1989 08 22 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
August 22, 1989 - 7:00 P.M.
CALL TO ORDER - Flag Salute
ROLL CALL
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE
CONTINUED TO THE NEXT COMMISSION MEETING
Beginning Resolution No. 89-041
HEARINGS - None
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.
CONSENT CALENDAR
Minutes of Planning Commission Meetings held July 11,
July 25, and August 8, 1989.
MR/AGENDA.822 -1-
:BUSINESS SESSION
1. Item ............ Tentative Tract 23773
Applicant ....... Rick Johnson Construction/Starlight
Dunes
Location ........ Northwest of the Adams Street and Fred
Waring Drive intersection
Request ......... Minor Modifications
Action .......... Minute Motion
2. Item ............ ]Plot Plan 89-417
Applicant ....... T S Restaurants
Location ........ North side of Highway ill,
approximately 1,200 feet west of
Washington Street
Request ......... Referral from City Council regarding
approval of a Plot Plan for a
commercial complex consisting of a
10,250-square-foot restaurant and a
10,000-square-foot office building in
the C-P-S zone
Action .......... Minute Motion
OTHER - None
ADJOURNMENT
ITEMS FOR AUGUST 21, 1989, 4:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. Consideration of drive-thru restaurants along Highway 111.
2. All Agenda items.
3. Ident.ification of future Commission Agenda items.
MR/AGENDA.822 -2-
BS--2
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: AUGUST 22, 1989
APPLICANT: T S RESTAURANTS
PROPOSAL: PLOT PLAN 89-417; REFERRAL FROM THE CITY
COUNCIL REGARDING APPROVAL OF A PLOT PLAN FOR
A COMMERCIAL COMPLEX CONSISTING OF A
10,250-SQUARE-FOOT RESTAURANT AND A 10,000-
SQUARE-FOOT OFFICE BUILDING IN THE C-P-S ZONE
LOCATION: NORTH SIDE OF HIGHWAY 111, APPROXIMATELY
1,200 FEET WEST OF WASHINGTON STREET
GENERAL PLAN
DESIGNATION: GENERAL COMMERCIAL
EXISTING ZONING:: C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 89-129 HAS BEEN
PREPARED IN CONJUNCTION WITH THIS
APPLICATION. THE INITIAL STUDY INDICATED
THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR
IN THE FOLLOWING AREAS: EARTH, LIGHT AND
GLARE, LAND USE, TRANSPORTATION, AND
ARCHAEOLOGICAL REMAINS. MITIGATION MEASURES
PERTAINING TO THESE ITEMS HAVE BEEN MADE A
PART OF THIS PROJECT AND WILL REDUCE THE
IMPACTS TO AN INSIGNIFICANT LEVEL, AND
THEREFORE, A NEGATIVE DECLARATION WILL BE
PREPARED.
BACKGROUND:
The Planning Commission, at its meeting of July 25, 1989,
approved this Plot Plan, subject to conditions. The City
Council, at its meeting of August 1, 1989, removed this Plot
Plan from the Consent Calendar. The Council identified
concerns with traffic access to and from the site along Highway
111, and the streams and waterfalls on Point Happy.
The City Council referred the traffic matter to the Technical
Traffic Committee for their recommendation. The Committee met
on August 9, 1989, and reviewed the traffic access issue
thoroughly. The Committee felt that there is adequate sight
distance for safe access to and from the site. The Committee's
MR/STAFFRPT.088 -1-
recommendation is that the Developer may proceed through the
City's approval process with vehicular access to the
development site being restricted to right -turn -in and
right -turn -out only, with the additional provision that the
Developer may seek improved access to the site via CalTrans
approval procedures in the future. (See attached minutes of
Technical Traffic Committee.)
PLANNyNG COMMISSION REVIEW:
The City Council requested that the Planning Commission review
the streams/waterfalls design to insure that it will have a
minimal visual and structural impact on Point Happy. In
response to the Council's concern, the Applicant has modified
the streams/waterfalls.
Originally, the upper pond for the streams/waterfalls was
placed so that it was 30+ feet above the highest point of the
restaurant. Therefore, the streams/waterfalls would be visible
as they cascaded down the mountain. The revised plans lower
the upper pond by approximately 30 feet. This lowering places
the upper pond at approximately the same level as the top of
the building. Therefore, with the line of sight from Highway
111, the water feature should not be visible except just as you
reach the site from the west. Lowering the pond and waterfalls
will also reduce the structural impact on Point Happy by virtue
of the reduced construction and disruption to the mountain.
RECOMMENDATION:
The Planning Commission should review the revised plan in light
of the City Council's concerns and determine acceptability.
The Commission, by Minute Motion action, may:
1. Reconfirm its original recommendation.
2. Add a new condition regarding traffic per the
recommendation of the Traffic Committee.
3. Accept the redesigned waterfall design and/or further
modify the design.
Your decision will be reported to the Council on September 6,
1989.
attachments:
1. Revised Plans
2. Letter from Applicant dated 8/10/89
3. Excerpt from Original Plan showing Stream/Waterfall Area
4. Minutes of Technical Traffic Committee Meeting of 8/9/89
5. Conditions of Approval for PP 89-417
6. Planning Commission Staff Report dated 7/25/89 (except
proposed Conditions of Approval)
MR/STAFFRPT.088 -2-
A
August 10, 1989
La Quinta City
La Quinta City
P.O. Box 1504
I._a Quinta, CA
Council Members
Council
92253
[dear Mayor Pena and City Council Members:
ATTACHMENT
ROB THIBAUT President
SANDY SAXTBN Chairman of the Boa
?hark you for your input and support on our proposed restaurant
project at the last City Council meeting. We feel as strongly as
the City that the location is a unique and significant site, being
located at the entrance to the City of La Quinta. Our company's
goal is to be able to build a unique project that will remain
excitirg over the years.
Although we seem to be in agreement with the course on most points
in the development of the project, I feel the need to stress, once
again, how important the water feature on the mountain is to the
success of the restaurant. The entire design of the restaurant
(and we feel its long term viability) is centered around the
waterfall. We plan to keep it very natural and understated and
will disturb the hillside as little as possible. We will make sure
no erosion takes place and that the water feature is safe in every
way.
Using local landscape and waterscape architects and engineers, we
are confident that we can construct a building and water feature
that will satisfy both the City's concerns and our desire to have
a dramatic dining experience.
Again, thank you for your consideration and we look forward to
working closely with you on this project.
Sincerely,
4,0i."
Bill Parsons
TS Enterprises, Inc.
Vice -President
AUG 15 1989
CITY OF LA QUINTA
PUANING & DEVELOPMENT DEPT.
T S RESTAURANTS OF CALIFORNIA AND HAWAII
2526 SOUTH HWY 101, CARDIFF BY THE SEA, CALIFORNIA 92007 • (619) 942-1300
Lahaina . Kapalua . Kaarapali . Poipu Beach . Cardiff . Del Mar . Lake Tahoe
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ATTACHMENT
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SUBJECT:
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MEMORANDUM
Ron Kiedrowski, City Manager
Frank Reynolds, Director of Public works/
City Engineer
.August 10, 1989
Technical Traffic Committee
A called meeting of the Technical Traffic Committee was held at 11:O(
ek.M. on Wednesday, August- 9, 1989. Attendance included:
Members: Lloyd Hughes, Caltrans
Charley Clay, Desert Sands School District
George Conroy, Sheriff's Department
Ronald Fri.edli, Sheriff's Department
Dick Barrera, County Road Department
Roger H.irdler, City of La Quinta
Frank Reynolds, City of La Quinta
Staff: Steve Speer, City of La Quinta
Guests: John Walling, Walling & McCallum Associates
Jerry Herman, City of La Quinta
Stan Sawa, City of La Quinta
NEW BUSINESS: Access to proposed restaurant at Point Happy
from Highway 111
Mr. Reynolds brought the meeting to order and commenced with an ora:
,synopsis of the proposed commercial development located on the nort)
;side of Highway 111, between the C.V.W.D. Flood Channel and the roc)
outcropping know as Point Happy.
In his initial briefing, Mr. Reynolds specifically identifie<
vehicular access to the restaurant site as the topic for discussion,
and noted that Caltrans, who has jurisdiction of Highway 111, had not
addressed the access topic during their review of the project a fe%
weeks earlier.
Mr. Reynolds concluded his remarks by stating that when the Cit,
Council reviewed the proposed development, it expressed concert
.regarding the type of vehicular access to the site that would be
permitted. As a result of the Council's desire for more informatics
regarding the traffic issue, they referred the topic to the Committe(
for input which will in turn be forwarded to the Planning Commission.
Mr. Reynolds yielded the floor to Mr. Herman who provided an
additional oral presentation/orientation about the specific nature of
the commercial development.
When Mr. Herrman concluded his short presentation a video tape of the
Point Happy area prepared by Public Works staff, was presented to
further orient those in attendance. During the video presentation,
Mr. Hughes (Caltrans) pointed out the twin double yellow lines that
create a painted median island directly adjacent to the proposed
access point to the development site.
Discussion followed the video presentation.
