the project.
d. abe design of per5octer fencing shall take into consideration noise abatarent
as required in Cmc i.tion No. 25.
e. Fencing located on interior property lines may be placed on the property lirX
f. All fencing designs, including location and materials, shall be subject to
City review and approval.
33. A master landscape stan0ards plan, including landscaping of perimeter setbacks
rights -of -way areas, shall be s Lmitted for City review and approval.
* 34. Applicant shall dedicate to the City a site for a neighborhood paek consistent
with the Open S aoe Plan of the proposed La Quinta General Plan with the locatic
and size to be approved by the Planning Canmission and City Council (neighbonccc
parks range it size between 5 to 10 acres, with an average size of 7; acres) , os
the Applicant shall agree on other alternate methods to secure park land in the
general vicinity of this project.
* 35. Pravisim of on --site, private recreational facilities shall be in accordance wit
the Municipal Land Use and Land Division Ordinance in effect at the time of
develolxnent.
36. Prior to submittal of tentative tract maps or developmnt plans, the Applicant
shall sutedt a. master plan for main and satellite maintenance facilities for
the golf arse and h me--xers associations to the Planning O mmission and City
Council for reviews and approval.
* 37. Applicant is encouxaged to maintain all land within the project boundaries in
agricultural production until such land is graded for developmnt, provided that
such agricultural production is econadcally feasible. In the evert said
undeveloped land is not contmmied or placed in agricultural production, Applicar
shall plant. and maintain said land in appropriate ground cover to prevent dust a
erosion and tc provide an aesthetically pleasing enviram-ent.
Traffic and Circulation
38. nle Applicant agrees to participate in the City's preparation of a specific plar
for the Jefferson Street corr3-cbr to determine appropriate means to increase fut
traffic capacity and safety along this roadway. nie- circulation a-d access plar
for Specific Plan No. 85--006 shall comply with the standards of the Jefferson
Street Specific Plan as it is adopted by the La Quinta City Council.
WI C -D"'I C KM W. 6 5- D06 - MONISM CCMITI(M Cr APPROVAL
act�er 15, 1985
SMIe i.
3940 71IR lopear sIvill amply with the folly reqaIrments for jiublic rc?a ,
O. bZ'iAle Jkpi wtents In a000rftnce with the L Odnta Gwomal Plan aid Ci9
fintrWoUIXIS W re,(J U-MntS in offG:t adt the t..irm of wont
A. 0--vytIA,,ct full-iddth iWr�c°tints to Avenue 52 between Jeffergon Street i
the vject's ,st bmmtary ccntigmm to the yroject.
b. L si zl1 half -to-Ua-th iTrVivv"ants to Jefferson Street conticLas to the prt
c. Dedicate necessmy rights -Of• for roadway Wd utility VLrposes al
Aveqxes 52 &-4 54 Je-ffe con Sweet to for Sr rents in g�
r-cwrdaax with 4he bta nlards of the La O..Anta Gasal Plan.
d. nvim+e e and widen the existkV Jeffexgon Street bri&P over the Machelli
Sal in rcoDnI with the La Qka_a nta General Plan and the reguir nts
the City FAViroer.
e. -Install fial-width b,,provc tents to a two-lane, local street with 60-fcct
right- of !-i=;ay along the c-Lixrent ail igl- t of Mans Street between Rve=ie !
and Avenue 52, or alcx-)g an alternate route as aWaoved by the City (i.e.,
`%ampioo, Ixtw-cNen CA -Ile Fcrxb aamd t hin In Street) . These Jzprovawmts
shall be constructed no later than January, 1987. Applicant shall coon iin
efforts with the City in order to facilitate ccupletion of the entire acre
link prior to opening of the new school cn Avenue 50.
f. Install transition ro&ray D,,pro rants adjacent to the site in r4000rdan
with the City starylarft and the TWArerents of the City rngineer.
g. The 7Wl.icant a )ll sknit. $ - d striping and traffic control device plan
to the City M-Jiraex' for r'_w i naval.
