2007 12 11 PC
City of La Quinta
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-quinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Ouinta City Hall Council Chamber
78-495 Calle Tampico
La Ouinta, California
DECEMBER 11. 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 2007-047
Beginning Minute Motion 2007-018
I. CALL TO ORDER
A. . Pledge of Allegiance
B. 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
Approval of the Minutes of the Regular Meeting of November 27, 2007.
PUBLIC HEARINGS:
For all Public 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.................... CONTINUED - SITE DEVELOPMENT PERMIT 2007-895
Applicant............. K. Hovnanian Homes
Location.............. Northwest corner of Monroe Street and Avenue 58.
Request............... Consideration of architectural and landscaping plans for
three prototypical residential plans for use in Tract 30092
(Piazza Serena).
Action ................ Minute Motion 2007-
B. Item.................... CONTINUED - SITE DEVELOPMENT PERMIT 2007-896
Applicant............. Coachella Valley Recreation and Park District (CVRPD)
Location.............. Southeast quadrant of Jefferson Street and Avenue "58"
(on Bureau of Reclamation property). ".
Request............... Consideration of Phase 1 (6.2 acres of 253 total acres)
Development Plans (Passive Public Park, Trails, and
Interpretive Center) for the "Coral Mountain Discovery
Park."
Action ................ Resolution 2007-
C. Item.................... CONDITIONAL USE PERMIT 2007-110
Applicant............. Cody Murphy, LLC
Location.............. 79-215 Corporate Centre Drive; Southeast corner of
Corporate Centre Drive and Commerce Court.
Request............... Consideration of a Conditional Use Permit for the on-site
overnight storage of a blood collection vehicle for the
Blood Bank of San Bernardino and Riverside Counties.
Action ................ Resolution 2007-
D. Item..............,.... CONDITIONAL USE PERMIT 2007-107
Applicant............. Reverend Mark Byers
Episcopal Church of the Apostles
Location.............. 47-110 Washington Street, Suite 100
Southeast corner of Washington Street and Avenue 47
Request .............. Consideration of a Conditional Use Permit for a church to
occupy an approximately 3.000 square foot tenant space
within an existing commercial office building.
Action................. Resolution 2007-
E. Item.................... SIGN PROGRAM 2006-1034
Applicant............. Komar Investments. LLC
Location.............. South of Highway 111 and east and west of Depot Drive.
Request............... Consideration of a Proposed Sign Program for permanent
business identification signage and two monument signs
for Komar Desert Center.
Action ................ Resolution 2007-
F. Item.................... ZONING ORDINANCE AMENDMENT 2007-093
Applicant.............City of La Ouinta
Location.....~........ City-wide.
Request............... Consideration of an Amendment to the La Ouinta
Municipal Code Title 8, Chapter 13, updating the City's
Water-Efficient Landscaping Ordinance.
Action ................ Resolution 2007-
VI. BUSINESS ITEM: None
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting of December 4, 2007.
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to
be held on January 8, 2008, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Management Assistant of the City of La Ouinta, do hereby
declare that the foregoing Agenda for the La Ouinta Planning Commission meeting
of Tuesday, December 11, 2007, was posted on the outside entry to the Council
Chamber, 78-495 Calle Tampico and the bulletin board at the La Ouinta Cove Post
Office, on Wednesday, December 7, 2007.
DA TED:" December 7, 2007
?f~r.-
BETT WYER, Management Assistant
City of La Ouinta, California
Public Notices
The La Guinta City council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired. please call the City Clerk's office at
777-7123. twenty-four (24 hours in advance of the meeting and accommodations
will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City
Clerk's office at 777-7123. A one (1) week notice is required.
If background materials is to be presented to the Planning Commission during a
Planning Commission meeting. please be advised that eight (8) copies of all
documents, exhibits. etc.. must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
PH#A
PLANNING COMMISSION
STAFF REPORT
DATE:
CASE NO:
DECEMBER 11, 2007
SITE DEVELOPMENT PERMIT 2007-895
APPLICANT:
K. HOVANANIAN HOMES
ARCHITECT:
EDINGER ARCHIRECTS
LANDSCAPE
ARCHITECT:
LANDSCAPE DEVELOPMENT
LOCATION:
CONTINUED - CONSIDERATION OF ARCHITECTURAL AND
LANDSCAPING PLANS FOR THREE PROTOTYPICAL RESIDENTIAL
PLANS FOR USE IN TRACT 30092 (PIAZZA SERENA)
NORTHWEST CORNER OF MONROE STREET AND AVENUE 58
REQUEST:
ENVIRONMENTAL
REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED
THAT THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION
WITH ENVIRONMENTAL ASSESSMENT 2001-417 (REVISED)
PREPARED FOR TENTATIVE TRACT 30092, AMENDMENT #1
WHICH WAS CERTIFIED BY THE CITY COUNCIL ON JANUARY
8, 2002. NO CHANGED CIRCUMSTANCES OR CONDITIONS
ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION
OF SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO
PUBLIC RESOURCES CODE SECTION 21166 SINCE THIS
PROJECT IMPLEMENTS TENTATIVE TRACT 30092.
