2007 01 23 PC
~ 0{ 4fJ.uMt
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-quinta.or(l
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
JANUARY 23. 2007
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11 :00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2007-002
Beginning Minute Motion 2006-001
I. CALL TO ORDER
A. Flag Salute
B. Pledge of Allegiance
C. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of the Regular Meeting of January 9, 2007.
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V. PUBLIC HEARING:
For all Pl,Iblic Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have requested
the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A.
Item................
Applicant....... ..
Location......... ..
Request ..........:
Action..............
B.
Item................
Applicant........ .
Location...........
Request ..........
Action.............
VI. BUSINESS ITEMS:
ENVIRONMENTAL ASSESSMENT 2006-579, SPECIFIC
PLAN 2006-081, TENTATIVE TRACT MAP 23060, AND
SITE DEVELOPMENT PERMIT 2006-873
Laing Luxury Homes
Northwest corner of Washington Street and Avenue 48
(extended)
Consideration of development standards and guidelines
for the development of 74 single-family homes,
subdivision of 28.33 acres into 74 residential lots as well
as lots for private streets, retention basins, open space
and recreation, and a site development permit to allow
the construction of 74 single-family residential homes
Resolution 2007-_, Resolution 2007- ,Resolution
2007-_, Resolution 2007-_
STREET VACATION 2006-043
Nispero Properties, Inc.
Main Street north of Avenida La Fonda
Report of Findings under California Government Code
Section 65402 that the proposed vacation of a portion of
a public utility easement within Desert Club Tract, Unit 4
is consistent with the General Plan
Resolution 2007-
A. Item................... NOTICE OF PUBLIC NUISANCE CASE NO 2006-5204
Appellants.......... Jeffrey S. and Ardis L. Manning
Location.............. 52-715 Avenida Navarro
Request ............. Appeal of a Public Nuisance Determination regarding the
violation of a recreational vehicle encroaching on the City
right-of-way without a permit, parking in a location not
zoned for vehicular parking, being improperly stored on a
G:\WPDOCS\PC Minutes\1 AgendaW.doc
residential property and a patio cover that violates the
exterior side yard setback
Action................ To be continued to February 13, 2007
B. Item...........:...... SIGN APPLICATION 2006-1073
Applicant............ Ultrasigns Electrical Advertising
Location.............. North side of Highway 111, west of Adams Street,
within the One-Eleven La Quinta Shopping Center
Request .............. Consideration of a business identification sign for PETCO
Action................. Minute Motion 2007-
C. Item.................. SPHERE OF INFLUENCE - RIVERSIDE COUNTY SOI-R-02
TENTATIVE TRACT MAP 34536 (COUNTY
APPLICATION)
Applicant............ Joe Birdsell
Location.............. Southwest corner of Darby Road and Adams Street
Request .............. Planning Commission review and comment on a project
proposed in the City's North Sphere of Influence
Action................. Minute Motion 2007- '
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Minor Use Permit process discussion
B. Review of City Council meeting of January 16, 2007
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on February 13, 2007, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, January 23, 2007, was posted on the outside entry to the Council
Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post
Office, on Friday, January 19, 2007.
DATED: January 19, 2007
X~
J. AWYER; ~ive Secretary
a Quinta, California
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--- ------
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
January 9, 2007
7:00 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was reconvened at 7:00
p.m. by Chairman Quill who asked Commissioner Alderson to lead the
flag salute.
B. Present: Commissioners Ed Alderson, Katie Barrows, Rick Daniels, Jim
Engle, and Chairman Paul Quill.
C. Staff present: Community Development Director Doug Evans,
Planning Manager Les Johnson, Assistant City Attorney Michael
Houston, Assistant Planner Jay Wuu, and Executive Secretary Betty
Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS: None.
V. PUBLIC HEARINGS:
A. Street Vacation of a Portion of Public Utility Easement located within
Desert Club Tract Unit 4; a request of the City to vacate a potion of
Main Street north of Avenida La Fonda for Nispero Properties.
1. Chairman Quill opened the public hearing and asked for the staff
report. Staff asked that the item be continued to allow staff
time to notify all the adjacent property owners.
2. There being no questions, it was moved and seconded by
Commissioner Daniels/Barrows to continue Street Vacation
2006-043 to January 23, 2007.
B. Site Development Permit 2006-877; a request of Adobe Holdings, Inc.
for consideration of architectural and landscaping plans for four
prototypical residential plans and common areas for the Village at
Coral Mountain located within Tract 31249 on the south side of
avenue 58, Y, mile west of Madison Street.
G:\WPDOCS\PC Minutes\2007\ 1-9-0S.doc
Planning Commission Minutes
January 9, 2007
1 . Chairman Quill opened the public hearing and asked for the staff
report. Assistant Planner Jay Wuu presented the information'
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Chairman Quill asked if there were. any questions of staff.
Commissioner Engle asked if the occupants of the two-story
units would they be able to see in the backyards of the adjacent
tract. Planning Manager Les Johnson stated no and explained
the orientation of the units in relation to the adjacent project.
Discussion followed regarding the orientation of the units.
3. Commissioner Barrows asked about the water calculations in
"regard to the water features. Staff stated it met the
requirements.
4. Commissioner Alderson asked if the water features at" the
entrance were separate pools. Staff stated they were separate.
Commissioner Alderson stated the plan does not show the units
identified on the lots. He also asked for clarification on whether
or not the second access was an entrance. Staff stated that it
was an exit only. Commissioner Alderson asked about the third
"garage" and "pool house". Staff clarified the "pool house" will
not be used as a living quarters and each unit does have a
separate casita.