40. The Applicant shall install a raised enter road.ian island, including landsN
fkrx3 irrigation, as past of n>ad ATWO Tents mere rOquired by Mmkipa2 reap
stATYU.r s and the la 0-.i_nta (mineral Flan.
41. Applimit shall install all roads :Uternal to the project in accordance I
City staixlaa:& and the requ iar t s of the City Ehg ineer, in effect at the t�
of installation. In additions the folla4ing requirsTents shall be oairplied t
• • . is wt regared.
b. All Otho-r roads shall be widaiW to a minimn pavement width of 32 feet
the AWlim-yt daTcostrates, that adequate provision has been rode for &;uL
cipjit off-street parking to accaTmdate a-U rseeds, including guests,, ro-",
•+ parking is nDtV : +
c. Prior to the approval of final maps or the issuance of cjrading cx cmstn
pemit,s,, the Applicant shall submit an overall site circulation plan txr,
r .. for . :.c and aWroval.
42. Aocess to Jefferson Street shall cotply with adopted City standards (see
Condition No. 38) .
43. Bike paths shall be installed along Jefferson Street and Avenue 52 in aaoarda
with City standards and the requirements of the City Ehgineer.
S MIFIC PLAN NO. 85r-406 - RWISM aMI'I"IC NS OF APPROVAL
Comber 15, 1985
Page 7.
R 44. in order to facilitate mitigation of cumulative traffic inpacts of these and
other area pro-jects,, the City sha11 establish a traffic irrinnt needs
urgnit o,ring exam. 'This program will undertake biannual traffic count sides
t:o determine if varxant s are met for major roadway improvements. lVon determina
tinn of needs, the City may initiate projects to meet those needs.
Public Services and Utilities
45. Fine protection ;hall be provided in accordance with the requirements of the
Uniform Fire Cie and the La Q.unta 14micipal Code in effect at the time of
develop-w-t.
a. 7e 0:ut-n m.ity Infxastxuc-t ure Fee Program is the primary method for the City
to secure fTmAing for fire -station facilities. In conjunction with tentativ
tract maps rind similar approvals, the City may request prepayment of fire
facilities fees on an as-io ranted basis if funs are needed to facilitate
needed con s--t ruct is n .
b. nve interior private street system shall coWly with adopted standards of
the Fire A'pa= rent relating to access and circulation.
c . provide required mini:Tum f ireflow and fire hydrants pursuant to standards
in effect at time of devel.oixnent.
46. 1he Applicant shall ccffply with the requirements of the Coachella Valley Water
District.
a. 7he water system shall be installed in accord with District requiren-eats.
The District will need additional facilities, which may include wells,
reservoirs, and booster pumping stations, to provide for the orderly expansi
of its sys-' . The Applicant will be required to provide and dedicate to tt
District any land needed for these facilities.
b. The sanitary sewer system shall be installed in accord with District regula-
tions. The area shall be &m-ie ced to Improvement District No. 55 for sanit at
service.
47. 1be Applicant shall can}ply with the its of the ImPerial I.r_rigation
District.
a. Provision shall be made to undexgrouni utilities to the extent feasible.
Generally, all facilities except high voltage lines of 66 KV and above
shall be placed underground.
b. The existing high voltage limes shall not be relocated without prior
review and approval by the City. It is intended that other available
alternatives be evaluated prior to said relocation.
48. The Applicant &aall pay a per -unit school develcpnent fee as determined by the
Insert Sans Uni_f i_ed School District in accordance with the school mitigation
agreements as appraved by the La Quinta City Council uzcil and in effect at the time
of the issuance of building g permits.
49. All drainage shall be handled as xeW red by the City Engineer and the C oachelL
Valley eater District.
spiEcinC PLAN ND. 85-006 - u-VISM MIDMCMS OF APPIUM
Octcber 15, 1985
Page! 8.
* 50. 7he project shall carply with the standards and requirarents of the La Quinta
Radevelo�ant Project for stonTiAoter control.
* 51. Requirements for the installaticn of solar water heaters shall be dete�d by
the City on a unifonn City-wide basis for raw construction at a later date. 7h
developer shall ccnply with the m mkipal requirements in effect at the time of
cor..structicn.