SURROUNDING
LAND USES: NORTH:
SOUTH:
EAST:
WEST:
RESIDENCES UNDER CONSTRUCTION
DATE PLAN GROVE AND RESIDENCE
VACANT LAND AND SINGLE-FAMILY RESIDENCE IN
RIVERSIDE COUNTY
liD CORPORATE OFFICES AND SUBSTATION
GENERAL PLAN/AND ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL
PREVIOUS PLANNING COMMISSION REVIEW:
The Planning Commission previously reviewed this request at its meeting of November
27, 2007. During the hearing a number of property owners, primarily from the existing
homes in the Piazza Serena subdivision voiced a number of concerns. It was their
opinion the optional skydeck for Plan 1 would not be compatible with the neighborhood
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and intrude upon their privacy. Furthermore, some owners noted they were not
informed of any potential second story construction when they purchased their homes.
Additionally, a number of concerns related to the subdivision were raised, including:
1 . Constant water in the retention basins.
2. Lack of landscape maintenance of common areas and perimeters by the
developer.
3. Quality of installation, and maintenance of private streets by the developer.
4. . Power line relocations over the residential lot at the southwest corner of the
tract.
5. Palm trees planted below power poles along the south side of the tract that will
eventually need to be removed.
REVISED PROPOSAL AND INFORMATION:
The applicant on December 6, 2007 submitted a letter indicating steps they have or are
going to undertake (Attachment 1) to address the concerns brought up at the November
hearing. Those steps are as follows:
1. As noted, they have eliminated the second floor skydeck option.
2. They will eliminate palm trees on west side of tract. The trees in question are on
the south side of the tract,
3. They will maintain the on-site streets on a weekly basis.
. 4. They indicate the streets in front of the completed homes have been capped and
the remaining streets will be capped after those homes are constructed.
5. The retention basins have been designed and installed per the City standard at
the time of approval. On a short term basis they have contracted for periodic
maintenance. On a long term basis, they are working with consultants to
provide a more efficient basin design, which they will submit to the City.
6. They indicate the other landscape maintenance items brought up by homeowners
have been addressed as of November 28, 2007.
Public Works Department has determined the tract improvements, such as streets,
retention basins, etc. have not yet been accepted by the City Council. The developer
has until September 3, 2008 to complete the improvements.
According to a representative from Imperial Irrigation District (lID) the 161 kilovolt (KV)
power lines that are located adjacent to the west side of Piazza Serena were
constructed circa 1991 and haven't been relocated since then. The existing power
poles parallel to and along Avenue 58 were relocated from their original location to the
south (outside of the existing curbs to their present location as part of the Avenue 58
widening required for Piazza Serena. When the poles were relocated, the connecting
power lines between the westerly Avenue 58 pole and the southernmost 161 KV pole
was connected. Because the 161 KV pole is not in line with .the Avenue 58 pole, the
lines run diagonally crossing over the corner of Lot 52 in Piazza Serena.
Mexican Fan Palm trees have been planted under the relocated power lines along
Avenue 58. Due to their rapid growth, some of the trees are approaching the power
lines. .
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Following is the staff report from the last meeting with revisions made eliminating any
reference to the skydeck.
BACKGROUND:
The project site is Piazza Serena, a 97 lot residential subdivision in south La Quinta
(Attachment 2). The applicant has constructed 37 residences consisting of three
prototypical home plans approved in October 2004. The applicant is proposing to
construct three new prototypical plans on the remaining 60 improved lots.
PROJECT PROPOSAL:
Architecture:
The applicant has submitted prototypical plans for three residential model plans
(Attachment 3). Each plan is designed with three front elevation treatments. The plans
as described by the applicant utilize Spanish eclectic, Southern European and Italian
country styles of architecture and are proposed to be between 2,514 square feet with
no options and 3,178 square feet in size with all options. All plans have various options
that either convert interior rooms to other functions or convert the third car garage to
living space.
All plans are one story in height. The plans identify the building height of Plan 1 as 18'-
11 ", Plan 2 as 17'-11" high, and Plan 3 as 18'-9" high.
Exterior sand finish plaster is proposed in beige to medium brown tones with contrasting
darker tone trim and red/brown blends of concrete "S" roof tile. Some of the Plan front
elevations will use decorative stone or tile accents, composite material shutters,
decorative exterior lights, and wrought iron and metal accents. Windows and most
doors on the sides and rear walls will be provided with plastered popouts. Most front
facing windows and the garage doors are recessed. Garage doors are wood sectional
roll up doors. Material and color samples and color schemes have been submitted
(Attachment 4).
A preliminary plotting plan for the units has been submitted as part of the request
(Attachment 5).
Landscaping:
Preliminary typical front yard landscaping plans have been submitted for the plans
(Attachment 6).
Typical front yard landscaping plans for the three plans include two trees, five gallon
shrubs, one gallon groundcover and turf. The turf appears to cover approximately 60-70
per cent of the front yard area. Plant materials identified appear to primarily be low and
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medium water users. Included is a non-turf front yard option for Plan 3. This plan can
be adapted to any plan type and includes an Arizona river rock streambed and
decomposed granite with some shrubs spread throughout. One tree will be 24-inch box
with the second to be 15 gallons with the species to be one of the following:
Cercidium floridum - Blue Palo Verde
Rhus lancea - African Sumac
Ceratonia siliqua - Carob
Chilopsis linearis - Desert Willow
Prosopis chilensis - Chilean Mesquite (recommended by ALRC to be replaced)
PREVIOUSLY APPROVED PLANS
As noted, 37 lots have been developed with home plans previously approved in 2004.