Mr. Hughes stated that Caltrans had no objection to permit vehicular
access to the development site as provided by the current traffic
striping since there is adequate sight distance in both directions
(approximately 10001+ as observed from a point 15' north of the
traveled way) for vehicles that exit the development site.
it was further observed that current traffic striping legally
prevents left turn movements in to, and out of, the development site,
hence allowing only right -turn in and right -turn out access. Mr.
Walling (project architect) then inquired about the possibility of
installing :Left turn pockets to provide full access to the site.
Mr. Hughes initially indicated that he didn't think Caltrans would
approve left -turn pockets, because of prevailing conditions in the
immediate vicinity such as: 1) the accident frequency east of the
development site at the Vons market access point, 2) the bridge over
the C.V.W.D. flood channel is not wide enough to accommodate a left -
turn lane, and 3) there is insufficient distance between access
points to the east and west of the development site where left -turns
are currently allowed, to accommodate back-to-back left turn
pockets. The insufficient distance is due to Caltran's desire to
provide for deceleration clear of the through -traffic lanes,
therefore, the left -turn pocket needs to be approximately 400-500
feet long plus additional length to allow for storage.
Additional discussion ensued, consisting of predominately, "what if"
type questions that precipitated Mr. Hughes retreat to Caltran's
official position which is: if the developer desires to revise the
current traffic control configuration, he must apply for an
encroachment permit and submit traffic study data to support the
adequacy of the proposed traffic control revision. Upon receipt of
the permit application Caltran's would then comment on what the
developer desires.
Mr. Walling (project architect) noted the encroachment permit process
is several months in length and raised an open question to the
Committee to inquire if there was a way to get the project approved
without Caltrans' comments on vehicular access to the development
site.
Ms. Herman responded indicating the project could be processed
through the City's approval procedure as having right -turn -in, .Lnd
right -turn -out access, with a footnote that the developer, through a
concurrent independent action with Caltrans, would seek full access
to the site.
At: Mr. Herman's request, Mr. Reynolds summarized the Committee's
recommendation. The recommendation is: the developer may proceed
though the City's approval process with vehicular access to the
development site being restricted to right -turn -in and right -turn -out
only, with the additional provision that the developer may seek
improved access to the site via Caltran's approval procedures.
Mr. Reynolds asked for cernments regarding the recommendation to which
the Sheriff's Department responded. Lt. Conroy suggested that a
raised median island or a barricade in the median be required as it
otherwise would be time consuming to enforce compliance of the twin
double yellow lines. However, Mr. Friedli withheld the requirement
deferring consideration of same to a future date when the outcome of
the developer's full access request to Caltran's is known.
Mr.. Hughes made a final comment noting that Caltrans would not
approve a barricade in the median, but would consider a raised median
if formally requested.
Whereas, no additional comments, or requests for modification were
heard, the Committee's recommendation remains as stated.
The meeting adjourned at 12:00 PM (Noon)
ATTACHMENT
CONDITIONS OF APPROVAL --FINAL
PLOT PLAN NO. 89-417
JULY 25, 1989
PLANNING AND DEVELOPMENT DEPARTMENT
1. The development of the site shall generally be in
conformance with the Exhibits "A" through "F" contained in
the file for Plot Plan #89-417, unless otherwise amended
by the following conditions.
2. The approved Plot Plan shall be used within two (2) years
of the approval date; otherwise, it shall become null and
void and of no effect whatsoever. "Be used" means the
beginning of substantial construction which is
contemplated by this approval, not including grading,
which is begun within the one-year period and is
thereafter diligently pursued to completion.
3. Outside lighting shall be shielded and directed so as not
to shine directly upon surrounding adjoining property or
public rights -of. -way. Lighting plans including light pole
heights shall be reviewed and approved by the Planning
Director.
4. Issues pertaining to liability, damages, construction,
etc., due to waterfall/ponds on "Rock" parcel to the east,
shall be resolved by written agreement approved by the
City Attorney prior to issuance of any permits for this
project. Goal of this Condition is to either have
waterfall/pond and other restaurant improvements on "Rock"
parcel with "Hold Harmless" agreements or modify property
line between subject property and "Rock" parcel so that
waterfall/pond and other restaurant improvements are not
on "Rock" parcel.
5. Parcel Map #22596 shall be recorded prior to issuance of
any permits for this development.
6. A "'Hold Harmless" agreement in favor of the City shall be
recorded to release City and/or property owner of easterly
parcel from liability caused by damages and/or injuries,
etc., from landslides, falling rock, etc. Agreement shall
be approved by City Attorney prior to issuance of any
permits for this development.
7. Building heights shall be clarified prior to issuance of
building permit to verify compliance with applicable
zoning requirements.
8. Minimum 1/8 of parking spaces shall be provided during
hours restaurant is open as self -parking areas.
BJ/CONAPRVL.004 - 1 -
9. Trash area for restaurant shall be relocated to provide
acceptable access for trash company; separate trash area
for office building shall be provided.
10. Monument sign shall be relocated so that it is not in
street right-of-way.
11. Along west property line a 4-foot high decorative masonry
wall and or berm shall be provided.
12. Any scarring of hillside caused by this development shall
be treated chemically to match existing rocks.
13. No alterations or construction on hillside other than that
allowed by this approval, shall occur without prior
approval of Planning Director and City Engineer.
14. 11-foot wide spaces for end spaces with restricted back-up
area and handicap spaces per City code requirements shall
be provided.
15. A sign program for all signs shall be approved by the
Planning Commission prior to construction of sign(s).
16. Exterior colors visible to Highway 111 shall "blend" with
natural color of Point Happy.
17. Prior to issuance of any grading or building permits,
developer shall cause City of La Quinta to retain a
qualified archaeologist at developers expense, to review
prior Archaeological Study RIV-150. If subject site is
not completely covered by previous studies, on -foot survey
of site shall be done and mitigation and monitoring plan
for artifact location and recovery shall be prepared. The
plan shall be submitted to the Coachella Valley
Archaeological Society (CVAS) for a two -week review and
comment period. At a minimum, the plan shall:
a. Identify the means for digging test pits;
b. Allow sharing the information with the CVAS; and
C. Provide for further testing if the preliminary
results show significant materials are present. The
final plan shall be submitted to the Planning and
Development Department for final review and approval.
Prior to the issuance of a Grading Permit, the
shall have retained a qualified cultural
management firm and completed the testing
recovery as noted in the plan. The management
monitor the grading activity as required by the
testing results.
Developer
resources
and data
firm shall
plan or
BJ/CONAPRVL.004 - 2 -
A list of qualified archaeological monitor(s), cultural
resources management firm employees, and any
assistant(s)/representative(s), shall be submitted to the
Planning and Development Department. The list shall
provide the current address and phone number for each
monitor. The designated monitors may be changed from time
to •time, but no such change shall be effective unless
served by registered or certified mail to the Planning and
Development Department.
The designated monitors or their authorized
representatives shall have the authority to temporarily
divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or
recognition of any human remains, there shall be no
further grading, excavation or disturbance of the site or
any nearby area reasonably suspected to overlie adjacent
human remains until appropriate mitigation measures are
completed.
Upon completion of the data recover, the developer shall
cause three copies of the final report containing the data
analysis to be prepared and published and submitted to the
Planning and Development Department.
18. A pedestrian walkway shall be provided from parking lot
through ground floor of building to entry of restaurant.
19. 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 Cal Trans
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.
20. 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.
BJ/CONAPRVL.004 - 3 -
21. Applicant shall improve or bond for his share of street
improvements along street frontage of site as required by
pending Highway 111 Specific Plan. These improvements may
include, but are not limited to:
a. Landscaped median island.
b. Curb, gutter, and sidewalk.
22. Applicant shall participate in installation of his share
of Riverside County bike path along Whitewater Storm
Channel, as required by City of La Quinta, if deemed
necessary.
BJ/CONAPRVL.004 - 4
ATTACHMENT
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JULY 25, 1989
APPLICANT: T S RESTAURANTS
PROPOSAL PLOT PLAN NO. 89-417; APPROVAL OF A PLOT
PLAN FOR A COMMERCIAL COMPLEX CONSIS'T:NG OF A
10,250 SQUARE FOOT RESTAURANT AND 10,000 SQUARE
FOOT OFFICE :BUILDING IN THE C-P-S ZONE.
LOCATION:
GENERAL PLAN
DESIGNATION:
EXISTING
ZONING:
ENV I RON'MENTAL
CONSIDERATIONS:
BACKGROUND
NORTH SIDE OF HIGHWAY 111, APPROXIMATELY
1,200 FEET WEST OF WASHINGTON STREET.
GENERAL COMMERCIAL
C-P-S (SCENIC HIGHWAY COMMERCIAL)
ENVIRONMENTAL ASSESSMENT #89-129 HAS BEEN
PREPARED IN CONJUNCTION WITH THIS APPLICATION.
THE INITIAL STUDY INDICATED THAT POSSIBLE
SIGNIFICANT IMPACTS MAY OCCUR IN THE FOLLOWING
AREAS: EARTH, LIGHT AND GLARE, LAND USE,
TRANSPORTATION, AND ARCHAEOLOGICAL REMAINS.
MITIGATION MEASURES, PERTAINING TO `i'KBSE ITEMS
HAVE BEEN MADE A PART OF THIS PROJECT AND WILL
REDUCE THE IMPACTS TO AN INSIGNIFICANT LEVEL, AND
THEREFORE, A NEGATIVE DECLARATION WILL BE
PREPARED.