* 52. All tentative maps and develgxmt plans shall be designed to ensure ompliance
with the State lawns regarding solar accessibility. To the extent possible, all
structures shall be sited, oriented and designed so as to minimize the energy
needs for cooling.
* 53. The approved Specific Plan shall incorporate the mitigation measures identified
in the Air Quality Section of the envire'Tental assess-nent to recce vehicular
trips, tr#, lengths, and autcrnobile dependency.
* 54. A qualified archaeologist shall be retained to monitor grading operations in th
areas of the arcyaeological sites identified in the project's arci;zeological
assessment on file with the City.
* 55. If buried mlt=al resins are uncovered, construction in this area shall be
stopped tmtil appropriate mitigation measures can be taken.
* 56. All arta-fa-ts, field notes and catalog information of the Oak Tree West archaeo
gical sites shall be curated with the UC Riverside Archaeological Research Unit
M scel-laneaus
57. 5he locaticn and access to all ccrstructim facilities shall be subject to revi
and approval of the Ocuounity Development Dgaax t ent.
58. The Applicant shall ccuply with the its of the City's adapted infrastr
Fee Program in effect at the time of issuince of building permits. Certain fac
required as part of this Specific Plan are eligible for credits set forth in th
program; these generally include parks, fire station facilities, major streets,
traffic signals, bridges and related infrastructure identified in the program.
59. Applicant shall submit a phasing plan to the City for review and approval. Of
particular iAportance in this phasing plan is the determination of need and
scheduling for major public facilities and improvements.
PLANNING COMMISSION RESOLUTION NO. 88-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA
ANNOUNCING FINDINGS, CONFIRMING THE
ENVIRONMENTAL DETERMINATION AND GRANTING A
TWO-YEAR TIME EXTENSION FOR THE OAK TREE
WEST SPECIFIC PLAN.
SPECIFIC PLAN NO. 85-006, EXTENSION #1, OAK TREE WEST
WHEREAS, the Planning Commission of the City of L
Quinta, California did, on the 24th day of September, 1985
hold a duly noticed Public Hearing recommending approval o
Specific Plan No. 85-006 to the City Council, subject t
conditions; and,
WHEREAS, the City Council did on the 15th day o
October, 1985, hold a duly noticed Public Hearing approvin
Specific Plan No. 85-006, subject to conditions; and,
WHEREAS, the Applicant, Landmark Land Company ha
requested an extension of the approval for Specific Plan No
85-006, pursuant to Condition #6 of the Conditions of Approva
as part of City Council Resolution No. 85-83; and
WHEREAS, the Planning Commission did on the 27t
day of December, 1988, consider the confirmation of environmenta
determination and approval of a two-year time extension pursuant t
Condition #6; and,
WHEREAS, said extension request complied with th
requirement of "The Rules to Implement the Californi
Environmental Quality Act of 1970" (County of Riverside
Resolution NO. 82-213, adopted by reference in City of L
Quinta Ordinance No. 5), in that the Planning Director ha
determined that the Specific Plan has been previously assesse
for environmental impacts as set forth in Environmenta
Assessment. NO. 85-034, and that a Negative Declaration wa
adopted; and,
WHEREAS, at said Public meeting, said Plannin
Commission did find the following facts and reasons to justify th
approval of said time extension:
1. The Specific Plan is consistent with the La Quint
General Plan, subject to the adoption of revised conditions o
approval.
2. There are no physical constraints which could prohibi
development of the site as conditionally approved.
3. The project will be provided with adequate utilities an
public services to ensure public health and safety.
- 1 -
BJ/RESOPC.014
4. The mitigation measures agreed to by this Applicant ar
incorporated into the Conditions of Approval will mitigate ar
adverse environmental impact.
NOW, THEREFORE, BE IT RESOLVED by the Plannir
Commission of the City of La Quinta, California as follows:
1. The above recitations are true and correct and constitut
the findings of the Planning Commission in this case;
2. That it does hereby confirm the conclusion of tx
environmental assessment relative to the environmenta
concerns of this Amendment;
3. That it does hereby grant a two-year time extension fc
the reasons set forth in this Resolution, and further I
revising the original approved conditions to read as pc
the attached Exhibit "A".