Three plan types, of an architectural style similar to those currently proposed, were
approved in sizes varying from 2,690 to 3,516 square feet with options (Attachment 7).
The existing homes are similar in mass and height. The materials and exterior colors are
in the same range of .those currently proposed. Photographs of the front elevations of
the existing models have also been submitted (Attachment 8). All existing homes,
including the models have been sold. These plans will no longer be available for
purchase.
APPLICABLE REQUIREMENTS:
Under Zoning Code Section 9.60.300 pertaining to compatibility requirements for new
plans in partially developed subdivisions, the new plan designs must be compatible in the
areas of roofing, window treatment, garage door style, colors, roof lines, area, building
mass, landscaping and scale. These standards are to ensure that additional new
development within existing partially developed subdivisions is compatible with and not
detrimental to surrounding existing development in the same subdivision. In summary,
the main applicable standards ensure that:
1. The proposed residences are to be compatible with the surrounding residences.
2. The proposed residences fall within the approximate size range of the existing
residences.
3. A minimum 24-inch box size tree is provided in the front yard with the same total
number of trees as the previously constructed residences.
ANALYSIS OF RESIDENTIAL PLANS:
Architecturally, the' proposed plans are attractive and compatible in design, style
material and colors with the existing units. The plans are maintaining the existing
architectural flavor in design, materials and colors.
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The units are required to be within a range that is no more than ten percent smaller or
larger than the existing approved units. The smallest proposed plan at 2,514 square
feet is 6.5 percent smaller than the smallest approved unit while the largest proposed
plan is 338 square feet smaller than the largest unit with' all livable area options
selected. Therefore, the new units are in compliance with the size compatibility
requirements.
The proposed landscaping is similar to existing front yards. The amount of turf area for
the new plans will probably have to be smaller than the existing yards due to the
current CVWD water efficient requirements, but will still be compatible with existing
development.
DISCUSSION OF ISSUES:
The applicant's letter indicates they will address issues brought up at the November
hearing. They have identified the wrong palm trees as an issue. The trees that need
relocation are along Avenue 58, the south boundary of the tract and should be
relocated or replaced with small trees that will not reach the utility lines.
Whether or not liD has an easement in the area where it crosses Lot 52, the issue is
'outside the purview of this Site Development Permit consideration. Representatives of
liD have told staff they will work with property owners to determine if their power lines
are having any detrimental effects.
The recommended Conditions of Approval address the applicable concerns raised during
consideration of this request.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC):
The ALRC reviewed this request at its meeting of November 7, 2007, and on a 3-0
vote recommended approval of the request with conditions recommended by staff
(Attachment 9).
PUBLIC NOTICE:
This application was'advertised in the Desert Sun newspaper on November 16, 2007.
All property owners within 500 feet of the site were mailed a copy of the public hearing
notice as required by the La Quinta Municipal Code. One letter was received prior to
the November 27 hearing and passed out to you at the hearing.
FINDINGS:
The Findings for approval as required by Section 9.210.010 (Site Development Permits)
of the Zoning Code can be made as noted below.
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1. Architectural Design- The architectural design of the new plan types, including,
but not limited to the architectural style, scale, building mass, materials, colors,
architectural details, roof style, and other architectural elements are compatible
with other plans approved for construction in the tract and other surrounding
development in the City. Furthermore, the proposed residential units comply
with the standards in Section 9.60.300 of the Zoning Code pertaining to
compatibility review for partially developed subdivisions, as noted above.
2. Compliance with CEQA- The Planning Department has determined that the
request has been assessed in conjunction with Environmental Assessment 2001-
417 prepared for Tentative Tract 30092, which was certified by the City Council
on July 3, 2001, and there are no changed circumstances or conditions proposed
which would trigger the preparation of any subsequent environmental analysis.
3. Site Design- The site design of the project, including, but not limited to project
entries, interior circulation, pedestrian, equestrian and bicycle ways, pedestrian
amenities, and other site design elements have been established through
approval of Tract 30092 and is compatible with surrounding development and
with the quality of design prevalent in the City.
4. Landscape Design- New home and project landscaping includes, but are not
limited to the location, type, size, color, texture, and coverage of plant materials
will be designed so as to provide relief, complement buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development and
open space. It will provide an overall unifying influence, enhance the visual
continuity of the project, complement the surrounding project area and comply
with City and'CVWD water efficiency, ensuring efficient water use.
.5. Compliance with General Plan- The project is in compliance with the General Plan
in that the property to be developed is designated for single-family residences as
proposed.
RECOMMENDATION:
Adopt Minute Motion 2007-_, approving Site Development Permit 2007-895 subject
to the attached Conditions of Approval.
Attachments:
1. Letter from K. Hovnanian Homes
2. Location map
3. Architectural plans
4. Exterior building color and materials
5. Preliminary plotting plan
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6. Preliminary landscape plans
,7. Previously approved plans
8. Photographs of existing residences
9. Minutes of the ALRC meeting of November 7, 2007
Transmitted by:
~ .c;P1MTlA
Stan Sawa, Principal Planner
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DATE:
CASE NO:
APPLICANT:
PROPERTY
OWNER:
PLANNER AND
LANDSCAPE
ARCHITECT:
REQUEST:
LOCATION:
PHIS
PLANNING COMMISSION
STAFF REPORT
DECEMBER 11, 2007
SITE DEVELOPMENT PERMIT 2007-896
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
BUREAU OF RECLAMATION
RJM DESIGN GROUP, INC.