The site is the westerly most parcel proposed in Parcel Map #22596
(Revised), which is also on this agenda. That revised parcel map
proposes to modify the approval from two parcels (one of which
includes Point Happy) to three parcels (a separate parcel, for Point
Happy).
PROPERTY DESCRIPTION
The two acre site is unique in location in that immediately to the
west and north is the Deep Canyon Stormwater Channel and Whitewater
River Stormwater Channel, respectively, and on the east is Point
Happy, a rock outcropping that rises approximately 100 feet above
the base of the site. The area between the stormwater channels and
Point Happy is relatively flat.
BJ/STAFFRPT.003 - 1 -
PROJECT DESCRIPTION
The proposed commercial complex consists of a two story restaurant
and two story office building. The structures are constructe<
slightly into the base of the mountain side along the easterl,
property line. The restaurant is shown in the middle of the sits
with the office building at the rear.
Parking is located between the buildings and west property line. i
one-way drive at the first floor level is proposed beneath tho
second floor for valet parking. This (first floor) area i;
primarily open along the west side of the building. Access to tho
site is from a driveway to Highway Ill in approximately the middlo
of the southern property line.
A unique feature proposed as a part of the restaurant is <
waterfall/pond constructed into the side of the mountain. Thi:
water feature is visible to the restaurant patrons at the seconc
floor level (dining area) and at the first floor entry to th4
restaurant. The feature continues beneath the drive -through lame:
emptying into a pond between the parking area and building.
Architecture of the structure is Santa Fe/Southwest in nature
utilizing beige stucco, tan wood trim, and a brownish concrete till
roof.
Proposed preliminary landscaping indicates primarily a desert
native low water use design following the architectural design o
the buildings. According to the architect, the restaurant will b4
constructed first with the office building to follow when a major
tenant is secured.
A statistical breakdown of the project follows:
Total Floor Area:
Restaurant 10,250 sq. ft. (5,300 sq. ft.
serving area)
Office Building 10,000 sq. ft.
Parking §ki ce analysis:
Required
Restaurant 5,300 sq. ft./ 45 sq. ft. = 118 cars
office 10,000 sq. ft./250 sq. ft. = _40 cars
Required 158
Provided: Provided 126
(Shared parking is requested due to differen
operating hours -restaurant to open at 5:00 P.M
or later when the offices are normally closed.)
BJ/STAFFRPT.003 - 2 -
Landscapin
Required: 3% of interior parking area
Provided: Exceeds 3%
Building Heights:
Restaurant: 33+ feet (measured per code requirements
for sloping lots)
42+ feet (as viewed from west)
ANALYSIS:
Environmental (primary impacts and mitigation measures):
1. The proximity of the structures to the rock outcropping an
the waterfalls/ponds proposed, create a landslide and erosio
potential. Hold harmless agreements and protective wall
should be utilized.
2. Coachella Valley Water District has indicated the Applican
will be required to provide concrete slope protection alon
the stormwater channels and provide facilities to prohibi
access to the channels from the site. This should mitigat
potential erosion of the stormwater channels.
3. According to the Coachella Valley Archaeological Society, th
property has an archaeological past which warrants furthe
survey and research. This must be done prior to any gradin
or disruptions to the site.
4. The buildings have been architecturally designed an
landscaped to maintain the integrity of the topography an
blend with the desert environment. Prior to construction
exterior colors and materials (building and landscaping) mus
be reviewed by the City to insure that this is achieved.
General:
5. As noted: earlier, the site is a parcel being created fro
Parcel Map 22596. As such, the precise boundaries are no
established. Staff prefers the waterfall on this parcel an
not on the "Rock" parcel which is proposed to be dedicated t
the City as part of Parcel Map 22596.
6. The project proposes shared parking for the restaurant an
office building since their hours of operation do no
overlap. Based on the parking provided and building size
this is acceptable.
7. The Applicant originally proposed all valet parking. The
have agreed to provide some self parking to avoid sel
parking along Highway 111.
BJ/STAFF:RPT.003 " 3
8. Provisions for trash disposal for both buildings needs to be
redesigned in order to assure adequate access.
9. The monument sign shown on the plans will reed to be
relocated out of the right-of-way of Highway 111.
10. Exterior lighting, including parking lot and mountain
lighting will need to be shielded to insure a minimum amount
of glare and overspill.
11. Staff's major concern with having the waterfall/ponds
partially on the adjacent "Rock" parcel is liability due to
landslides, maintenance, etc. Staff's preference would be to
have the waterfall/ponds entirely on the restaurant site.
However, if the City Attorney approves an alternative
arrangement, that would be acceptable to Staff.
12. To facilitate access from the parking lot to the restaurant,
a walkway through the lot and middle of the building is
needed.
13. Some minor modification to the parking lot is necessary to
comply with the City requirements.
14. Since the site is visible from the west properties (Indian
Wells) and from Highway 111, a 4 foot high decorative wall
and/or berm adjacent to the west property line should be
installed. The Applicant has agreed to providing this.
Adequate screening is shown along Highway 111 by existing
topography and new berming.
15. Staff would like to see a minimum amount of disturbance to
the rock adjacent to the restaurant. Therefore, any scarring
of the rock must be treated to restore them to their original
appearance.
16. Signage will need to be approved by the Planning Commission.
FINDINGS:
1. Plot Plan 1189-417, as conditionally approved, is consistent
with the adopted La Quinta General Plan, in that construction
is being limited to the area below a 20% slope and Point
Happy is being preserved.
2. Plot Plan #89-417, as conditionally approved, is consistent
with applicable La Quinta Zoning ordinance requirements and
Stage law.
3. Based on the plans submitted, the subject site is physically
suitable for the proposed development, due to topography,
zoning and proximity to other commercial development.
BJ/STAFFRPT.003 - 4 -
4. The overall development of the land as conditional.
approved, is designed for the protection of the publ
health, safety, and general welfare.
5. Plot Plan #89-417, as conditionally approved, is
substantial conformance with the "base plan" policies for t
Highway Ill Specific Plan.
6. Environmental Assessment #89-129 has been prepared a
reviewed for this project in accordance with the Californ
Environmental Quality Act, and it has been been determin.
that the project will not result in any significant adver
impact on the environment, and therefore, a Negati,
Declaration shall be filed upon approval of this project.
RECOMMENDATION:
Based upon the findings and analysis, it is recommended that Pli
Plan #89-417 be approved by minute motion, subject to the attach+
conditions and that the Commission confirm the environment
determination.
Attachments: 1. Location Map
2. History of T S Restaurants received July 11
1989
3. Plans of proposed development
4. Comments from applicable agencies and
utilities
S. Initial study
6. Conditions of Approval for PP #89-417
BJ/STAFFRPT.003 - 5 -
J 774,7;f
CASE No.
I V-1
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{'I' 89-4"17
TS RESTAURANTS
n
NORTH
SCALE:
NOT TO SCALE
RECEIVED
J UL 11 1989
CITY OF LA QUINTA
PLANNING & DEVE1.APMENT DEPT.
TS RESTAURANTS
Rob Thibaut and Sandy Saxten
BEFORE TIME SMART OF TS RESTAURANTS
Sandy Saxten started working for Chuck's Steak House of Hawaii as
a waiter in 1966. After graduation from Stanford University in
1967, he opened his first restaurant called the Loft, in San Jose,
California. Rob Thibaut, after graduating from the University of
California at Santa Barbara, joined Sandy at the Loft as a Manager.
In 1971, they opened the Symposium Restaurant in Lafayette,
California as partners.
In late '1971, Sandy and Rob merged their restaurant interests into
Borel Restaurant Corp., which expanded to a 16 unit nationwide
restaurant chain, operating under the name of Rusty Scupper in
major metropolitan areas such as Boston, Philadelphia, Pittsburgh,
Chicago, and San Francisco. During that period, Sandy and Rob
worked in every phase of the restaurant business.
In 1976 the Borel Restaurant Corporation was sold to Nestles of
Switzerland, and Sandy and Rob left Borel to form their own
privately held restaurant company, TS Restaurants.
TS RESTAURANTS - 1977 to Present
Sandy's and Rob's new goal was to develop, build, and personally
operate a limited number of high quality restaurants in California
and Hawaii. By growing at a slow pace, TS felt it could run
superior restaurants:
o by waiting for the best, unique real estate sites.
o by both Rob and Sandy personally working on the architecture
and restaurant concept of each new restaurant, and
o by personally training each new General Manager.
TS chose Lahaina, Maui, as their first area, where they were able
to obtain the last waterfront parcel. They opened KIMO's
Restaurant in the Spring of 1977. In the twelve years since its
opening, KIMO's has become nationally renowned. TIME Magazine
tauted it as one of the five best restaurants on Maui. Equally
glowing articles have appeared in GOURMET Magazine and newspapers
from San Francisco to Boston. In a short period KIMO's has become
an "institution" in Lahaina.
In the summer of 1978, TS opened JAKE's LAKE TAHOE which was build
overlooking the largest marina on the northwest shore of Lake
Tahoe. JAKE's is the center of Tahoe's summer activities, and is
ten minutes away from winter skiing at Squaw Valley and Alpine
Meadows. JAKE's specializes in fresh seafood and features a
seafood bar with a view of the lake. JAKE's is one of the most
popular spots in the area for locals and tourists alike.