PASSED, APPROVED, AND ADOPTED at a regular meetir
of the La Quinta Planning Commission held on this 27th day c
December, 1988, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, CHAIRMAN
ATTEST:
MURREL CRUMP, PLANNING DIRECTOR
2
BJ/RESOPC.014
[ON
PLANNING COMISSION RESOLUTION NO. 88- _
CONDITIONS OF APPROVAL PROPOSED
EXTENSION OF SPECIFIC PLAN NO. 85-006 - OAK TREE WEST
MAN' 9, 1989
* Denotes required mitigation measure from EA No. 85-034.
+ Revised condition per Staff Report.
GENERAL
NEW
CONDITION
NUMBER
1. The developer shall comply with Revised Exhibit "A"
(dated August, 1985), the Specific Plan document for
Specific Plan No. 85-006 and the following conditions,
which conditions shall take precedence in the event of
any conflicts with the provisions of the Specific Plan.
2. The developer shall comply with the mitigation measures
contained within the Negative Declaration for
Environmental Assessment No. 85-034 which are
incorporated into the conditions of approval for Specific
Plan No. 85-006 and which are denoted by an asterisk (*)
in these conditions of approval.
3. Development of this project shall be in accordance with
the provisions of the La Quinta Redevelopment Project No.
1 plan and the La Quinta General Plan.
+ 4. Approval of Specific Plan 85-006 shall be valid until
December 27, 1991, by which time the initial phase parcel
and/or tract map(s) shall have been submitted to the
Planning and Development Department for processing.
Until the approval is in effect no residential parcel or
tract maps, plot plans or other development permits shall
be considered, unless it is determined by the Planning
and Development Department that certain permits are
necessary for continued maintenance of the existing golf
course areas. No less than 30 days prior to the
referenced expiration date, the Applicant/Developer may
submit a request for extension, accompanied by a status
and compliance report on the project, as it relates to
the approval conditions. Subsequent time extensions may
be granted, as deemed appropriate, by the Planning
Commission.
SOILS/GEOLOGY
*+5. Prior to approval of final maps or issuance of grading
permits, the Applicant shall submit soils reports and
AD/CONAPRVL.005 -1-
more detailed site specific geotechnical reports to the
City Engineer for review and approval. In addition to
establishing engineering design parameters for
development of the site, the reports shall specifically
address the following concerns:
a. For those areas adjacent to or on the toes of the
slopes of the Santa Rosa Mountains, the
geotechnical reports shall determine natural slope
stability and potential hazards from falling rock
or tumbling boulders.
b. For that area over or adjacent to the site of the
former sewage treatment facility near the Adams
Street extension and Calle Tampico, the reports
shall consider any additional necessary
development/construction preparation of the site
due to the presence of sewage sludge and
uncompacted fill.
C. For multi -story structures, the reports shall
address special design or construction due to the
soil and seismic conditions.
* 6. The Applicant shall comply with the latest Uniform
Building Codes, as adopted by the City of La Quinta and
in effect at the time of issuance of the building
permits. The appropriate seismic design criteria will
depend upon the type and use of the proposed structure
and the recommendations of the approved site specific
geotechnical and soils reports.
* 7. All development, including golf course construction shall
comply with the City's adopted Hillside Development
Ordinance.
* 8. Prior to the submittal of any tentative parcel or tract
maps or the issuance of grading permits, the Applicant
shall submit a comprehensive blowing dust and sand
mitigation plan on the entire site to the Planning and
Development Department for review and approval. This
plan shall include, but not be limited to, consideration
of the following means to minimize blowing sand and
dust: implementation of Uniform Building Code
requirements, development phasing, retention of existing
trees, cultivation of interim groundcover or crops, and
the use of water trucks and sprinkler systems.