5. There being no further questions of staff, Chairman Quill asked
if the applicant would like to address the Commission. Mr. Bob
Rippe, representing the applicant, gave. a brief history of the
project.
6: Commissioner Alderson asked if the trims were to be all the
same. Mr. Ed Rippe, Project Manager, stated this is still being
determined.
7. Commissioner Barrows stated she would like to see the water
features reduced or one eliminated. Mr. Jose Estrada,
landscape architect, stated they have received approval from
CVWD because of the amount of drought"tolerant plant material
they were using. They did eliminate one pond from the
southwest portion of the site. Commissioner Barrows asked if
there would be any problem with eliminating one of the water
features. Mr. Estrada explained the importance of the water
f!latures to the project.
2
Planning Commission Minutes
January 9, 2007
8. Commissioner Engle asked how much water they would hold.
Mr. Estrada stated he did not have those figures.
9. Commissioner Daniels asked what alternative they would use, if
they did not have the water features. Mr. Estrada made some
suggestions.
10. Chairman Quill suggested the pools be reduced and
concentrated on the west side to reduce the costs and amount
of water to be used.
11. Commissioner Alderson stated he did not have an objection to
the front water feature and would suggest the elimination of the
interior lake. Mr. Rippe stated they have eliminated any turf in
the retention basins and added the water feature to create an
interest at the entry. They do not have the draw of a golf
course and the lakes are a feature for this project.
12. There being no further discussion or other public comment,
Chairman Quill closed the public participation portion of the
hearing.
13. Commissioner Alderson asked if the precise grading plan would
come to the Commission. Community Development Director
Doug Evans stated no.
14. Commissioner Barrows stated she would "like to see one of the
water features eliminated even though they have made great
effort to use drought tolerate material.
15. Commissioner Daniels stated he too compliments the applicant
on the amount of drought tolerant material, but believes a water
feature could be eliminated or reduced.
16. . There being no further discussion, it was' moved and seconded
by Commissioner Alderson/Engle to adopt Planning Commission
Resolution 2007-001 approving Site Development Permit 2006-
877, as recommended and amended:
a. Condition 26. Any residential units" built on the southern
and eastern project boundaries of Site Development
Permit 2006-078 shall be constructed in accordance with
the specific unit plans identified in said Site Development
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Planning Commission Minutes
January 9, 2007
Permit, and subsequent precise' grading plans. Any
changes or modifications to the approved units shall
require Planning Commission approval.
b. Condition added: The applicant shall work with staff to
eliminate or reduce the water features.
ROLL CALL: AYES: Commissioners Alderson, Barrows,
Engle, and Chairman Quill. NOES: None.
None. ABSTAIN: None.'
Daniels,
ABSENT:
VI. BUSINESS ITEM:
A.
Image, Corridor Determination; a request
determination on applicability of Image
Standards in the Special Purpose Districts.
of the
Corridor
City for a
Development
1. Chairman Quill asked for the staff report. Planning Manager Les
Johnson presented the information contained in the staff report,
a copy of which is on file in the Community Development
Department.
2. Chairman Quill asked why this was before the Commission.
Staff explained how the proposed La Quinta Country Club
clubhouse plans brought this to the City's attention.
3. Commissioner Alderson asked if there were any other locations
where else this could occur. Staff stated none that are known
currently. The Country Club could request a variance to their
specific plan, but staff was bringing it before the Commission
for their direction.
4. Chairman Quill stated it is a non-issue to him and would agree
with establishing the height limit as it is in other areas. Staff
confirmed the Country Club would be able to obtain the
. changes by virtue of their specific plan. The purpose of the
.amendment is for consistency.
5. There being no'further discussion, it was moyed and seconded
by Commissioners Daniels/Barrows to direct staff to move
forward with the amendment. Unanimously approved.
VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
IX. COMMISSIONER ITEMS:
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Planning Commission Minutes
January 9, 2007 .
A. Commissioner Barrows gave a report of the City Council meeting of
December 19, 2006.
B. Community Development Director Doug Evans informed the
Commission of a workshop with the Vista Santa Rosa Task Force on
Wednesday, January 10, 2007, at 2:00 p.m.
C. Staff informed the Commission that Principal Planner Fred Baker had
resigned to take a position in Apache Junction as a Planning Manager.
His last day would be January 19, 2007.
D. Commissioner Barrows asked staff to update the Commission on the
Dark Sky Ordinance. Staff explained the process that had taken place
and that the Lighting Ordinance was being revised to make it easier to
implement and interpret.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Alderson/Daniels to adjourn this regular meeting of the Planning Commission to a
regular meeting of the Planning Commission to be held on January 23, 2007. This
meeting of the Planning Commission was adjourned at 7:55 p.m. on January 9,
2007. .
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
5
. DATE:
CASE NO.:
APPLICANT:
REQUEST:
LOCATION:
PROPERTY
OWNER:
GENERAL PLANI
ZONING
DESIGNATIONS:
I PH#A
PLANNING COMMISSION
STAFF REPORT
JANUARY 23, 2007
ENVIRONMENTAL ASSESSMENT 2006-579
SPECIFIC PLAN 2006-081
TENTATIVE TRACT MAP 35060
SITE DEVELOPMENT PERMIT 2006-873 .