THE KAPAL.UA GRILL & BAR was opened by TS in March of 1979.
Located at the exclusive Kapalua Resort, the restaurant has a
sweeping view of the Maui Mountains and Kapalua Bay. This
restaurant concept combines the informality of a New York or San
Francisco "Grill" with the sophisticated cooking of the California
cuisine style. The restaurant has somewhat of a "country club"
atmosphere, enhanced by the fact that it overlooks the 18th green
and the Tennis Garden at Kapalua.
JAKE's DEL MAR is right on the beach in Del Mar, Cal i forn � a, a town
famous for its summer horse racing season. Since its opening in
January of 1981, the restaurant has been acclaimed as one of the
top restaurants in North County San Diego by the San Diego Tribune
and SAN DIEGO Magazine. Similar to the Grill & Bar, JAKE's offers
a rather sophisticated menu in an informal dining atmosphere.
In 1983 TS opened LEILANI's ON THE BEACH. The beautifully designed
building with open air decks sits on the main beach at the center
of the famous Kaanapali Resort on Maui, Hawaii. The upstairs
dining area has distinctive specialties ranging from charbroiled
local fresh fish to Kiawe wood smoked ribs, to Shrimp Polynesian
style. The downstairs seafood bar and cocktail lanai are only a
few feet from the sand.
Opened also in 1983, CHARLIE's GRILL is located north of San Diego
on the beach at Cardiff's Restaurant Row. In a 1930's
architectural style building, the restaurant captures the spirit
of a classy waterfront diner with a lively bar and excellent menu
featuring fresh fish and ribs.
In October 1984, TS opened CHICO's CANTINA at the Kaanapali Resort
on Maui, Hawaii. The tropical Mexican restaurant offers a wide
variety of authentic Mexican dishes in a casual atmosphere, sort
of "Puerto Vekllarta revisited". The bar itself is covered by a
large palm frond palapa (umbrella) and seems to be set in a
tropical Mexican village, complete with taco stand, 155 Chevy, and
woody station wagon.
In January of 1986, TS opened KEOKI's PARADISE in Poipu Beach,
Kauai. This seafood restaurant has already been tauted as one of
the most unique and tropical settings on the island. You enter
over a bridge with waterfalls on both sides, crashing into a pond
below. This pond forms a stream which flows through the building,
surrounded by lush Hawaiian vegetation.
In June '1987, TS remodeled and re -opened SUNNYSIDE RESTAURANT AND
LCDGE on the West Shore of Lake Tahoe. This mini -resort includes
23 rooms, a marina and a stunning view of Lake Tahoe from almost
every seat in the restaurant. The new restaurant backed by forty
years of dining tradition makes this location one of the classic
spots in California.
In May of 1989, TS opened DUKE's CANOE CLUB in Chris Hemmenter's
Kauai Westin Resort. DUKE's is a named after the world famous and
much loved Duke Kahanamoku. The dining room is filled with
pictures of Duke plus his original wood surfboards and canoe. The
dining room overlooks a 100 foot waterfall flowing through the open
air building and Nawiliuli Bay.
FUTURE OF TS RESTAURANTS
All ten TS Restaurants have shown steady increases in both sales
and profit since their opening.
TS Restaurants continues to look for unique locations in California
and Hawaii which will meet the company standards of high quality
restaurants and hopes to continue to expand at a moderate pace when
such locations become available.
RESTAURANT VOLUMES
In the 1988 calendar year TS Restaurant's gross volumes will be:
Kimo's of Lahaina
(165
seats)
Kapalua Grill & Bar, Maui
(145
seats)
Jake's Del Mar
(155
seats)
Leilani's, Kaanapali Beach
(180
seats)
Charlie's, Cardiff -by -the -Sea
(135
seats)
Jake's, Tahoe
(110
seats)
Chico's Cantina, Maui
(140
seats)
Keoki's Paradise, Kauai
(130
seats)
Sunnyside Resort, Tahoe
(190
seats)
4.5 million
3.6 million
3.2 million
3.5 million
2.1 million
1.8 million
2.2 million
2.6 million
3.2 million
FSi
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�A_� R/VERSIB"t
Planning & Engineering Of ice
46-209 Oasis Street, SuAe 405
Indio, CA 92201
(619) 342-8886
To: City of La Quinta
Planning Division
RIVERSIDE COUNTY
I1SRE DEPARTMENT IL of C411 0i
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN NEW`fM d
F1RE CHIEr
June 30, 1989 8 Erns
4080 Lemon Streek, Su
Riverside, CA 925
(714) ?87-6601
RECEIVED
JUL -5 19S9
Re: Plot Plan No. 89-417 CITY OF LA QUINT
PUNNING b DEVELOPMENT DE
With respect to the condition of approval regarding the above referenced Plot Plan,
the Fire Department requires the following fire protection measures be provided in
accordance with La Quinta Municipal Code and/or recognized fire protection standard;
1„ Provide or show there exists a water system capable.of delivering 3000 gpm
for a 3 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
2.. A combiaation-of on -site and off -site super fire hydrants (6" x 4" x 2J" x
2}") will be located not less than 25 feet or more than 165 feet from any
portion of the building(s) as measured along approved vehicular travelways.
The required fire flow shall be available from any adjacent hydrant(s) in the
system.
3. Install a complete fire sprinkler system per NFPA 13. The post indicator
valve and fire department connection shall be located to the front, within 50
feet of a hydrant, and a minimum of 25 feet from the building(s). System
plans must be submitted with a plan check/inspection fee to the Fire Departme
for review. A statement that the building(s) will be automatically fire
sprinklered must be included on the title page of the building plans.
4. Install a Hood Duct automatic fire extinguishing system. System plans must be
submitted, along with a plan check/inspection fee, to the Fire Department for
review.
5. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
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.
All questions regarding the meaning of these conditions should be referred to the
Fire Department. Planning 6 Engineering Staff at (619) 342-8886.
Sincerely,
RAY REGIS
Chief Fire Department Planner
By. • 0 • A,sZ�
Dennis D. Dawson
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning, Stan Sawa
Engineering, Jerry Coffey
July 6, 1989
P.P. 89-417 (Restaurant Hwy. 111)
The following are general comments as requested regarding
subject:
(1) State Highway 111 is subject to Caltrans requirerients and
permit procedures:
(a) dedication of rights of way
(b) slope easement(s)
(c) street construction and geometrics
(d) access to and from Highway
(e) status of roadway on south side of Highway at the
channel (wash)
(2) Preservatin of Happy Point (Rock -Public Dedication).
(3) City must be held harmless from any adverse events
originating with the waterfall arrangement (or other
permitted use) on or adjacent to what is planned to be
City property and from any adverse event occurring due to
landslides from that area.
th
yi AT gR1
ESESTABLISHED IN E91EI a5 A PUBIC AGENCv
Ep
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX iv,8 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 39&2651
D+RECTORS OFFICE;
TE L L 15 CODE KAS. PRESIDENT THCMASE LEVY GENERAL VAhAGER CHIEF ENG NEE
RArMCND R RLMMCNDS. VICE PRESIDENT EIERNARDiNE SUT70N SECP.E'AF
JOHN P POWELL IgRH H kNSWORTN ASSIS'A.NT GENERAL MANAGE
DO ODOREJ FISH July 3, 1989 IOLS RECWINE ANDSHERRILL A77CR4V
Planning Commission
City of La Quinta
Post Office Box 1504
La Quints, California 92253
Gentlemen:
COO EI) File: 0163.1
JUL 11 1989
CITY OF LA QUINTA
PLANNING b DEVELOPMENT DEPT.
Subject: Plot Plan 89-417, Portion of Southwest
Quarter, Section 19, Township 5 South,
Rama 7 East, San Bernardino Meridian
This area is protected from stormwater flows by the Whitewater River and Deep
Canyon Stormwater Channels and may be considered safe from stormwater flows
except in rare instances.
There may be erosion of the banks of the Whitewater River and Deep Canyon
Stormwater Channels during periods of unusual rainfall and discharge. The
developer shall construct concrete slope protection on the banks of the
stormwater channels to prevent erosion. Plans for concrete slope protection
shall be submitted to the Coachella Valley Water District for review.
A portion of this area is adjacent to the right--of-way of the Whitewater River
and Deep Canyon Stormwater Channels. We request that the developer be required
to install suitable facilities to prohibit access to this right--of--way.
The developer shall obtain an encroachment permit from the Coachella Valley
Water District prior to any construction within the right-of-way of the
Whitewater River and Deep Canyon Stormwater Channels. This includes, but is not
limited to, surface i>;mprovements, drainage inlets, landscaping, and roadways.
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.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
TRUE CONSERVATION
USE WATER WISELY
Planning Commission -2- July 3, 1989
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.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
Tom Levy
General Manager -Chief Engineer
RF:ra
Cc: Don Park
Riverside County Department
of Public F3ealth
46-209 Oasis Street
Indio, California 92201
11wriIa vU-ry *$•r, nee•. r.