* 9. All future development shall comply with the resolutions
outlined in Chapter 19 of the "Southeast Desert Air Basin
Control Strategy", February, 1980 ( a revision to the
State Implementation Plan). Specifically, all future
development must comply with the requirements of the
A]) / CONAPRVL . 0 0 5 - 2 -
following plans:
a. Air Quality Management Plan, Southeast Desert Air
Basin, Riverside County, 1979.
b. Air Resources Board Resolution 79-79, November,
1979.
C. Air Resources Staff Report, October, 1979.
*10. At the time of submittal of tentative tract maps or plot
plans, the Applicant shall demonstrate that the proposed
uses include provisions for non -automotive means of
transportation within the project site as a means of
reducing dependence on private automobiles. This may
include golf cart path systems, bicycle and pedestrian
systems, and other similar systems consistent with the
Specific :plan.
+*11. Specific project designs shall encourage the use of
public transit by providing for on -site bus shelters as
required by the Planning and Development Department and
consistent with the requirements of local transit
districts and the Specific Plan.
*12. The Applicant shall encourage and support the use of
Sunline van/bus service, Dial -A -Ride, jitneys between the
project site, local airports (e.g., Palm Springs,
Thermal), and other regional land uses.
HYDROLOGY/WATER CONSERVATION
*13. Prior tc the approval of final maps or the issuance of
grading permits, the Applicant shall submit a hydrology
study to the City Engineer for review and approval, which
indicates the means and design for protecting the
proposed development from flooding by 100-year storms.
This plan shall be consistent with the purposes of any
similar plans of the La Quinta Redevelopment Agency and
the Coachella Valley Water District then in effect for
flood protection.
+*14. Prior to the approval of building permits, the Applicant
shall prepare a water conservation plan which shall
include consideration of:
+a. Methods to minimize the consumption of water,
including water saving features incorporated into
the design of the structures, the use of drought
tolerant and low-water usage landscaping materials,
and programs to increase the effectiveness of
landscape and golf course irrigation, as
recommended by Coachella Valley Water District and
A]J / CONAPRVL . 0 0 5 - 3 -
the State Department of Water Resources.
b. Methods for maximizing groundwater recharge,
including the construction of groundwater recharge
facilities.
C. Methods for minimizing the amount of groundwater
used for on -site irrigation, including the use of
reclaimed water from sewage treatment facilities
and the use of irrigation water from the Coachella
Canal, shall be considered where feasible. The
water energy plan shall be subject to review and
acceptance by C.V.W.D. prior to final approval by
the City Engineer.
+*15. Prior to approval of final maps or issuance of grading
permits, the Applicant/Developer shall submit a grading
plan to the City Engineer for review and approval, which
indicates the methods for collection and retention of all
on -site drainage from within the development, as well as
historic water runoff originating off -site from the west,
until such time that the latter can be disposed of by
means of a positive drainage system to routing it through
or around the project.
FLORA AND FAUNA
*16. Landscaping materials should employ plant materials
native to the Coachella Valley desert habitats and
surrounding desert to the maximum degree practical.
*17. Ponds constructed in the golf course should include
patches of appropriate riparian species to increase the
habitat value of these ponds.
*1.8. Drip irrigation should be used to the extent practical to
minimize the establishment of weedy vegetation.
*1.9. Development should be avoided above the existing flood
control dike at the base of the bajada habitat; however,
limited improvements may be allowed if designed in a
manner sensitive to the habitat. (The southerly edge of
the northwest quarter of Section 8, T6S, R7E, S.B.B.M.)
*20. The project shall be designed to discourage human access
to the bajada and rocky slope habitat types, as
identified in the biological reconnaissance report
prepared by LSA, Inc. (December, 1984).
eliminated
NOISE
+21. Prior to the approval of tentative tract maps or the
issuance of building permits, the Applicant shall submit
AD/CONAPRVL.005 -4-
site specific noise studies in accordance with the
adopted La Quinta General Plan Noise Standards as follows:
a. All uses located within 2800 feet of the centerline
of major streets.
b. For all non-residential uses proposed for areas
within a 1000-foot radius of designated residential
uses.