CONSIDERATION OF PHASE 1 (6.2 ACRES OF 253 TOTAL
ACRES) DEVELOPMENT PLANS (PASSIVE PUBLIC PARK, TRAILS,
AND INTERPRETIVE CENTER) FOR THE "CORAL MOUNTAIN
DISCOVERY PARK"
SOUTHEAST QUADRANT OF JEFFERSON STREET AND AVENUE
58 (ON BUREAU OF RECLAMATION PROPERTY)
, '
ENVIRONMENTAL '
REVIEW: THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH
THE CORAL MOUNTAIN REGIONAL PARK INTERIM CONCEPT
PLAN FOR WHICH A MITIGATED NEGATIVE DECLARATION
WAS CERTIFIED BY THE CVRPD BOARD OF DIRECTORS ON
DECEMBER 11, 2002 (ATTACHMENT 1). NO CHANGED
CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH
WOULD TRIGGER THE PREPARATION OF SUBSEQUENT
ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC'
RESOURCES CODE SECTION 21166 SINCE THIS PROJECT
IMPLEMENTS THE CORAL MOUNTAIN REGIONAL PARK INTERIM'
CONCEPT PLAN.
SURROUNDING
LAND USES: NORTH:
SOUTH:
EAST:
WEST:
PGA WEST
VACANT LAND
FUTURE VILLAGE AT CORAL MOUNTAIN
SUBDIVISION
LAKE CAHUILLA, THE QUARRY, VACANT LAND'
, ,
GENERAL PLAN
AND ZONING
DESIGNATION: ,PARKS (P) AND PARKS AND RECREATION (PR)
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PREVIOUS PLANNING COMMISSION REVIEW:
This item was originally advertised for the meeting of November 27, 2007. Because the
City had not received an ownership signature from the Bureau of Reclamation, owners of
the property, in time for the hearing the matter was continued to this meeting. We have
since received a signature and can now proceed with consideration of this item.
BACKGROUND:
The project site located south of PGA West and east of Lake Cahuilla, contains a total of
253 + acres and is presently vacant (Attachment 2). Power poles run along most of the
Avenue 58 street frontage. CVRPD has a long-term lease with the Bureau of
Reclamation to develop and operate a park facility on the property. The present
alignment of the intersection of Jefferson Street and Avenue 58 is approved to be
reconstructed to eliminate the 90 degree turn and replace it with a curving street. This
street reconstruction is likely to occur in 2008.
PROJECT PROPOSAL:
Phase 1 of the passive nature park is proposed at this time and consists of construCtion
of the vehicular entry, perimeter fencing, interpretive center, small trellised amphitheater,
hiking trail and small parking area (Attachment 3). This area will consist of improving
approximately 6.2 acres of the 253.3 acre park site.
The park entry is located near the northeast corner of the site on Avenue 58. It will b~
one lane in and one lane out separated by a 20-foot wide landscaped entry medianwhll
turn around provisions for vehicles prior to the gate. The gate will be lockable to restrict
vehicular access when the park is closed. A retention basin is proposed just west of the
entry area.
A four foot high perimeter fence is proposed along Jefferson Street, on the west, to the
dike and along Avenue 58 and across the entry area. The, fence construction will
consist of steel posts and three strands of steel cable.
The vehicular gate at the entry is shown as a steel pipe gate vyith a design that mimics
the general form of the surrounding mountains. Over the gates is an arch-type structure
supported by so no tube concrete columns with a boulder fac;:ade base. Spanning the
columns is a steel feature that also mimics the mountains.
The interpretive center is the main feature or element of the park. It will include a shade
structure over interpretive displays. The shade structure will have a metal roof and use
the same type of concrete supports as the entry portal. Adjacent to, and west of the
shade structure, will be a small amphitheater with trellis covered seating for activities
such as nature presentations and demonstrations. The trellis will be the same type ot
construction with open wood or metal construction. A fire pit and picnic seating will
also be provided in this area. -
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Existing and new dirt hiking trails will be provided from and through the site.
Parking for 24 cars is shown adjacent to the interpretive center. This parking will be at
the southern end of the entry drive along a loop drive. The drive and parking area are
proposed to be a "Sta-Iok" paving system which uses concrete pavers.
Landscaping will be limited to the entry area near Avenue 58 and the interpretive display
area. All trees and shrubs will be desert material on a drip or bubbler system. Trees are
indicated at 11-feet to 12-feet high and four feet wide with shrubs to be five gallons.
A steel sign mounted on boulders identifying the park is shown near the entry on the
west side of the driveway. No indication of the sign color or size is given.
Future Phase 2 development shown on the plan indicates an extension of the drive to
the south, additional parking areas, including overflow and bus parking, additional shade
arbors with interpretive displays and picnic areas, additional hiking trails, and vegetation.
ANALYSIS:
The proposed Phase 1 Discovery Park provides educational and "nature" experiences for
the citizens of La Quinta and surrounding Valley area residents. The facilities are geared
to be passive with minimal impacts to adjacent properties. The major components Of
the park will be installed as part of Phase 1.