EN
ULWtL'VrMLN1 HIl VJLW
I C®MMiTTEE REQUEST
FOR COMMENT
PLANNING DIVISION
City ?tanager
Public Forks/2ngineering
Fire Karshal
�i— Cx'rnunity Safety Department
1! as 'r oC Correrce
® CAM
Imperial Irrigation
Southern California Gas
DSUSD
MISD
_..__ Property
Cs. zr's Art i°iation
�o Gcachells Valley
Wt� dLA r�'c�"
S1112194
L+5
PHONE: (i 19) 644-2246
DATI:
v Pals Desert Disposal
Peneral Telephone
PsL-nar Cable vision
Sunlino Transit
Caltrans (District 11)
Agricultural Cumission
City of Indian wells
City of Indio
Riverside County:
Planning Department
Environmental Realtt,
Sheriff's Department
Road Department
Archaeol9gical Society
SUBJECT: Co rrents, Findings and Conditions concerning subject project.
s.A Qum CASE NO(s) .
PROJECT DESCRIPTICK: ,�Q 25® �. �tU(iGI + IO,C2k7 -5-eD.
PL
PROJECT LOCATIM �t��rk.-x5 kA o-�ov j � c )} ► eps�- oE- Gt tr s4
The City of La Quin[a�veloprient 14view oMittee is 0or'ducting an initial
environmental study pursuant to the California UvirorAental ftility Ut
(CEQA) for tb* above refsrencad projoct(s). Attached is the rotostio4
sutalt'ted by UA project propc►nent. r
Your v:=Onts are f"stsd with) rappect too
1. hrn sical L*Paeta the projict presents on public resources, facilities,
e,rid/or sery ces1
_. le'combM conditions* a.) that you or your agency believe %vuld
sritigate an Potential adverse affaetal b.) or should apply to the
project designs e.) or iAprovements to satisfy *that regulations and
concerns vhich your agency is responsible/ &ad
3. if you find that the identified impacts will haw significant &dvsrse
effects on the environment which cannot be avoided through conditions,
Please recommend
recoend the scope and focus of additional studyfies) '►Ucb
may be helpful,
please send your response b� , b
You are invited to attend t4ie l�i.°��vP iBti YT�TBE resat it t
Quint& City hall scheduled rots
Date: _. —TYL 134'Jq" — Time:
Contact Person: h -SC.XLJDI& R-lhGiyDGi P%GYIYIFX' _�_
s�aIMNU X0141111WI=M MORIMINufflanoMme =NotamnMIMM=m auxeM tmaa�sa� .a�nsat�ecs a��
Comments made byT" p�Yt /�y�/l, � Date olh_'�Tit1ei✓C/,0�sy___y _.__
Phone
Agency/Division _ _
XunLu"ie"Trit
MEMBER AGENCIES
Cathedral City
Coachella
Desert Not Springs
Indio
La Ouinta
Palm Desert
Palm Springs
PanOo Mirage
Piverside County
Air. Stan Sawa
Principal Planner
CITY OF LA QUINTA
P.O. Box 1504
Ira Quinta, CA 92253
RE: PP 89-417
Dear Mr. Sawa:
June 27, 1989
CFrVLrc
JUL ` 5 19F9
CITY OF CA QUIN
P(AANiNG & DEYEIOPME,N, j
Thank you for the opportunity to review the plans for TS
Restaurant. As you may know, SunLine operates Line 19 on
thirty -minute headways along Highway 111 in the vicinity of this
project. Beginning in the fall, SunLine will operate Lane 19 on
IS minute frequencies during peak hours.
We request that a bus turnout and a passenger shelter be included
in the project to be located on highway ill near the driveway
entrance. The shelter could be designed by our standards or the
developer may contact Sunrise Media to arrange placement of a
shelter. The maintenance of the shelter is the responsibility of
the property owner.
SunLine has suggested standards for bus turnouts and passenger
waiting shelters. We will be most happy to work with the City
and with the developer to create a mutually acceptable design.
Yours very truly,
SUNLINE TRANSIT AGENCY
�D� JQY:7-�—
Debra Astin
Senior Planner
DA/ kh
26 Jun-
F1�.nj nc¢ Dt•�t tor.
221
L ' n S t 'l:1 S'lW`1
3a: rP 11q-417
DAnr 3t",
rrA s,I'; 1a(,, t proo�rty sits s:� 1:k in the ^i rile of what was
oriwin=illy r-corie.i fts n very t-ir ze =Zrr;h�ieolzicnl site. -RIV-1 50.
-hts re^lorl itton has ` -Pn ch•Znwed to rpflp,.t yore ar-Rs....
oP_ is C)n t%�ts prOp�rt,�, OnA Cross the ;hite�`►Rt r, throe port-1:n'
por ;ton of this pr7 -.t lo-s not-pYP:-tr .o rA.
Per CE1QA f :-,,'1^�3.2) 1'p,,r_tftc-�+;, .,Z n;nri ripto,..-tnR;ton of
of c'llt 1r'il rPs')ur,cs:
1 • B�c��r''0111r� �ASo�M^.h/ 3er:ords Seq^ch
�. If not=1r,,rD'7,,d..on-fool survey by qualified personel
`�. If s,ir-,eyed, rPvt-,v of reports.
c. If sites rAcor-�ed, hstve they bean tested?
1. 31gniftcent?
2. X1tt ¢Ated?
If this is pFtrt of the ArAa An-iexpd from county, County
Planning should have coptes of nny repots aenprated by
orlor rlevPtopments RftAr 1971.
Be advised that one of the early records on the BIG site
.r;s refs-rr-d to as Hippy Hunting xro,mis ei!P...a epietery
Past of Point gRppv...tiut ! doesn't sfx,r how •i=+ny feat a=1st.
31ir1R1 ��e z gins r�o it Mp �t :ig�t'.on tip.�on�� tAsr,�.r.s*.
2h•'� You
Gile Brooker
CV4S
v,i/10/05 16:06 T111y sob vivi C71 INDIAN fiLLi.J
a4^U TLWIADO JPoK INMAN V4LL$. WJFORN A =10
17uly lo, 1989
Stan Sawa
City of La Quinta
78-.105 Gall* Estadas
P.O. Box 1504
Tea Quints, CA 92253
RE PP 89-417
Lear Mr. Sawaa
The City of Indian Wells appreciates the opportunity to
review the above referenced case. Due to the location of the
property directly adjaLcaant to Indian Wells, eastern limits, there
is concern over the development of this property.
A Highway 111 Specific Plan for Indian wells, is being pre-
pared at this time. This document will provide specific
dev°elopmant standards and design guidelines for all development
along the highway ill Corridor. An the location of this site in
West of the rock formations which forms a natural transition
between the Cities of La Quint& and Indian Wells, the City would
ancourage incorporation of the standards set forth in the
Indian Wells highway Ill Specific Plain.
The land west of the project site in the City of Indian wells
is desig'11ated Medium Density Residential, with a Itaxim»n height
restriction of 25 feet. The height of the two story office
lbuilding and the height of the restaurant pad need to be considero
an to their impact on this future residential development. Addi-
tionally, noise, light and glare, trash facilities and pickup
associated with the project,, have the potential to impact this
adjacent future residential development and need to be considered.
Thank you for your consideration of these issues. We would
appreciate being kept apprised of future plans and reviews on
this project.
CIVn
J U L 10 1989
CITY OF LA QUINTAs
BLS : dmn PLANNING & DEVELOPMENT DEPT.
Very truly yours,
B"NnA L. SCARCELIJI
ASSOCIATE PLANNER
CITY Ol LA Quint
fop yo`� ENVIRONMENTAL CHECKLIST FORM
I. BACKGR04ND
1. Name of Proponent: �!j I` }Dll�r Zs
2. Address and Phone Number of Proponent: 4 101
3. Date of Checklist: 7
4. Agency Requiring Checklist:
S. Name of Proposal, if applicable:
11. ENV I RON�04TAL INIPACTS
(Explanation of all "Yes" and "Maybe" answers is required on attached sheets.)
1. Earth. Will the proposal result in: Yes Maybe So
a. Unstable earth conditions or in changes in
geologic substructures? _
b. Disruptions, displacements, compaction or
overcovering of the soil? d
c. Change in topography or ground surface
relief features?
d. The destruction, covering or modification of
any unirue geologic or physical features?
e. Any increases in wind or water erosion of soils,
either on or off the site?
f. Changes in deposition or erosion of beach, sands,
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay,
inlet or lake? V
X. Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud-
slides, ground failure, or similar hazards?
2. Air. Will the proposal result in:
a. Substantial air scissions or deterioration of
ambient air quality? �+
b. The creation of objectionable odors? _� V
c. Alteration of air movement, moisture or
tea"rature. or any change is tlinte.
either locally or regionally?
3. Water. Will the proposal result in:
a. Changes in currents, or the coarse or direction
of water movements, in either marine or fresh
waters?
b. Changes in absorption rates, drainage patterns,
or the rate and amount of surface water runoff? V
c. Alterations to the course of flow of flood
waters?
d. Change in the amount of surface water in any
water body?
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity?
f. Alteration of the direction or rate of flow
of ground waters? _
g. Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an \14
aquifer by cuts or excavations? _ ____
(3)
ua
Yes ybe
c. 5�stantial impact upon existing transportation
systems?
d.. Alterations to present patterns of circulation
or movement of people and/or goods?
e. Alterations to waterborne, rail or air traffic?