*22. Based upon the recommendations contained in the policies
within the La Quinta General Plan, Specific Plan No.
85-006 shall incorporate measures to ensure compliance
with the City's recoiTtmended indoor and outdoor noise
standards. These mitigation measures shall include, but
not be limited to, the following:
a. Construction of noise barriers, including walls and
berms.
b. Siting and orientation of noise sensitive uses
within the project.
C. Siting of golf course and other less sensitive land
uses to serve as noise buffer areas within the
project.
LIGHT AND GLARE
*23. The lighting plans for future development projects shall
be reviewed by the City to minimize light and glare.
T.AN'n ITRR
24. The maximum allowable number of residential units shall
be 2245. In considering requests for zoning and/or
tentative tract approvals for development phases,
reductions in the number of allowable units may be made
on an "as warranted" basis to assure compliance with
applicable regulations and the intent of this specific
plan.
a. The residential density is established at a gross
density of 2.7 dwelling units per developable acre
(excluding hillsides and public street
right--of-way) and a net density in excess of five
(5) dwelling units per acre should be avoided for
those areas shown on Exhibit "B".
+25. Development of areas designated for office/commercial
uses shall comply with policies set forth in the La
Quinta General Plan for the Special Commercial Land Use
designation.
AD/CONAPRVL.005 -5-
+26). All gatehouses, access gates and other entry areas shall
provide for stacking space and other design factors
consistent with City standards and shall be subject to
review by the Planning and Development Department.
27. Design approval for various structures and building
within the project shall be subject to the following:
a. Final site plans, floor plans and exterior
elevations for the two golf clubhouses, hotel and
maintenance buildings shall be subject to review
and approval by the Planning Commission and City
Council.
b. Final site plans, floor plans and exterior
elevations for residential structures shall be
subject to review and approval in the manner
specified by applicable zoning and subdivision
regulations in effect at the time.
C. Design guidelines and related covenants and
restrictions established for the project
controlling use, site development, building
architecture, landscaping, lighting and related
design factors shall be submitted for review and
approval by the Planning Commission and City
Council prior to approval of development
applications.
28. Building height for residential uses shall be subject to
height limitations specified in the specific plan, except
that no building exceeding one story (20 feet in height)
shall be allowed within 200 feet of any perimeter
property line within the area delineated on Exhibit B or
any public street frontage.
29. Perimeter security walls and fences shall be subject to
the following standards:
a. Setbacks for perimeter walls from the rights -of -way
lines for Avenue 52 and Jefferson Street shall be
an average of twenty (20) feet.
b. Setbacks for perimeter walls from the right-of-way
line for Calle Rondo, Adams Street and Avenue 54,
shall be an average of ten (10) feet.
C. Portions of the perimeter walls along Avenue 52
shall use wrought iron (or similar open fencing) to
provide views from the street into the project.
d. The design of perimeter fencing shall take into
consideration noise abatement as required in
A:D/CONAPRVL.005 -6-
Condition #25.
e. Fencing located on interior property lines may be
placed on the property line.
f. All fencing designs, including location and
materials, shall be subject to City review and
approval.
eliminated
+*32. At time of submittal of the initial tract or parcel map
to the City, the Applicant/Developer shall present a
program for the reservation/designation of a neighborhood
park site. Required fees or land reservation for this
project shall be based upon dedication of 6.56 acres,
consistent with the provisions of the La Quinta General
Plan and park dedication requirements of the Subdivision
Ordinance. The parkland compliance proposal shall be
subject to approval by the City Council, upon
recommendation of the Planning Commission.
*32. Provision of on -site, private recreational facilities
shall be in accordance with the Municipal Land Use and
Land Division Ordinance in effect at the time of
development.
33. Prior -to submittal of tentative tract maps or development
plans, the Applicant shall submit a master plan for main
and satellite maintenance facilities for the golf course
and homeowners associations to the Planning Commission
and City Council for review and approval.
*34. Applicant is encouraged to maintain all land within the
project boundaries in agricultural production until such
land is graded for development, provided that such
agricultural production is economically feasible. In the
event said undeveloped land is not continued or placed in
agricultural production, Applicant shall plant and
maintain said land in appropriate ground cover to prevent
dust and erosion and to provide an aesthetically pleasing
environment.