LAING LUXURY HOMES
CONSIDERATION OF DEVELOPMENT STANDARDS AND
GUIDELINES FOR THE DEVELOPMENT OF 74 SINGLE-FAMILY
HOMES; THE SUBDIVISION OF 28.33 ACRES INTO 74
RESIDENTIAL LOTS, AS WELL AS LOTS FOR PRIVATE
STREETS, RETENTIONS BASINS, OPEN SPACE AND
RECREATION; AND A SITE DEVELOPMENT PERMIT TO ALLOW
THE CONSTRUCTION OF 74 SINGLE-FAMILY RESIDENTIAL
..UNITS.
r
NORTHWEST CORNER OF WASHINGTON STREET AND
AVENUE 48 (EXTENDED).
LAING LUXURY HOMES
LOW DENSITY RESIDENTIAL
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS REVIEWED THIS PROJECT UNDER THE PROVISIONS OF
THE CALiFORNIA ENVIRONMENTAL QUALiTY ACT (CEQA),
AND HAS PREPARED ENVIRONMENTAL ASSESSMENT 2006-
..579 FOR THIS PROJECT, IN COMPLiANCE WITH THE
. REQUIREMENTS OF THE CALiFORNIA ENVIRONMENTAL
QUALiTY ACT OF 1970, AS AMENDED. THE COMMUNITY
DEVELOPMENT DIRECTOR HAS DETERMINED THAT, AS
CONDITIONED, THE PROJECT WILL NOT HAVE A
SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT AND
THEREFORE, IS RECOMMENDING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED.
SURROUNDING
LAND USES:
NORTH:
SOUTH:
EAST:..
WEST:
VACANT LAND, ST. FRANCIS OF ASSISI CHURCH
PARKING AREA
LAGUNA DE LA PAZ
WASHINGTON STREET, WALGREEN'S, MEDICAL
OFFICE BUILDING, COMMUNITY COMMERCIAL
VACANT LAND, SANTA ROSA MOUNTAINS
BACKGROUND:
Several projects have previously been proposed for the 28.33 acre project site
located on the west side of Washington Street adjacent to and north of the Laguna
De La Paz residential neighborhood. The improvements currently on the property
were permitted through a Specific Plan and Site Development Permit approved for
the La Quinta Arts. Foundation. In 2004, Foxx Homes proposes a tentative tract
map (No. 32397) on the property, which was approved, but not developed. If
approved, the current proposal will supercede previous approvals.
PROJECT REQUEST:
The proposed project consists of three components:
1 . A Specific Plan establishing development standards and guidelines for a
residential community consisting of 74 single-family residential units, open
space, recreation and retention areas on 28.33 acres.
2. A Tentative Tract Map to subdivide the 28.33 acres into 74 single-family
lots, as well as lots for streets, open space, recreation, and retention basins.
3. A Site Development Permit to approve the architecture and layout of the 74
units, and implement the Specific Plan.
Access to the project will be from Washington Street. The main entrance will be at
the location of the existing entry previously constructed by the La Quinta Arts
Foundation, which is located in the center of the site. A secondary access will also
be constructed at the northeastern corner of the site, also connecting to
Washington Street. (future signal) and will be a joint access shared with Saint
Francis of Assisi Church.
Specific Plan and Site Development Permit
The Specific Plan defines the development standards and guidelines for the
proposed project. The Specific Plan allows for the development of 74 single-family
units, divided into 25 "Hacienda" units and 49 "Bungalow" units. The Hacienda
units are proposed to be located along the southern and western property
boundaries. The Bungalow units will be located in the center of the site. In
addition to the residential lots, the Specific Plan proposes a central park area (0.47
acres), as well asa park at the entrance to the site, located just inside the wall
(0.18 acres). In addition, the adjacent retention area (1.65 acres) will also provide
walking trails for resident use.
The development standards for each unit type are summarized below (page 33 of
the Specific Plan provides a complete listing of all developmeflt standards).
,~ ....... "'. of.iPevelopm~llt~tan~a~~s, ,.,.
, .',
Standard "Hacienda" "Bungalow" City
Units Units Standards
Minimum lot size (s.f.) 10,320 6,290 7,200
Maximum heiaht (ft.) 28 28 28
Maximum number of stories 1 2 . 2
Minimum front setback (ft.) 15 to buildingl 5 . 20
20 to aaraae
Minimum rear setback (ft.) 10 5 20 .
Maximum lot coveraae (%) 50 60 50
The architectural style for the project is Spanish Colonial. The Hacienda units will
range in size from 3,700 to 4,100 square feet, and are to be single story. Three
floor plans are proposed, with two elevations per plan. Tile roofs, sand stucco walls
with adobe brick accents, tile and ornamental wrought iron are proposed for each
of the plans. The Bungalow units are proposed to range in size from 2,392 to
3,207 square feet. These units include six floor plans, two of which are to be two
stories in height, with two elevations for each floor plan. The materials and finishes
proposed for the Bungalow units are similar to those proposed for the Hacienda
units. The Specific Plan allows for "guest suites" in addition to the bedrooms in
each home (please see further discussion under "Analysis," below).
A loop road is proposed through the center of the site. Interior streets are to be 56
feet in right-of-way width with a pavement width of 36 feet. This pavement width
will allow for parking on both sides, narrowing at several "chokers" (bulb-outs into
the street used for traffic calming) to 28 feet, with no parking allowed in those
locations. The exception is street "E", which is proposed to have a pavement
width of 28 feet where chokers are proposed, with parking only being provided on
one side of the street. The entry drives are both proposed to be 36 feet in
pavement width. In addition to the project roadways, access to the Bungalow lots
will be via shared driveways, 24 feet in pavement width, which will serve four units
each.