The sign at the entry will require additional review through a sign permit.
PUBLIC NOTICE:
This application was advertised in the Desert Sun newspaper on November 16, 2007.
All property owners within 500 feet of the site were mailed a copy of the public hearing
notice as required by the La Quinta Municipal Code. As of this writing, no comments'
have been received.
FINDINGS:
The Findings for approval as required by Section 9.210.010 (Site Development Permits)
of the Zoning Code can be made as noted below. "
1. Architectural Design- The architectural design of the project, including, but not
limited to the architectural style, scale, structure mass, materials, colors,
architectural details, roof style, and other architectural elements are compatible
"
with the area and other similar development in the City. The construction is'
rustic in design and materials and will be compatible with the natural surrounding
desert.
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2. Compliance with CEQA- The Planning Department has determined the request
has been assessed in conjunction with the Coral Mountain Regional Park Interim
concept plan for which a Mitigated Negative Declaration was certified by the
CVRPD Board of Directors on December 11, 2002. No changed circumstances
or conditions are proposed which would trigger the preparation of subsequent
environmental analysis pursuant to Public Resources Code Section 21166 since
this project implements the CVRPD Coral Mountain Regional Park Interim
Concept Plan.
3. Site Design- The site design of the project, including, but not limited to project
entries, interior circulation, pedestrian ways, pedestrian amenities, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City.
4. Landscape Design- Project landscaping includes, but is not limited to the
location, type, size, color, texture, and coverage of plant materials which will be
designed so as to provide relief, complement buildings, visually emphasize
prominent rustic design elements and vistas, and provide a harmonious transition
between adjacent urban and natural desert areas. It will provide an overall
unifying influence, enhance the visual continuity of the project, complement the
surrounding rustic project area and comply with City and CVWD water efficiency
requirements, ensuring efficient water use.
5. Compliance with General Plan- The project is in compliance with the General Plan
in that the property to be developed is designated for Park and Recreation use as
proposed.
RECOMMENDATION:
Adopt Resolution 2007-_, approving Site Development Permit 2007-896 pursuant to
the Findings and subject to the attached Conditions of Approval.
Attachments:
1., Mitigated Negative Declaration adopted by CVRPD Board of Directors
2. Location map
3. Development plans
Transmitted by:
~tWv- ..sa.w-n
Stan Sawa, Principal Planner
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DATE:
CASE NO.:
APPLICANT:
PROPERTY OWNER:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN
DESIGNATION:
ZONING:
SURROUNDING
LAND USES:
NORTH:
SOUTH:
EAST:
WEST:
-,
PH#C
PLANNING COMMISSION
STAFF REPORT
DECEMBER .11, 2007
CONDITIONAL USE PERMIT 2007-110
CODY MURPHY, LLC
CODY MURPHY, LLC
CONSIDERATION OF A CONDITIONAL USE PERMIT FOR
THE ON-SITE OVERNIGHT STORAGE OF A BLOOD
COLLECTION VEHICLE FOR THE BLOOD BANK OF SAN
BERNARDINO AND RIVERSIDE COUNTIES
79-215 CORPORATE CENTRE DRIVE; SOUTHEAST
CORNER OF CORPORATE CENTRE DRIVE AND
COMMERCE COURT (CORPORATE CENTRE
PROFESSIONAL PLAZA)
THE PLANNING DEPARTMENT HAS DETERMINED THAT
THIS PROJECT IS CATEGORICALLY EXEMPT FROM THE
PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEOA) PURSUANT TO SECTION 15301
CLASS 1 (EXISTING FACILITIES)
CP (COMMERCIAL PARK)
CP (COMMERCIAL PARK)
CORPORATE CENTRE DR; J&S PAUL PROFESSIONAL PLAZA
WORLD GYM; THE PAVILION
DOCTOR'S OFFICE; VACANT, UN-ENTITLED LAND
COMMERCE COURT; LA QUINTA POST OFFICE
BACKGROUND:
The Blood Bank of San Bernardino and Riverside Counties is looking to establish a
branch in the Coachella Valley, and has chosen the Corporate Centre Professional
Plaza at 79-215 Corporate Centre Drive as a permanent location (Attachment 1).
The Corporate Centre Professional Plaza, which is part of the La Quinta Corporate
Center Specific Plan, received Site Development Permit approval on September 9,
2003 (SDP 2003-780). The site consists of two commercial office buildings
located on two parcels at the southeast corner of Corporate Centre Drive and
Commerce Court (Attachment 2). Building One, which the Blood Bank is proposing
to fully occupy, is approximately 8,050 square feet. Building Two, which is
currently occupied by a doctor's office, is approximately 5,880 square feet.
An integral part of the operation of the Blood Bank are its two mobile collection
vehicles, which are off-site during the daytime and are proposed to be stored on-
site in the evening. . One vehicle is the size of a large van, and the other vehicle is
34-feet long and 12-feet in height, similar to a large recreation vehicle. As required
by La Quinta Municipal Code Section 9.100.120 Outdoor Storage and Display, any
uncovered equipment and/or materials storage area, including vehicle storage,
requires a conditional use permit.