0
f. Increase in traffic hazards to motor vehicles,
bicyclists or pedestrians?
`
t
14.
Public Services. Will the proposal have an effect
upon, or result in a need for new or altered govern-
mental services in any of the following areas:
a. Fire protection?
b. Police protection?
—
c. Schools?
d. Parks or other recreational facilities?
1
e. Maintenance of public facilities, including
roads?
f. Other governmental services?
1S.
Ene_g. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
b. Sibstantial increase in demand upon existing
sources of energy, or require the development
of new sources of energy?
16.
Utilities. Will the proposal result in a need
for new systems, or substantial alterations to
the following utilities:
a. Power or natural gas?
b. Comu nications systems?
C. Water?
d. Sewer or septic tanks?
p
e. Storm crater drainage?
� y
f. Solid waste and disposal?
17.
lmum Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)?
b. Exposure of people to potential health hazards?
IL
Aesthetics. Will the proposal result in the
sow true on of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view?
4
19.
Recreation. Will the proposal result in an impact
'quality
.�
upo— n e or quantity of existing recrea-
tional opportunities?
20.
Archeolo ical/Mistorical. Will the proposal result
a an alterat o-f—a
on significant archeological
historical
\
or site, structure, object or building?
21.
Mandatory Finding of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially re-
duce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plan or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
California history
\
major periods of or prehistory?
b
(S)
CITY OF LA QUINTA
INITIAL STUDY
PLOT PLAN #89-417
Responses to "Yes" and "Maybe" answers - mitigation measures
II. Environmental Impacts
1. Earth
a.& Due to construction at base of rock
d. outcropping, unstable earth conditions and
modification of physical features may result.
b. Since the site is vacant at present time, it
can be expected that the project will cover
over a majority of the soil on the site.
C. Grading of the site will modify natural grade
of site.
g. Due to rock outcroppings proximity to
structures there is potential of damage or
injury from landslides or earthquakes.
Mitigation measures - compliance with City requirements,
including but not limited to, grading, paving, landscaping
will provide acceptable protection.
3. Water
b. Construction and paving will increase run-off
from site
Mitigation measures - drainage of site will be directed to
stormwater channels which abut site to west and north.
i. Stormwater channels exist to west and north of
site and could erode or overflow in rare
instances.
Mitigation measures - CVWD will require concreting of
channel walls to eliminate potential for slope erosion.
7. Light and Glare
There will be exterior lighting of parking lot,
building and rock outcropping.
Mitigation measures - lighting shall be required to be
shielded to mitigate glare and overspill to adjacent
properties and Highway 111.
BVINST.001 - 1 -
8. Land Use
Since site is vacant, implementation of project will
change use of land.
Mitigation measures - none are required since land is
designated for commercial use by General Plan and Zoning
classification.
13. Trans ortati Circulation
a. Project will undoubtedly create new traffic
d.& at and near site. This will create potential
f. for new vehicular movement and increased
traffic hazards.
Mitigation measures - Highway Ill is a State highway and
as such is controlled by Cal Trans. Their requirements
for improvement and access will mitigate significant
impacts created by the project.
b. The project will create need for new parking
facilities.
Mitigation measures - the project is proposing adequate
new parking facilities for the commercial complex.
14. Public Services
a. & There will be an incremental increase in need
b. for fire and police protection due to project.
Mitigation measures - due to incremental increase
expected, no mitigation measures are necessary since
current staffing level should be adequate to maintain
acceptable level of service.
18. Aesthetics
Point Happy, the outcropping on the east side of the
site is noted as a desirable natural feature by the
General Plan, and is prominent as the west entrance
to the City.
Mitigation measures - construction of this project is
limited to the base of Point Happy. Staff will carefully
review plans to insure that impact on Point Happy is
minimal.
BVINST.001 - 2 -
20. Archaeological/Historical
Site has been identified by Coachella Valley
Archaeological Society as having an archaeological
past.
Mitigation measures - survey and research of
archaeological past with necessary mitigation is required
prior to any disruption or grading of site.
BVINST.001 - 3
STAFF REPORT B S - 1
PLANNING COMMISSION MEETING
DATE: AUGUST 22, 1989
APPLICANT/OWNER: RICK JOHNSON CONSTRUCTION/STARLIGHT DUNES
PROJECT: MINOR MODIFICATIONS TO TENTATIVE TRACT 23773
LOCATION: NORTHWEST OF THE ADAMS STREET AND FRED WARING
DRIVE INTERSECTION
REVIEW PROCESS: MINOR CHANGES MUST BE REVIEWED BY THE
PLANNING COMMISSION AND CITY COUNCIL. A
PUBLIC HEARING IS NOT REQUIRED; HOWEVER,
TESTIMONY MAY BE GIVEN ON THE PROPOSED
CHANGES.
BACKGROUND:
The Applicant proposes to develop Tentative Tract 23773 and
requests the following minor modifications in Phase II:
1. Reduction in length from 350+ feet to 180+ feet for
Morning Star Court;
2. Lengthen Zenith Way westerly by 250 feet;
3. Reduction in length from 650+ feet to 400+ feet for
Morning Star Way;
4. Add a, new cul-de-sac between Pisces Court and Morning
Star Way;
5. Relocate the connection between Zenith Way and Galaxy
Drive, and add a second;
6. Renumber the lots;
7. The number of lots remains the same.
ANALYSIS:
The minor changes have been reviewed by the Public Works and
the Planning and Development Departments. These minor changes
do not substantially change the original plans.
RECOMMENDATION:
By Minute Motion, recommend to the City Council approval of
theproposed minor changes.
14R/ STAFFRPT . 0 8 7 -1-
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MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
July 11, 1989
I.
CALL TO ORDER
7:OC p.m.
A. The meeting was called to order at 7:04 p.m. by
Chairman Walling. The Flag Salute was led by
Commissioner Zelles.
V nT.T_ r' A T.T_
A. Chairman Walling requested the roll call.
Present: Commissioners Zelles, Steding, Moran, and
Chairman Walling. Commissioner Bund was absent.
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to excuse
Commissioner Bund from the meeting. Unanimous.
B. Staff Present: Planning and Development Director,
Jerry Herman, and Principal Planner Stan Sawa.
C. It was determined that Commissioner Moran would
abstain from voting on any agenda items at this
meeting, pending her being officially sworn in as
Commissioner.
HEARINGS
Chairman Walling introduced the Public Hearing
items as follows:
A. Variance 89-008/Sign Application 89-089; a request
by Williams Development Corporation for three
self -illuminated area identification signs, metal
canister with brass letters and acrylic flower,
mounted on wall; located at the Cactus Flower
Tract, corner of Fred Waring Drive and Dune Palms
Road.
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
MR/MIN07-11.DFT -1-
2. Chairman Walling opened the Public Hearing.
Cecilia :King, representing the Applicant,
addressed the Commission to explain the
request. There being no further comment,
Chairman Walling closed the Hearing.
3. The Commission discussed the request as
presented. Consensus was reached regarding
the number of signs, the size of those signs,
and the illumination of the signs.
4. A Motion was made by Commissioner Steding and
seconded by Commissioner Zelles to adopt
Resolution 89-033, approving Variance 89-008,
allowing one 42-square-foot illuminated sign
on the corner of Fred Waring Drive and Dune
Palms Road and one 32-square-foot illuminated
sign on Dune Palms Road. Following roll call
vote, the motion was unanimously adopted,
with Commissioner Moran abstaining and
Commissioner Bund absent.
B. Zoning Ordinance Text Amendment 89-009; a
City -initiated request to amend the fencing
regulation to require block, rock, brick, stucco,
and/or ornamental iron/tubular steel fencing in
front yards, located in the SR zone.
ill Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the Public Hearing.
Ann Young, a resident in the SR zone,
addressed the Commission to speak favorably
of the proposed Amendment and to raise
questions regarding the upgrading of existing
fencing and the implementation of the
proposed changes. There being no further
comment, Chairman Walling closed the Hearing.
3. The Commission discussed the item as
presented. Commissioner Zelles strongly
expressed his position that existing wooden
fences should be hidden with vegetation. It
was the consensus of the Commission that the
question of how to deal with existing wooden
fences be agendized as a future study session
item.
MR/MIN07-11.DFT -2-
IV.
V.
4. A Motion was made by Commissioner Steding to
adopt Resolution 89-034, approving Zoning
Ordinance Text Amendment 89-009, amending
specific sections of the Municipal Code
regarding reconstruction of fencing and
fencing requirements in the SR zone.
Commission Zelles seconded the motion with
the amendment that, in addition, serious
attention be paid to the condition of
presently existing fences. Following roll
call vote, the motion was unanimously
adopted, with Commissioner Moran abstaining
and Commissioner Bund absent.
PUBLIC COMMENT
No one wished to address the Commission.
CONSENT CALENDAR
A motion was made by Commissioner Steding and
seconded by Commissioner Zelles to approve the
minutes of the May 23, 1989, Planning Commission
meeting. Unanimous.