Although the proposed chicanes reduce some of the area available for on-street
parking, an analysis was completed by the applicant, which demonstrates that
sufficient parking is available outside the chicane areas to accommodate all project
parking.
Pedestrian "paseos" are provided through the tract, located in an east-west fashion
between the Bungalow units, connecting to trails in the retention basins, as well as
to the sidewalk on Washington Street (please see additional discussion under
"Analysis," below).
Landscaping is proposed to be of a drought tolerant nature, 'and will be consistent
throughout the project. Trees include, but are not limited to; California Pepper, Palo
Verde, Mesquite, varieties of Acacia and Desert Ironwood. Perimeter landscape
setbacks along Washington Street are a minimum of 150 feet in depth; averaging
20 feet on the north and south project boundaries; and varying from 15 to 85 feet
along the western property boundary. A perimeter wall is also proposed around the
entire site (please see additional discussion under" Analysis," below).
The western boundary of the project also includes an open space lot, Lot A, which
provides for retaining walls and a transition to the permanent open space located
adjacent to the west of the site. The retaining walls are proposed as a series of 3
tiers which will provide erosion control and drainage in this area. The design of the
walls is discussed further under" Analysis," below.
ANALYSIS:
In reviewing the Specific Plan, several issues have arisen which merit further
review, and which have resulted in specific conditions of approval. These issue
areas are discussed individually below.
General Plan/Zoning
Having a gross density of 2.6 units per acre, the proposed single family residential
development is consistent with the density provisions of the Low Density
Residential land use and zoning provisions, which allow for up to 4 units per acre.
However, the applicant is requesting, via the Specific Plan, relief from certain
development standards, such as minimum lot size, front and rear yard setbacks,
and lot coverage. Most of the requested relief to standards will apply to the
bungalow. lots. This will create a more intimate setting that relies upon strong
architectural and site design. Staff believes that the proposed site design combined
with the architecture will create an environment that supports the requested relief.
The front yard setback proposed by the applicant for the Haciendas is at 15 feet.
This does not provide adequate space for standard vehicles to park in front of the
garage. Therefore, staff has included a condition of approval requiring the Specific
Plan be amended and Site Development Permit conditioned to allow the Hacienda
units to have a 1 5 foot front yard setback except for garages parallel with the
street which must have a 20 foot front yard setback.
Guest Suites
The original Specific Plan includes an allowance for up 3 "guest suites" per lot, for
any of the lots. The guest suites are defined in the Specific Plan as "a detached or
attached unit with sleeping and sanitary facilities and limited food preparation
facilities (kitchenette/wet bar service)..." Although not included in the definition,
the other identifying feature of the guest suites is that they have separate
entrances and are not directly accessible to the main house. Most of the separate
entrances are "linked" via a covered walkway or courtyard.
The Bungalow plans show up to two guest suites per plan on the two story units,
and one guest suite per plan for the one story units. The Haciendas show 1 guest
suite per plan. No units are shown to include three guest suites even though the
Specific Plan is requesting this.
Staff had a concern that the guest suites, because of their independence from the
main house, and their self-contained nature, could be considered multiple units in a
single family home neighborhood. Although it is staff's understanding that the
applicant wishes to develop a high-end, single family residential product, the
entitlement provided by the Specific Plan is tied to the land, not the applicant. If
approved as proposed, the entitlement could allow three guest suites per lot
regardless of the project proposed. This has the potential to affect project design,
parking, and other issues relating to multiple units. To additionally complicate the
issue, the Uniform Building Code considers a single family, home any grouping of
rooms connected by a covered or open walkway, sidewalk, or an enclosed hallway.
Therefore, should the project be amended, the Building Code provisions do not
provide the City with protection.
Staff discussed the issue with the applicant, who has recently proposed an
amendment to the Specific Plan language that changes the definition for guest
suites and limits the maximum number of such units to 2 for the Bungalows and 1
for the. Haciendas (Attachment 6). Staff has included a condition of approval
requiring the Specific Plan be amended and Site Development Permit conditioned to
only allow one guest suite with a kitchenette per lot.
Passive Open Space and Retention Basins
The proposed project includes two private recreation areas: one central to the
Bungalow Units, one immediately south of the project's main entry. In addition,
retention basins are proposed along the entire frontage of the project on
Washington Street that will provide access through trails which connect to the
interior walkways.
Although enhanced landscaping is proposed for these areas, and an arbor with
seating is shown in the Specific Plan for the central park, no recreational amenities
are proposed for any of the park areas. Given that the trails extend throughout the
site, and that their use is likely by a variety of types of users, staff feels that the
addition of amenities is required to make these areas functional for the residents. A
condition of approval is proposed for both the Specific Plan and the Site
Development Permit which would require the inclusion of seating along the trails at
intervals of no more than 200 feet and an active recreation amenity in the central
park.
Main Entry
As currently designed, the main entry presents a strong aesthetic statement for the
project. However, this design only provides for a limited turning radius, which will
be difficult for larger delivery vehicles that require a large turning radius. In
addition, the tower feature located just south of the dri"e proposes a maximum
height of 28 feet. The tower setback is approximately 95 feet from the
Washington Street property line, which is within the 1 50 foot image corridor
setback. The applicant has requested relief in the Specific Plan from the 22-foot
maximum height requirement.