REQUEST:
The applicant is requesting a conditional use permit to allow the overnight on-site
storage of one of the two aforementioned mobile collection vehicles. The request
only applies to the RV-type vehicle, as the storage of the smaller vehicle is
permitted by LQMC Section 12.32. 120 Commercial Vehicles Exempted from
Section 12.32.110, and is able to fit in one standard parking stall.
The applicant is proposing to store the larger RV-type vehicle overnight in the
parking area located on the east side of the building (Attachment 3). The vehicle
would leave the site at 8:00 a.m. and return at 8:00 p.m. The vehicle will not be
on-site during normal business hours.
Currently, there are nine (9) standard-size covered parking .spaces in the parking
area on the east side of the building. The parking of the vehicle will take up five (5)
parking spaces. As a result of the blood collection vehicle being taller than a
standard passenger vehicle, the applicant is proposing to raise the existing carport
from approximately eight (8) feet in height to fourteen (14) feet.
ANALYSIS:
Staff believes that the Blood Bank of San Bernardino and Riverside Counties,
particularly the overnight storage of the RV-type blood collection vehicle, will be
able to operate within the Corporate Centre Professional Plaza. with minimal impacts
to the existing surrounding uses. There would be little or no impact on the daytime
operations of the Blood Bank as the vehicle is proposed to be off-site during the
day, and thus all parking spaces would remain available for use during normal
business hours. It is imperative that the vehicle be off-site during times when the
Blood Bank is open, as the parking of the vehicle during normal business hours
would affect the LQMC-required number of parking spaces available for the
business to operate.
The proposed parking location of the vehicle provides relatively secluded space on
the side of the building allowing the vehicle to be reasonably screened from public
view, thereby providing a safer place to store the vehicle (Attachment 4). LQMC
Section 9.100.120 and Section 12.32.110. require additional screening for
commercial vehicles. Staff believes that the existing landscaping along Corporate
Centre Drive, which has matured considerably since installation, is sufficient and
should minimize any visual impact, and provide consistency with the Municipal
Code (Attachment 5).
With regards to the existing carport, there are two options available. One option,
proposed by the applicant, is to leave the carport at the current location, and raise
. the structure to 14 feet in height to accommodate the large collection vehicle. The
second option is to relocate the structure to the parking areas on the north side of
the building along Corporate Centre Drive.
Staff believes that although the first option is not aesthetically pleasing, and
relatively incompatible to the site architecture and existing carport on the other side
of the drive aisle, it provides the least visibility from public view, thereby resulting
in less of an aesthetic impact. The second option would result in more of a
negative visual impact as the carport would be situated at the front of the building,
and along a public street in a location typically discouraged by staff. Additionally,
staff has also received feedback from an adjacent property owner regarding his
concern that it would be a negative visual impact to relocate the carport along
Corporate Centre Drive.
Staff believes that the aesthetic impact of the first option is negligible enough to
permit the parking of the collection vehicle. Although staff recommends the first
option, with a condition of approval that would require the applicant to restore the
carport to the original height of eight (8) feet if the storage of the large collection
vehicle is no longer necessary, it is suggested that the Planning Commission
discuss the two carport options.
Public Notice
This request was published in The Desert Sun newspaper on November 30, 2007,
and mailed to all affected property owners and occupants within 500 feet of the
site as required by Section 9.200.110 of the La Quinta Municipal Code. Staff has
received one verbal comment, as mentioned in the analysis above, pertaining to
possible negative visual impact of the proposal from an adjacent property owner.
Public Agency Review
This request was. sent to all applicable City departments and affected public
agencies on November 20, 2007. All written comments received are on file and
available for review with the Planning Department. All applicable comments have
been incorporated in the recommended Conditions of Approval.
FINDINGS:
Findings to approve this request per Section 9.210.020.F of the City of La Quinta
Zoning Code can be made and are contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2007-_, approving Conditional Use
Permit 2007-110, su ject to the attached Findings and Conditions of Approval.
Attachments:
1 . Vicinity Map
2. Corporate Centre Professional Plaza Site Plan
3. Proposed Blood Collection Vehicle Pari<ing Location
4. Proposed Blood Collection Vehicle Rendering
5. Existing Site Photographs
6. Operational Letter from Blood Bank of San Bernardino & Riverside Counties
DATE:
CASE NO.:
APPLICANT:
PROPERTY OWNER:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN
DESIGNATION:
ZONING:
SURROUNDING
LAND USES:
NORTH:
SOUTH:
EAST:
WEST:
PH#D
PLANNING COMMISSION
STAFF REPORT
DECEMBER 11, 2007
CONDITIONAL USE PERMIT 2007-107
REVEREND MARK BYERS
EPISCOPAL CHURCH OF THE APOSTLES
WES OLIPHANT
CONSIDERATION OF A CONDITIONAL USE PERMIT FOR
A CHURCH TO OCCUPY AN APPROXIMATELY 3,000
SQUARE FOOT TENANT SPACE WITHIN AN EXISTING
COMMERCIAL OFFICE BUILDING
47-110 WASHINGTON STREET, SUITE 100;
SOUTHEAST CORNER OF WASHINGTON STREET AND
AVENUE 47 (LA QUINTA PROFESSIONAL PLAZA)
THE PLANNING DEPARTMENT HAS DETERMINED THAT
THIS PROJECT IS CATEGORICALLY EXEMPT FROM THE
PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PURSUANT TO SECTION
15303(C) CLASS 3 (CONVERSION OF SMALL
STRUCTURES)
CC (COMMUNITY COMMERCIAL) .