VI. BUSINESS
Chairman Walling introduced the Business Items as
follows:
A. Minor Temporary Outdoor Event 89-013; a request by
The Art Affair (Gary Lohman) for approval to
conduct an art show on Saturdays and Sundays
between mid -October 1989 and mid -May 1990, on the
grassy area just east of Downey Savings and Loan;
located at the Plaza La Quinta Shopping Center,
southwest corner of Highway 111 and Washington
Street.
i„ Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the request as
presented and arrived at consensus regarding
changes to the Conditions of Approval as
follows: Condition 6, revised to read "20
feet from back of sidewalk" instead of 1150
feet"; Condition 7, revised to direct that
Staff can enforce the condition if deemed
necessary; and Condition 12, revised to add
CalTrans.
MR/MIN07-11.DFT -3-
A Minute Motion was made by Commissioner
Steding and seconded by Commissioner Zelles
to approve Minor Temporary Outdoor Event
89-013, subject to attached conditions as
revised. Unanimously adopted.
B. Plot Plan 85-203; a request by Sunrise Company for
approval of new unit types, sales facility
expansion, and a time extension for the sales
facility; located within PGA West.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the request as
presented.
3. A Minute Motion was made by Commissioner
Zelles and seconded by Commissioner Steding
to approve a five-year time extension for
Plot Plan 85-203; to grant the additional
sales facility building and model unit
construction for the Medalists and Highlands
units adjacent to the sales complex; and to
require the Applicant to submit to the
Planning and Development Department for
review and approval a detailed landscaping
plan of the sales/model complex prior to the
issuance of a final occupancy permit.
Unanimously adopted.
C. Scoping General Plan Amendments; a City -initiated
request to consider a list of potential General
Plan Amendments and direction to Staff.
1.. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2,. The Commission discussed the request as
presented. The Commission directed Staff to
split the cases for Public Hearing and
continue a decision to the last meeting,
taking one action.
VII. OTHER
1.
MR/MIN07-11.DFT
Commissioner Moran
discussion item include
for making motions.
-4-
requested that future
a review of procedure
2. Commission Steding announced that she would
not be available for the proposed joint
meeting with the City Council if it is held
on September 5, 1989.
3. It was determined that the election of
officers for the Commission would take place
at the first meeting in August.
`JIII. ADJOURNMENT
A motion was made by Commissioner Steding and
seconded by Commissioner Zelles to adjourn to a
regular meeting on July 25, 1989, at 7:00 p.m., in
the La Quinta City Hall, 78-105 Calle Estado, La
Quinta, California. This meeting of the La Quinta
Planning Commission was adjourned at 8:10 p.m.,
July 11, 1989.
MR/MIN07-11.DFT -5-
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
July 25, 1989
I.
II.
CALL TO ORDER
A. The meeting was called to
Chairman Walling. The
Commissioner Bund.
. re
order at 6:01 p.m. by
Flag Salute was led by
A. Chairman Walling requested the roll call.
Present: Commissioners Bund, Zelles, Steding,
Moran, and Chairman Walling.
B. Staff Present: Principal Planner Stan Sawa and
Associate Planner Wally Nesbit.
HEARINGS
Chairman Walling introduced the Public Hearing
items as follows:
A. Plot Plan 89-417; a request by T S Restaurants for
approval of a plot plan for a commercial complex
consisting of a 10,250-square-foot restaurant and
10,000-square-foot office building in the C-P-S
zone; for a location on the north side of Highway
111, approximately 1,200 feet west of Washington
Street.
Chairman Walling announced that he had a potential
conflict of interest with both Public Hearing items
on this agenda, and stepped down. Commissioner
Moran conducted the Hearings.
1,. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Commissioner Moran opened the Public
Hearing. Michael Shovlin, owner of the
subject property, addressed the Commission in
favor of the project. Mr. Sandy Saxten,
IqR/MIN07-25.DFT -1-
representing T S Restaurants, addressed the
Commission with a general presentation on the
project and the company history, and reviewed
the Conditions of Approval. Mr. Bob Krauss
addressed the Commission, speaking in favor
of the project. There being no further
comment, Commissioner Moran closed the
Hearing.
3. The Commission discussed the request as
presented. Consensus was reached to amend
the Conditions of Approval as follows:
Condition 2 - change time limit to two years;
Condition 4 - add that issues relating to
liability must be resolved prior to
recordation; Condition 8 - change percentage
of minimum self -parking spaces to one -eighth;
Condition 11 - change "wall/berm" to "wall
and/or berm"; Condition 13 - add "...and the
City Engineer"; Condition 17 •- change
"previous study" to "previous studies";
Condition 19 - eliminate; Include new
Condition 21 per Staff recommendation;
Include new Condition 22 per Staff
recommendation, with the revision to read
"...participate in his fair share..."
4. A Minute Motion was made by Commissioner
Steding and seconded by Commissioner Zelles
to approve Plot Plan 89-417, with the changes
to the attached Conditions of Approval as
stated. Unanimously adopted, with Chairman
Walling abstaining.
B. Parcel Map 22596 (Revised); a request by
Shovlin/Fletcher for approval of a revision to a
tentative parcel map to subdivide 6.2 acres into
three parcels for commercial development in the
C-P-S zone; located on the north side of Highway
111, approximately 700 feet west of Washington
Street.
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Commissioner Moran opened the Public
Hearing. Mr. Michael Shovlin addressed the
Commission to speak in favor of the
revision. There being no further comment,
Commissioner Moran closed the Hearing.
MR/MIN07-25.DFT -2-
3. The Commission discussed the request as
presented.
4. A Minute Motion was made by Commissioner
Zelles and seconded by Commissioner Steding
to approve Tentative Parcel Map 22596,
Revised, subject to attached Conditions.
Unanimously adopted, with Chairman Walling
abstaining.
IV. PUBLIC COMMENT
No one wished to address the Commission.
�T. CONSENT CALENDAR - None
VI. BUSINESS - None
VII. OTHER - None
VIII. ADJOURNMENT
A motion was made by Commissioner Zelles and
seconded by Commissioner Moran to adjourn to a
regular meeting on August 8, 1989, at 7:00 p.m., in
the La Quinta City Hall, 78-105 Calle Estado, La
Quinta, California. This meeting of the La Quinta
Planning Commission was adjourned at 6:43 p.m.,
July 25, 1989.
MR/MIN07-25.DFT -3-
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
August 8, 1989
I.
7:00 p.m.
CALL TO ORDER
A. The meeting was called to order at 7:00 p.m. by
Chairman Walling. The Flag Salute was led by
Commissioner Zelles.
ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Zelles, Bund, Steding,
Moran, and Chairman Walling.
B. Staff Present: Planning and Development Director,
Jerry Herman, and Principal Planner Stan Sawa.
C. The first order of business was the election of new
officers for the Commission. Commissioner Steding
nominated John Walling as Chairman. The nomination
was seconded by Commissioner Bund. Unanimously
appointed. Commissioner Zelles nominated Lucia
Moran as Vice Chairman. The nomination was
seconded by Commissioner Steding. Unanimously
appointed.
HEARINGS
Chairman Walling introduced the Public Hearing
items as follows:
A. Continued Public Hearing - Zoning Ordinance
Amendment 89-0908 and Change of Zone 89-043
(Hillside Conservation Ordinance); a City -initiated
request to amend Title 9 of the La Quinta Municipal
Code, relating to Planning and Zoning, adding
Chapter 9.145, Hillside Conservation Zone, and to
re -zone those properties which meet the criteria
set forth in the proposed Ordinance to HC from
various residential zoning designations; affecting
all hillside areas above the toe -of -slope of the
Santa Rosa Mountains.
I14IR/MIN08-08.DFT -1-
I. Planning Director Jerry Herman presented the
information relating to the continuance of
the request.
2. A motion was made by Commissioner Steding and
seconded by Commissioner Bund to continue
discussion to September 12, 1989.
Unanimously adopted.
B. 'Variance 89-007; a request by Carol Cleek to create
a lot which is more than 2-1/2 times its width
(variance to Section 9.42.050 B(2).); located at
53-120 Herrera.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the Public Hearing.
Carol Cleek, the Applicant, addressed the
Commission to explain the request. There
being no further comment, Chairman Walling
closed the Hearing.
3. The Commission discussed the item as
presented. A Motion was made by Commissioner
Moran and seconded by Commissioner Bund to
adopt Resolution 89-036, concurring with the
environmental assessment and approving
Variance 89-007, subject to attached
conditions, and contingent upon submission to
the Commission, at the Study Session level,
of a plot plan, landscape plan, and proof of
compliance with all City Codes. Following
roll call vote, the motion was unanimously
adopted.
C. Variance 89-009; a request by Michael Tuvell for
the approval of a variance from the front yard
setback requirement of 20 feet in the SR (Special
Residential Single -Family) zone to allow a 15-1/2
foot front yard setback for residence constructed
in error; located at 51-701 Avenida Martinez.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
MR/MIN08-08.DFT -2-
2. Chairman Walling opened the Public Hearing.
Michael Tuvell, the Applicant, addressed the
Commission to answer any questions they might
have. There being no further comment,
Chairman Walling closed the Hearing.
3. The Commission discussed the request as
presented. A motion was made by Commissioner
Steding and seconded by Commissioner Zelles
to adopt Resolution 89-037, approving
Variance 89-009. Following roll call vote,
the motion was unanimously adopted.