Paseos or Pedestrian Paths
A series of paseos are proposed between the Bungalow lots, which will provide
pedestrian access throughout the project. The paseos are shown as a 4 foot
walkway within a minimum 11 foot wide landscaped area. These lead to a looped
trail within the retention basins, and also connect to .the sidewalk along Washington
Street.
No provision has been made on the tract map, however, for access 'easement
where paseos are to be located. Thus, the paseos are Ilot separate lots, and
without easements could be blocked by land owners who would be within their
rights to restrict access. A condition of approval has been added to the tract map
which requires easements be provided between the appropriate lots to assure the
long term viability of the paseos.
Perimeter Wall and Landscape Design
A six foot high perimeter wall is proposed around the entire project. On the
Washington Street frontage, this wall is proposed in sections approximately 120
feet in lengths and to be located on top of a 6 foot berm, resulting in a 12 foot high
. barrier along the entire frontage. The wall is to be set back from the property line a
staggered distance of 20 to 31 feet. The impact of a 12 foot high wall on
Washington Street is considered by staff to be in excess for this location, which is
a primary image corridor for the community, and is much higher than the. adjacent
Laguna 'De La Paz perimeter wall. Staff has recommended a condition of approval
which restricts the combined wall and berm height to no greater than 8 feet, and be
required to undulate vertically along the project frontage.
Additionally, the proposed Washington Street perimeter wall design presents a long
linear image and needs to have visual relief. A condition of approval is included
which requires the installation of pilasters at each of the wall openings, and in the
center of each 100 foot section on the Washington Street frontage.
A series of retaining walls are proposed at the base of the sand dune on the
western property boundary. Three tiers of retaining walls extend approximately 450
feet and act as erosion control and drainage way for storm flows coming down the
mountainsides. The tiers extend to a height of 28 feet, and will generally be
blocked from view on Washington Street by the intervening homes. However, the
areas between tiers are narrow, with only a four foot width, and steep, with a 2: 1
slope, and will not allow sufficient space for landscaping and may be subject to
moderate to severe erosion. Since landscaping will be integral to the softening of
the retaining walls for views from neighboring lots, a condition of approval is
included which requires the re-design of these walls.' to include additional
landscaping, a 6 foot horizontal separation, and a maximum 3: 1 slope in areas
where trees and large shrubs are proposed.
The applicant has reported to staff that they have been working with the Laguna
De La Paz homeowners association regarding the proposed wall and landscaping
treatment along the south property line. The applicant has reported that the HOA is
supportive of the design and will be corresponding accordingly. However, staff has
yet to receive any correspondence from the HOA confirming this.
Tentative Tract Map
The Tentative Tract Map implements the Specific Plan, and is consistent with it,as
amended above. The map includes the subdivision of all the residential lots, and the
private streets and open space areas described in the Specific Plan.
The Map also includes the design of the northern access point, which will
eventually be shared with St. Francis of Assisi Church. The applicant wishes to
maintain this as an egress only access point. Staff believes' that this should be an
access point that accommodates both ingress and egress traffic, particularly with
this shared access being designed for a signal at Washington. It should be noted
that in order to accommodate two way traffic the existing design will need to be
amended in order to meet stacking and turn around requirements, which will impact
the current design on the St. Francis of Assisi Church property and may impact lots
73 and 74.
In addition, the applicant has yet to provide easement documentation from St.
Francis of Assisi Church that confirms the applicant's right to use the adjacent
property .tor the proposed secondary access. Therefore, a condition of approval has
been added requiring the applicant to provide an alternate map design excluding the
northern ,secondary access and . provides for a ~secondary emergency access
connection to Washington Street. This change would likely result in the loss of
several lots as it would require a substantial redesign to the. stormwater detention
area.
Finally, the Map implements the drainage improvements required for this project,
which are extensive, particularly on the western boundary. Staff had concerns that
the slopes required in this area could require encroachment into the dedicated open
space lands to the west, and the applicant has modified all plans to assure that
there will be no encroachment, and all cuts and fills will occur within the proposed
parcel. In addition, the conditions of approval include a requirement for a grading
monitor to be on site during earth moving along the western property boundary, to
assure that no encroachment occurs.
The Map conforms to the requirements of the Subdivision Map Act and the City's
subdivision ordinance, as conditioned.
ALRC REVIEW:
At their January 17, 2007 meeting the ALRC reviewed the proposed development.
Discussion focused upon the proposed landscape palette, design treatment to the
retaining walls at the west end of the project and the perimeter treatment along the
Washington Street frontage. After considerable . discussion, the ALRC
recommended approval of the Site Development Permit by Minute Motion 2007-
001, subject to incorporation of the following:
1 . A Community Development Department application for Final Landscape Plan
Check shall be. submitted for final landscaping plans and reviewed by the
ALRC with final approval by the Community Development Director.
2. The six foot tall perimeter wall proposed along north and south property lines
shall be measured from the on-site finished grade of the residential lots. Said
walls shall be constructed of solid materials that prevent direct views of
adjacent properties.
3. The applicant shall redesign the perimeter wall and berming along the
Washington Street frontage for a maximum combined height of wall and
berming not to exceed 12 feet, of which the wall height shall not exceed six
feet and the maximum height shall undulate between 10 and 12 feet. Said
wall shall incorporate random pilasters.