TRAFFIC AND CIRCULATION
:15. The Applicant agrees to participate in the City's
preparation of a specific plan for the Jefferson Street
Corridor to determine appropriate means to increase
future traffic capacity and safety along this roadway.
The circulation and access plan for Specific Plan No.
85-006 shall comply with the standards of the Jefferson
Street Specific Plan as it is adopted by the La Quinta
City Council.
+36. The Applicant/Developer shall comply with the following
A]D / CONAPRVL . 0 0 5 - 7 -
requirements for public roadway and bridge improvements,
in accordance with the La Quinta General Plan and City
standards and requirements in effect at the time of
construction:
a. Construct full -width improvements to Avenue 52
between Jefferson Street and the project's west
boundary contiguous to the project.
b. Install 1/2-width improvements to Jefferson Street
contiguous to the project boundary.
C. Dedicate necessary rights -of -way for roadway and
utility purposes along Avenue 52 and 54 and
Jefferson Street to provide for improvements in
accordance with the standards of the La Quinta.
General Plan.
d. :Improve to half -width standards the existing
Jefferson Street Bridge over the Coachella Canal in
-accordance with the La Quinta. General Plan and the
requirements of the City Engineer,
e. Install three-quarter street improvements alone
Calle Tampico from the intersection of Calle Rondo
eastward to Park Avenue, and Park Avenue from Calle
Tampico northward along the Specific Plan
boundary. These improvements are subject to any
reimbursement policy established by the City
Council in the future.
f. Install transition roadway improvements adjacent to
the site in accordance with the City standards and
the requirements of the City Engineer.
g. The Applicant/Developer shall submit road striping
and traffic control device plans to the City
Engineer for review and approval.
+37. The Applicant/Developer shall make provision for
installation, or install, raised center median islands,
including landscape and irrigation. Medians shall be
required as part of the corresponding road improvement
requirements for this project. Where full width
improvements are not required, appropriate performance
guarantees may be secured, subject to approval by the
City Engineer.
38. The Applicant shall install all roads internal to the
project in accordance with City standards and the
requirements of the City Engineer, in effect at the time
of installation. In addition, the following requirements
shall be complied with:
AD/CONAPRVL.005 -8-
a. The primary loop roads shall be widened to a
mini -mum pavement width of 36-feet unless Applicant
demonstrates that adequate provision has been made
for sufficient off-street parking to accommodate
all needs, including guests, so that on -street
parking is not required.
b. All other roads shall be widened to a minimum
pavement width of 32-feet unless the Applicant
demonstrates that adequate provision has been made
for sufficient off-street parking to accommodate
all needs, including guests, so that on -street
parking is not required.
C. Prior to the approval of final maps or the issuance
of grading or construction permits, the Applicant
shall submit an overall site circulation plan to
the Planning and Development Department for review
and approval.
39. Access to Jefferson Street shall comply with adopted City
standards (see Condition No. 38).
40. Bike paths shall be installed along Jefferson Street and
Avenue 52 in accordance with City standards and the
requirements of the City Engineer.
+*41. The Applicant/Developer shall prepare a traffic study one
year after building permit issuance for the initial phase
of units (excluding model homes). The traffic study
shall .include traffic generated from the total Oak Tree
West project (i.e., any permitted residential units,
clubhouse, future residential developments, hotel) and
shall contain percentages associated with each
impact/improvement. Should the results of the study
indicate that traffic signals are warranted, the
Applicant/Developer shall pay its share of the signal
cost based upon the percentages identified in the traffic
study. A letter of credit shall be provided, prior to
the issuance of further Certificates of Occupancy, in an
amount recommended by the City Engineer to ensure that
the traffic study and installation of the traffic signals
will be provided. Should the required traffic study
indicate that the signal warrants are not met, the
Applicant/Developer shall conduct annual warrant studies
to determine when the signals are needed. Upon the need
for the signals, the Applicant/Developer shall
participate in its share of the signal costs as noted
above.