CC (COMMUNITY COMMERCIAL)
AVENUE 47; WASHINGTON PARK
VACANT, UN-ENTITLED LAND
CALEO BAY DR.; LAKE LA QUINTA
WASHINGTON ST.; ST. FRANCIS OF ASSISI CHURCH
BACKGROUND:
The Episcopal Church of the Apostles is currently located within a commercial
tenant space in the City of Indio,. and is looking to relocate temporarily to the La
Quinta Professional Plaza while a permanent location is constructed. The La Quinta
Professional Plaza" which consists of six multi-tenant office buildings located at the
southeast corner of Washington Street and Avenue 47, received Parcel Map,
Specific Plan, and Site Development Permit approval from the City Council on April
17,2001 (TR 29889, SP 2000-049, SOP 2001-691) (Attachment 1). The site is
currently partially-occupied with a restaurant, bank, and various administrative
offices as existing tenants. As required by La Quinta Municipal Code Section
9.80.040 Tab/e of Permitted Uses, a church in a Community Commercial zone
requires a conditional use permit. '
REQUEST:
The applicant is requesting a Conditional Use Permit to allow temporary operation
of the Episcopal Church of the Apostles within an approximately 3,000 square foot
tenant space on the ground floor of the easternmost building of the La Quinta
Professional Plaza (Attachment 2). The church anticipates a permanent facility will
be constructed within three to four years, and is therefore requesting the
Conditional Use Permit for the same amount of time. Only interior tenant
improvements are required for the church, and no alterations to the structure and
site are proposed.
The interior layout of the church would include approximately 2,200 square feet of
church-related uses and approximately 800 square feet of office-related uses
(Attachment 3). The church-related uses include a worship/assembly area that will
hold no more than 100 seats, a reception area, and multi-purpose use areas where
bible studies and various educational and social programs would take place. The
office-related uses include the church's administrative offices, a conference area,
and other ancillary spaces (restrooms, break room, storage areas).
The church is proposed to be utilized on a daily basis, with administrative uses and
small gatherings occurring on weekdays and weekend services occurring on
Sunday's. Typical weekday uses include the Vicar, administrative assistant, and a
small number of volunteers utilizing the office area during normal business hours.
Occasionally, family/individual gatherings, bible study groups, and other educational
programs may take. place during normal weekday daytime business hours, with no
more than twenty people in attendance. Evening use of the site is limited, with an
occasional social event or gathering taking place after normal weekday business
hours. Initially, weekly worship with no more than 100 people in attendance is
proposed to occur only on Sunday mornings at 9:00 a.m. As the church grows, a
second Sunday morning service may be added at 11 :00 a.m. Additionally, the
church would hold a variety of weekday/weeknight activities and a small number of
special holiday services.
ANALYSIS:
Staff believes that the Episcopal Church of the Apostles will be able to operate
within the La Quinta Professional Plaza with minimal impacts on the other existing
surrounding uses. The proposed church is consistent with the land use designation
of Community Commercial for the proposed location, as well as the permitted land
uses stated in the approved Specific Plan for the La Quinta Professional Plaza.
The scheduling of church-related functions is anticipated to be complementary to
the existing surrounding uses as the most intensive uses of the site would take
place during periods when most of the other uses on the site are closed (Sunday
mornings, weeknights). The administrative uses of the church during normal
weekday business hours would be of similar intensity to the other existing uses,
which include real estate offices, a bank, and a restaurant, and is also consistent
with the Specific Plan. Some businesses, neighboring restaurants in particular,
could likely benefit from the increased number of visitors to the commercial plaza.
LQMC Section 9.150.060 Spaces Required by Use requires that churches, temples
and other places of assembly provide one parking space for every three seats within
the main auditorium and auxiliary classes/rooms, and general offices provide one
space for every 250 square feet of gross floor area:
1 ~ Spaces Required by Use J 1 .
Use (laMe Section9.l5D.DGOI T~tal Spaces Required Total 1
Sunday Church Services
Church
Office
S ecial.ChLi.tth .Service::f (WeekdilY:and/Or Weekni
Cf1Drch
i;c;,Office
1 s ace/3 seats
1 5 ace/250 ft.
33 (100 seats)
41800 sq. ft,)
37
spaces
is: ace/3 'seats
1"'5 'ace/250s ~.ft.
-IT''(50 seats) *
41800 S ft.)
21
spaces
Weekda Da time Office Onl
Church 1 space/3 seats
Office 1 s ace/250 ft.
Church .BiblEfStud '/Prorams :&:: Qffice-:{Weekda. and/c'r ,Weekrii
Church' ::\11'5 acel3:seats
Office:: t:'spa.ce/250 sq.:ft.
n/a
4 1800 sq. ft.)
4
spaces
.. 7.120 seats)
. 41800 sq. ft.)