4. The applicant shall redesign the three tiered retaining walls. Said retaining
walls shall have a curvilinear pattern with additional stepping and design
details that' integrate the walls with natural elements such as rock
outcroppings'. Additional trees and large shrubs shall be incorporated into the
design to soften the visual impact of the proposed walls. A minimum of six
feet between said walls and a maximum slope of 3: l' shall exist in locations
where trees and/or large shrubs are proposed.
Staff presented a more conservative condition regarding the maximum berm and
wall height along Washington Street consistent with the aforementioned in the
analysis section of this report. Staff continues to maintain that a maximum
combined wall and. berm height of 8 feet is appropriate for this frontage and will
transition well with the adjacent perimeter wall for Laguna De La Paz. Staff will
provide additional exhibits at the pubic hearing.
Public Notice
. This request was published in the Desert Sun newspaper on January 13, 2007, and
mailed to all affected property owners and occupants within 500 feet of the project
site as required by Section 9.200.110 of the Zoning Code. . To date, no letters have
been received.
Public Aaencv Review
A copy of this request has been sent to all applicable public agencies and City
Departments. All written comments received are on file with the Community
Development Department. Applicable comments received have been included in the
recommended Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings to recommend approval of this request can be made and are contained in
the attached Resolutions.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2007- , recommending to the City
Council approval of Environmental Assessment 2006-579.
2. Adopt Planning Commission Resolution 2007- , recommending to the City
Council approval of Specific Plan 2006-081. -
3. Adopt Planning Commission Resolution 2007- ,recommending to the City
Council approval of Tentative Tract Map 35060.-
4. Adopt Planning Commission Resolution 2007- ,recommending to the City
Council approval of Site Development Permit 2006-873.
Attachments:
1 . Canyon Ridge Specific Plan
2; Tentative Tract Map Exhibits
3. Architectural & Landscaping Exhibits
4. Conceptual Site Sections
5. Applicant Request for Specific Plan Language Amendment
anning Manager
PHIS
STAFF REPORT
PLANNING COMMISSION
DATE:
JANUARY 23, 2007
CASE NO.:
STREET VACATION 2006-043
APPLICANT:
NISPERO PROPERTIES, INC.
REQUEST:
REPORT OF FINDING UNDER CALIFORNIA GOVERNMENT CODE
SECTION 65402 THAT THE PROPOSED VACATION OF A PORTION
OF A PUBLIC UTILITY EASEMENT WITHIN DESERT CLUB TRACT,
UNIT 4 IS CONSISTENT WITH THE GENERAL PLAN
LOCATION:
MAIN STREET NORTH OF AVENIDA LA FONDA
BACKGROUND:
The public hearing for the Street Vacation 2006-043 was originally scheduled on the
January 9th, 2007 Planning Commission meeting, however staff requested a continuance
to allow sufficient time for notification of the public hearing per the City of La Quinta
public notification procedures.
Pursuant to California Government Code Section 65402, the "Planning Agency" (City of
La Quinta Planning Commission) shall make a finding that the proposed vacation is
consistent with the City's General Plan and Circulation Element for any street right-of-way
or pUblic utility easement being vacated by the City Council.
Nispero Properties, Inc., owner of Lots 68 and 77 on the north and south side of the
public utility easement (Attachment 1), requested vacation of a portion of public utility
easement pursuant to California Street and Highways Code Part 3 for Public Streets,
Highways, and Service Easements Vacation Law, Section 8320-8325. The portion of
public utility easement to be vacated will be incorporated in. future development by
Nispero Properties, Inc. for Village Use Permit 2005-032, Sun Vista Plaza. Additionally,
the Parcel Merger 2006-476 for Lots 68 and 77 was approved by the Community
Development Department on December 12, 2006.
The portion of the public utility easement was dedicated. for construction and
maintenance of all public utilities on the Subdivision Map for Desert Club Tract, Unit 4
and accepted by Riverside County and said map recorded on November 2nd, 1946. The
portion of the public utility easement is specifically described in Attachment 2 and is not
needed by any utility companies for construction or maintenance purposes provided that
C:\Documents and Settings\bsawyer\Local Settings\Temporary Internet Files\OLK7\StaffReport SV 2006-043.doc
an easement is granted to Verizon California Inc. along the westerly property line of Lot
68 (Attachment 3). No other utility company expressed a desir~d relocated easement.
ENVIRONMENTAL CONSIDERATION:
The proposed vacation is categorically exempt under Section 15301, and not subject to
the California Environmental Quality Act (CEQA).
PUBLIC AGENCY COMMENTS:
The applicant has contacted potentially affected public utility agencies informing them of
the proposed vacation. To date, no objection to the right-of-way vacation has been
received; however an easement along the westerly property line of Lot 68 has been
recorded in favor of Verizon California Inc. for future and/or relocation of facilities.
FINDINGS:
1 . The public utility easement vacation will not impact public utility agencies, provided
easements are provided for the continued maintenance and operation of relocated
public utilities.
RECOMMENDATION:
Adopt Resolution 2007-_ finding that Street Vacation 2006-043 is consistent with the
La Quinta General Plan.
Attachments:
1 . - Vicinity Map
2. - Plat Map
3.'- Verizon Easement
Prepared by:
(j~ (L'
BRIAN CHING, Ass(ciate Engineer
C:\Documents and Settings\bsawyer\Local Settings\Temporary Internet Files\OLK7\StaffReport SV 2006-043.doc
VI.
BUSINESS ITEMS:
8
A.