D. Tentative Tract 24774; a request by Bud Furman for
approval to subdivide 40 gross acres into 136
single-family lots, one park site/retention basin,
and other miscellaneous lots in the A-1•-20 zone
(Riverside County zoning - to be annexed into the
City of La Quinta); located on the northwest corner
of Madison Street and 54th Avenue.
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, n
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the Public Hearing.
Bob Smith, the Applicant's Engineer,
addressed the Commission on behalf of the
Applicant to explain the project. Mr. Bob
Kull and Ms. Dorothy Collin addressed the
Commission in opposition to the density of
the proposal. The Commission also received a
comment letter from Ms. Dorothy Papazian in
protest of the proposal. There being no
further comment, Chairman Walling closed the
Hearing.
3. The Commission discussed the request as
presented. It was the consensus of the
Commission to include a condition for
meandering perimeter walls with varying
setback, averaging 20 feet. A motion was
made by Commissioner Zelles and seconded by
Commissioner Moran to adopt Resolution
89-038, recommending to the City Council
approval of Tentative Tract 24774, subject to
conditions as amended; and concurrence with
the environmental assessment. Following roll
call vote, the motion was unanimously adopted.
MR/MIN08-08.DFT -3-
E. Tentative Tract 24507; a request by Steven Brummel
for the division of +35 acres into 25
single-family estate lots and one well site+21650
:Located on the north side of Avenue 52, _ ,
feet east of the Jefferson Street centerline.
Commissioner Zelles announced that he had a
potential conflict of interest, and abstained from
discussion of the request.
1. Planning Director Jerry Herman presented the
information contained in the Staff Report,
including minor modifications to the
Conditions of Approval, copies of which are
on file in the Planning and Development
Department.
2. Chairman Walling opened the Public Hearing.
Steve Brummel, the Applicant, addressed the
Commission urging approval of the proposal.
Gabriel Papp, the Applicant's planning
consultant, addressed the Commission stating
concurrence with Staff's amended conditions.
There being no further comment, Chairman
Walling closed the Hearing.
3. A motion was made by Commissioner Steding and
seconded by Commissioner Bund to adopt
Resolution 89-039, recommending to the City
Council approval of Tentative Tract 24507,
subject to conditions as modified. Following
roll call vote, the motion was unanimously
adopted, with Commissioner Zelles abstaining.
F. Public Use Permit 89-004; a City -initiated request
to allow conversion of an existing single-family
residence into an office for governmental purposes
in the R-V-5445 zone; located at 51-351 Avenida
Bermudas.
Commissioners Moran and Bund abstained from
discussion of this item, due to conflicts of
interest.
1. Principal Planner Stan Sawa presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the Public Hearing.
John Bund, representing the Chamber of
Commerce, addressed the Commission to explain
the Chamber's plans for refurbishing the
MR/MIN08-08.DFT -4-
VIII. ADJOURNMENT
A motion was made by Commissioner Moran and
seconded by Commissioner Steding to adjourn to a
regular meeting on August 22, 1989, at 7:00 p.m.,
in the La Quinta City Hall, 78-105 Calle Estado, La
Quinta, California. This meeting of the La Quinta
Planning Commission was adjourned at 8:30 p.m.,
August 8, 1989.
MR/MIN08-08.DFT -6-
REAL PROPERTY
ASSOCIATE'_,
August 16, 1989
Mr. Jerry Herman
Planning Director
CITY OF LA QUIINTA
78-105 Cal.le Estado
La Quinta, CA 92253
Re: Specific Plan Study
Drive:-thru Issue
NEC Washington and
Monday, August 21,
Dear Jerry:
Session
Highway 111
1989
ss
RECEIVED
AUG 17 IM
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
With regard to the study session scheduled on Monday and your
preparation of an agenda to include the issue captioned above, I
have enclosed letters of intent from the following tenants:
Taco Bell
Del Taco/Naugles
Additionally and under separate cover, the following letters of
interest will be delivered and/or federal expressed to your
office tomorrow (Thursday):
Palm Desert National Bank
McDonald's
Carl's Jr.
Please also expect from McClellan/Cruz/Gaylord & Associates a
revised site plan of the project and a fast food overlay of a
projected freestanding drive-thru operation including a site
section (elevation).
For this project to be economically viable and to best serve the
community, while at the same time meeting the City's concern as
to traffic/circulation and esthetics of the drive-thru element,
we look forward to working with you and are hopeful a formula can
be arrived at o address these issues.
;Ki4ndt�rp
obert P. Sanford
RPS:pam
Enclosures
cc: Peter Adams
Real Property Associa,es
4000 Westerly Place
Suite 120
Newport Beach, CA 92660
714 724.8800
August 16, 1989
Robert P. Sanford
President
Real Property
4000 Westerly
Newport Beach,
Associates
Place, Suite 120
CA 92660
Re: Proposed Community Center
NEC 'Washington and Highway
La Quinta, California
Dear Mr. Sanford:
Taco Bel! Corp.
179C1 Von Kaman
�v -�e Ca'iforria 92714-6212
_F ::phone 714 3F53 45DO
Development
ill
RECEIVE"D
AUG 17 19%
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
Thank you for your correspondence dated August 2, 1989. rhis
letter is to advise you that Taco Bell has interest in locating
in the above described development. Our interest is in a
freestanding pad fronting Highway 111 of approximately 2300
sq.ft. to include a drive-thru facility. A substantial portion of
our business is generated from the drive-thru element, primarily
as a customer convenience and consequently would be a requirement
in obtaining corporate approval.
We would welcome the opportunity to work with the developer and
the City of La Quinta relating to traffic/circulation and
landscape treatment of the drive-thru element to provide an
esthetically pleasing appearance from not only the major
thoroughfare but within the center as well.
I look forward to hearing from you in the near future.
Sincerely,
91-chard Scheppler
Area Real Estate Manager
��.'WR II, Inc.
August 15, 1989
Mr. Rob Sanford, President
REAL PROPERTY ASSOCIATES
4000 Westerly Place, Suite # 120
Newport Beach, CA 92660
RE: La Quinta, California
Dear Rob:
CEIVE0
AUG 17 10
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEFT.
This is to advise you that Del Taco is very interested in the proposed commercial
development you brought to my attention.
Del Taco believes it has strived to work with the cities in which it has located in
the past; both to achieve the look and aesthetic needs of the community and to
achieve our own needs. Because of our past track record, Del Taco is confident
it will be able to resolve any concerns the City of La Quinta may have regarding
the development of a fast food restaurant.
However, Del Taco will find it necessary to pass on this location if a drive-thru
facility is unattainable. As we discussed, the drive-thru provides over 50916, of
our business and according to industry figures, sites without drive-thrus simply
do not produce the same volumes.
If you are looking for a chain with a proven track record and one that has a building
that can be altered to most any look; then Del Taco is the correct choice.
Should you require anything more, please feel free to contact me.
ely, .
Randolph W. Christensen
Director, Real Estate/Franchise Development
Del Taco/Naugles
Division of AWR 11, Inc.
RWC:jcb
'345 E. Faker Street. Costa Mesa. CA 92626 (714) 540-8914
:
w as w ms awMM
ns
w 19I'I4&.%9a®
In I
,31111
73AC1 HIGHWAY 111
SUITE 1
PALNA DESERT, CA
92260
TELEPHONE
6191341-2992
FAX E 191346-5844
A FRANCHISE OF
CARLS A.. RESTAURANTS
Carft .
RECEIVE0
AUG 17110
CITY OF LA QUINTA
PLANNING & DFIFLOPMENT DEPT.
August 16, 1989
Rob Sanford
Real Property Associates
4000 Westerly Place, Suite 120
Newport Beach, California 92660
Dear Rob:
This letter is to confirm our (CLK, INC. dba Carl's Jr.)
interest in a pad location on the commercial project
located at Highway 111 and Washington Street, La Quinta,
CA.
Our interest would be in Pad B as identified on the
attached site plan. We would build a restaurant with
drive-thru approximately 2,900 square feet. Building
signs and monument sign would be required.
We would alter the architecture of our building to
conform to the centers' design. We would be willing to
downplay the drive-thru lane with landscape coverage as
long as our building is visible to motorists.
Enclosed is an elevation and landscape plan of a Carl's
Jr. which required a different architecture and landscape
plan.
I look forward to working closely with you and the City
of La Quinta to develop a restaurant which can meet both
of our needs.
Sincerely,
CLK, INC.
Carl L. Karcher
President
cc: Jerry Herman
Planning Director
City of La Quinta
PHASE II
Summary
1,269.051 sf land area
29.13 acres
273, 508 sf gross bldg area
3.6 /1 land-to-bldg ratio
1500 stalls req'd
1700 stalls grov'd
6.2/1O 0 pray 'd
9XiB stall size
8.EXi6compact
PHASE I
Summary
795,704 sf land area
"" 26 acres
178, 162 sf gross bldg area
3.5 /1 land-to-bldg ratio
900 stalls req'd
920 stalls prov'd
5.1/10 0 prov'd
9Xi8 stall size
8.3Xiscompact
INW-R.R.,
T0NSrEer
fk
RECENEU
AUG 17 1969
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
6P