The Applicant/Developer shall pay for an annual 24-hour
traffic count program, for each impacted road and
intersection with roadway improvements triggered when
AD/CONAPRVL.005 -9-
threshold values are reached. The Applicant/Developer
shall pay for its share of the improvement required based
upon its project related traffic generation impact as
identified by the percentages in the above mentioned
traffic study.
The implementation of this condition shall be
administered by the City Engineer, acting upon his
technical discretion.
PUBLIC SERVICES AND UTILITIES
42. Fire protection shall be provided in accordance with the
requirements of the Uniform Fire Code and the La Quinta
Municipal Code in effect at the time of development.
a. The Community Infrastructure Fee Program is the
primary method for the City to secure funding for
fire station facilities. In conjunction with
tentative tract maps and similar approvals, the
City may request prepayment of fire facilities fees
on an as -warranted basis if funds are needed to
facilitate needed construction.
b. The interior private street system shall comply
with adopted standards of the Fire Department
relating to access and circulation.
C. Provide required minimum fireflow and fire hydrants
pursuant to standards in effect at time of
development.
+43. The Applicant shall comply with the requirements of the
Coachella Valley Water District.
a. The water system shall be installed in accord with
District requirements. The District will need
additional facilities, which may include wells,
reservoirs, and booster pumping stations, to
provide for orderly expansion of its system. The
Applicant will be required to provide and dedicate
to the District any land needed for -these
facilities.
b. The sanitary sewer system shall be installed in
accord with District regulations. The area shall
be annexed to Improvement District No. 55 for
sanitation service.
+c. All landscape and irrigation plans shall be
reviewed and approved by C.V.W.D. prior to final
approval by the City.
AID/CONAPRVL.005 -10-
44. The Applicant shall comply with the requirements of the
Imperial Irrigation District.
a. Provision shall be made to underground utilities to
the extent feasible. Generally, all facilities
except high voltage lines of 66 KV and above shall
be placed underground.
b. The existing high voltage lines shall not be
relocated without prior review and approval by the
City. It is intended that other available
alternatives be evaluated prior to said relocation.
+*45. The Applicant shall pay a per -unit school development fee
as determined by the Desert Sands Unified School District
in effect at the time of the issuance of building permits.
*46. All drainage shall be handled as required by the City
Engineer and the C.V.W.D.
*47. The project shall comply with the standards and
requirements of the La Quinta Redevelopment project for
stormwater control.
ENERGY
*48. Requirements for the installation of solar water heaters
shall be determined by the City on a uniform City-wide
basis for new construction at a later date. The
developer shall comply with the municipal requirements in
effect at the time of construction.
*49. All tentative maps and development plans shall be
designed to ensure compliance with the State laws
regarding solar accessibility. To the extent possible,
all structures shall be sited, oriented and designed so
as to minimize the energy needs for cooling.
*50. The approved Specific Plan shall incorporate the
mitigation measures identified in the Air Quality section
of the Environmental Assessment to reduce vehicular
trips, trip lengths, and automobile dependency.
ARCHAEOLOGY
*Gil. A qualified archaeologist shall be retained to monitor
grading operations in the areas of the archaeological
sites identified in the project's archaeological
assessment on file with the City.
*52. If buried cultural remains are uncovered, construction in
this area shall be stopped until appropriate mitigation
measures can be taken.
AD/CONAPRVL.005 -11-
*53. All artifacts, field notes and catalog information of the
Oak Tree West archaeological sites shall be curated with
the UC Riverside Archaeological Research Unit.
MISCELLANEOUS
+54. The location and access to all construction facilities
shall be subject to review and approval of the Planning
and Development Department.
+55. The Applicant shall comply with the requirements of the
City's adopted Infrastructure Fee Program in effect at
the time of issuance of building permits.
+56. Prior to any final parcel or tract map approvals, the
Applicant shall submit a phasing plan to the Planning and
Development Department for review and approval.
Specifically, this plan shall address scheduling for the
major off• -site improvements as required.
AD/CONAPRVL.005 -12-