Item................... NOTICE OF PUBLIC NUISANCE CASE NO 2006-5204
Appellants.......... Jeffrey S. and Ardis L. Manning
Location.............. 52-715 Avenida Navarro
Request............. Appeal of a Public Nuisance Determination regarding the
violation of a recreational vehicle encroaching on the City
right-of-way without a permit, parking in a location not
zoned for vehicular parking, being improperly stored on a
Action......... ......
residential property and a patio cover
enor Sl e yar
To be continued to February 13, 200
that violates the
81#8
PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 23,2007
CASE NO.: SIGN APPLICATION 2006-1073
APPLICANT: UL TRASIGNS ELECTRICAL ADVERTISING
REQUEST: CONSIDERATION OF A REQUEST TO APPROVE BUSINESS
IDENTIFICATION SIGNAGE FOR PETCO
LOCATION: NORTH SIDE OF HIGHWAY 111, WEST OF ADAMS STREET,
IN THE ONE-ELEVEN LA QUINTA SHOPPING CENTER
GENERAL PLAN: RC - REGIONAL COMMERCIAL
ZONING: CR - REGIONAL COMMERCIAL
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS SIGN
APPLICATION IS . CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS
OF SECTION 15311 (CLASS 11) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
BACKGROUND:
The One-Eleven La Quinta Center has an approved Planned Sign Program whose
purpose is to ensure continuity of graphic elements throughout the development, and to
provide maximum sign exposure to individual tenants without visual clutter, thereby
enhancing the overall image of the project. Subsequently, the Sign Program allows
national or regional tenants with more than five outlets to request Planning Commission
approval to use their corporate sign and/or logo and to seek approval when the
proposed sign deviates from the Sign Program.
The applicant submitted plans for a main identification sign totaling approximately 106-
3% square feet and a supplementary sign totaling approximately ten and half square
feet in December 2006 for Petco Animal Supplies (Attachment 1). It was determined
that the proposal exceeded the allowable square footage allowed by the Sign Program
and that the Planning Commission would need to make. a determination. on the
proposed size. It was brought to the attention of the City that the sign was installed
without approval by the applicant (Attachment 2). The applicant was made aware of the
fact that the proposed signs were installed without approval from the Community
Development Department and Planning Commission and without the required permit
from the Building and Safety Department. Furthermore, the Building and Safety
Department is withholding the Certificate of Occupancy until all approvals are cleared
and a permit is issued.
SIGN REQUEST:
The applicant is proposing the standard corporate sign and logo for the Petco building
site and is requesting approval of a main business identification sign ("PETCO"), a logo
and a supplementary sign ("GROOMING"). "PETCO"is the main business identification
sign with the logo proposed above it. The "GROOMING" sign is proposed on the fascia
east of the tower wall. The landlord has approved the proposed signs as submitted.
The main business .identification sign for Petco is proposed to be placed on the center
tower wall on the southern building elevation facing Highway .111, centered above the
five existing vigas (Attachment 3). The proposed sign will be red and consists of five-
inch deep individual internally-illuminated channel letters, and will be approximately 4
feet in height and 18 feet 9% inches wide, totaling approximately seventy-five square
feet (Attachment 4),
The logo will be an internally illuminated blue cat and red dog with a black vinyl border
placed above the word "PETCO", and measures 4 feet in height and 6 feet 3% inches
wide and total approximately twenty five square feet (Attachment 4).
The third sign "GROOMING" is a supplementary sign and is proposed on the southern
building elevation centered on the fascia east of the tower wall. The proposed sign will
be red with internally illuminated channel letters and will measure fourteen inches in
height and 9-0W feet wide totaling approximately ten and half square feet (Attachment
~. ,
The main business identification sign totals approximately 106-3% square feet and the
supplementary sign is ten and half square feet. The total sign area equals 116-9%
square feet.
ANALYSIS:
National and regional retail tenants along Highway 111 have historically applied for
large business identification signs. Approvals were made based on sign size, location,
proportionality to the building, as well as compliance with any applicable sign program.
P:\YvonnalSA - Sign Approvals\2006\SA 06-1073 Paleo (STAFF REPORT).doc
The following chart shows a comparison of the proposed sign to previously approved
signs for similar sized major retail tenants along Highway 111:
Petco.
116-9%
100
15,257
irOne-Eleven La Quinta Center Sign Program
Per the approved Sign Program for the One-Eleven La Quinta Center, tenants are
allowed a maximum of fifty square feet per sign with the logo. The logo if proposed
cannot exceed twenty five percent of the area. Staff concludes that the use of the
proposed corporate sign and logo are acceptable but the square footage of the main
business identification sign and logo need to be reduced for the following reasons: 1)
the size and layout are not proportional to the available wall area and 2) The proposed
signage is proportionally greater than previously approved signage for other major retail
tenants along Highway 111 that have greater store frontage and larger building size.
This can be alleviated by reducing the total square footage of the main business
identification sign and logo from 106-3% to no greater than 80 square feet. The
supplementary sign is proportional to signs and frontages in the One-Eleven La Quinta
Center, as well as with other major retail tenants along Highway 111.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the use of the corporate sign
and logo and that the Planning Commission adopt Minute Motion 2007-_, subject to
the following Conditions of Approval:
. .
1. The total square footage of the main business identification sign ("PETCO") and
the logo shall be no greater than 80 square feet. The applicant shall install the
approved sign on the southern building elevation at the approved location.
P:\YvonnelSA - Sign Approvals\2006lSA 06-1073 Peleo (STAFF REPORT).doe
2. The square footage of the supplementary sign ("GROOMING"), shall be no
greater than 10.5 square feet.
3. A building permit shall be obtained prior to any work on the sign being started.
Attachments:
1. Sign Exhibit Site Plan.
2. Photograph of the building site.
3. Sign Exhibit Front Elevation.
4. Sign Exhibit Details for Main Sign and Logo.
5. Sign Exhibit Details for Supplementary Sign.
P:\YvonnelSA - Sign Approvals\2006\SA 06-1073 Peleo (STAFF REPORT).doe
BI#G
PLANNING COMMISSION
STAFF REPORT
DATE:
JANUARY 23, 2007
ITEM:
SPHERE OF INFLUENCE - RIVERSIDE COUNTY SOI-R-02
TENTATIVE TRACT MAP 34546 (COUNTY APPLICATION)
,"V. ",. ',,~ ':~'..<-_n"~>,,.q,
APPLICANT:
JOE BIRDSELL
REQUEST:
PLANNING COMMISSION REVIEW AND COMMENT ON PROJECT
PROPOSED IN THE CITY'S NORTH SPHERE OF INFLUENCE (SOl)
LOCATION:
SOUTHWEST CORNER OF DARBY ROAD AND ADAMS STREET
(ATTACHMENT 1)
BACKGROUND:
As part of the City's cooperative planning program with Riverside County, most
County projects proposed within City SOl areas will now be forwarded to the City for
review and comment. Staff did receive a request for comments transmittal from the
County on this project, and is presenting the map to the Planning Commission for
review of the project, along with a copy of our comment letter to the County
(Attachment 2). The objective is to convey the City's concerns to the County with a
formal review by the Planning Commission.
PROPOSED PROJECT:
Tentative Tract Map 34546 (Attachment 3) is a 29-lot subdivision of :t 8.5 acres,
requiring a County zone change from R-1-1 2000 to R-1 (7,200 s. f. minimum lot size).
The site is at the southwest corner of Darby Road and Adams Street. The project has
access provided from Adams Street, with an emergency access only on Darby Road.
The following comparison of County and City designations/standards is provided:
Jurisdiction Land Use Zoning Minimum Darby Road/ Private
Lot Size Adams Street Streets
Riverside MDR R-1 (proposed) 7,200 SF 60' ROW Unknown
County (2-5 UPA) R-1-12000 (ex.) 12,000 SF 40'CTC
La Quinta LDR RL 7,200 SF 60' ROW 28' curb to curb
(0-4 UPA) 36/40' CTC or to flow lines 1
Proposed 3.41 UPA R-1 7,201 SF 60' ROW 37.' ROW
Project . . 40' CTC 36' curb to curb
1 Minimum required street width. At 28' - no parking both sides; 32' -parking one
side only; 36' - parking both sides
The proposal includes a County zone change from R-1-12,000 to R-1, to allow the
minimum lot size at 7,200 s.f. Lot sizes range from 7,201 to 7,889 s.f. Darby Road is
a local street (60-foot ROW, 40-foot curb to curb roadbed width) as designated by
Riverside County. The City also shows Darby as a local street on the La Guinta General
Plan Circulation Element, but has identified the potential for upgrading Darby Road to a
Collector status.
STAFF ANALYSIS:
The letter provided to County staff, dated December 12, 2006, outlines the City staff
concerns and comments on this project and the developer has provided to staff a letter
addressing those comments (Attachment 4). Staff is seeking input from the Planning
Commission as to any additional concerns, as well as to validate the staff comments
as provided to the County. The primary issues as identified'in our letter, and current
status, areas follows:
. The City would restrict certain units to single story, based on code
requirements. The applicant has provided information showing that all units in
the project will be single story.
. Staff recommended a minimum 25-foot setback on all lots along Darby Road
and Adams Street, which is 5 feet greater than LG code requirements. The 25-
foot setback is consistent with a previously approved project at the west end of
Darby Road. The applicant claims that his project is based on County standards
and that application of such a requirement would make the project infeasible.
NOTE: This is not a code requirement but is a staff recommendation.
. The City would prohibit any retention basins to be located in parkways or
easements. The .applicant has stated that the basins are not in any ROW or
easements.
. Intersection spacing should be 250 feet. The interior street and entry alignment
should be redesigned. The applicant states that thedesign is acceptable to the
County Planning Staff as designed.
. Staff has recommended gating geometrics based on City standards. Applicant
indicates that stacking seems excessive and that recommendation will change
the gate design and widen the entry.
. At this time, the City would require a revised Darby Road street section, based
on a 74-foot ROW. Staff has met with the County staff on this issue, as the
County designates Darby as a local roadway at 60-foot ROW. The County
position is that there is no ability to widen Darby to the City Collector status
due to existing development and approvals. The County has agreed to condition
an additional 5 feet of ROW to be provided in the event that the City annexes
the map prior to its recordation.
. Staff requested landscape plans for review. The applicant has provided the
project design guidelines manual, which has been included in your packet.
In regard to Darby Road, the Commission may want to consider a revision in the staff
recommendation on the ROW issue, due to the current reliance on the County local
road designation as a local street. The City has not conducted any in-depth analysis of
a need for Darby Road as a collector at this time, and several County projects have
been approved and/or built based on the local street standard.
RECOMMENDATION:
Affirm or revise the staff comments as provided to Riverside County by letter dated
December 12, 2006.
Attachments:
1 . Location Map
2. Staff comment letter, dated 12/12/06
3. Tentative Tract 34546 layout (reduced)
4. Applicant response letter dated 1 2/20/06