* Based on reduced anticipated attendance
11
spaces
Based on the parking requirements in LQMC Section 9. 150.060 and the parking
analysis above, staff has determined that the existing parking spaces within the La
Quinta Professional Plaza can accommodate the proposed use. As a result of the
peak/off-peak relationship of operating hours between the church and the existing
businesses, and the, staff's expectation that the majority of church-related parking
will take place in the eastern-most parking area near the main entrance of the
church, an ample amount of parking spaces exist within the La Quinta Professional
Plaza to accommodate church parishioners, employees, and volunteers on any given
day of the week, while also leaving sufficient parking for the other neighboring
businesses.
Public Notice
This request was published in The Desert Sun newspaper on November 30, 2007,
and mailed to all affected property owners and occupants within 500 feet of the
proposed church site as required by Section 9.200.11 0 of the La Quinta Municipal
Code. No comments were received as of December 7, 2007;
Public Agency Review
This request was sent to all applicable City departments and affected public
agencies on October 29, 2007. All written comments received are on file and
available for review with the Planning Department. All applicable comments have
been incorporated iri the recommended Conditions of Approval.
FINDINGS:
Findings to approve this request per Section 9.210.020.F of the City of La Quinta
Zoning Code can be made and are contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Co
Permit 2007-107, s
Isslon Resolution 2007-_, approving Conditional Use
ject to the attached Findings and Conditions of Approval.
Attachments:
1 . Vicinity Map
2. La Quinta Professional Plaza Site Plan
3. Church Interior Floor Plan
PH#E
STAFF REPORT
PLANNING COMMISSION
DATE:
DECEMBER 11, 2007
CASE NO:
SIGN APPLICATION 2006-1034
APPLICANT:
PROPERTY OWNER:
KOMAR INVESTMENTS, llC
KOMAR INVESTMENTS, llC
REQUEST:
CONSIDERATION OF A PROPOSED SIGN PROGRAM FOR
PERMANENT BUSINESS IDENTIFICATION SIGNAGE AND
TWO MONUMENT SIGNS FOR KOMAR DESERT CENTER
LOCATION:
SOUTH OF HIGHWAY 111 AND EAST AND WEST OF
DEPOT DRIVE (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION:
ON-PREMISE SIGNS ARE CATEGORICAllY EXEMPT
UNDER CEQA GUIDELINES SECTION 15311 (a)
GENERAL PLAN
DESIGNATION:
RC (REGIONAL COMMERCIAL)
ZONING:
RC (REGIONAL COMMERCIAL)
BACKGROUND:
The Komar Desert Center was approved through Tentative Parcel Map (TPM)
33960, Specific Plan 2005-075 and Site Development Permit 2006-874. The 26-
acre site includes nine (9) one story buildings and common parking areas.
Currently, only the Costco warehouse building is complete. The other eight
buildings are in various phases of construction.
Previously, the Planning Commission approved Sign Application 2006-1012, which
addressed building-mounted signs for Costco's warehouse and gas station.
SIGN PROGRAM PROPOSAL:
The applicant is requesting approval of a Sign Program for the Komar Desert Center
(Attachment 2). The proposed sign program provides specifications for building
mounted signs, two monument signs, definitive sign locations, and general
standards and provisions for sign construction, installation and maintenance.
However, all tenants have yet to be secured, so the sign program is designed to be
flexible while providing for some optional approaches for signing.
SA 06-1034 Komar (STAFF REPORT)
General Signs Provisions
The Program identifies general requirements, standards, and prOVISions for signs
within the Komar Desert Center. Although most of the general provisions provided
in the proposed Sign Program are more restrictive than the City's Sign Code, it is
believed that the Sign Program will better serve the future tenants within the
development.
Building-Mounted Signs
Letter Types - The' Sign Program allows for several different sign type options
including channel letters, push-through letters, reverse pan channel, and open pan
channel letters (Attachment 2, Page 7). The varying types of sign options allow
flexibility to meet tenant sign needs while creating an exciting and appealing retail
environment.
Sign Location - Sign locations for each building have been identified. Each building-
mounted sign is limited to the pre-determined locations, and are centered vertically
and horizontally at those locations. Canopy signs are also permitted through this
Program as an option for tenants.
Major Tenants (Building A) - Major tenants are defined by tenants occupying over
9,000 square feet of lease space (Attachment 2, Page 10, 11). Tenant signs are
limited to one square foot of area per linear foot of leased premise. Although each
tenant may be allowed up to three signs, each sign is limited to a maximum area of
50 square feet, with total sign area not to exceed 100 square feet. Secondary
signs for major tenants are also permitted. These signs are calculated as part of the
total sign area for the tenant and are not allowed for advertising of slogans, but
rather for major departments and services.
Pad Tenants (Mimi's Cafe, Souplantation) - The Sign Program provides
specification for pad leases. Tenants are allowed a maximu'm of three signs, one
per building elevation, with a maximum area of 100 square feet. Each sign may
not exceed 50 square feet. No secondary signs will be allowed (Attachment 2,
Page 1 2).
Shop Tenants (Buildings B, C, D, E, F, H) - Shop tenants are allowed one square
foot of sign area for each linear foot of leased premises, with a maximum sign area
not to exceed 50 square feet. Signs are to be centered vertically and horizontally,
with a minimum letter height of 1 2 inches and a maximum letter height of 18
inches (Attachment 2, Page 13).
Monument Signs
Two monument signs are proposed as part of this Sign Program (Attachment 2,
Pages 9, 19). Both signs are located along Highway 111, on the east and west
sides of Depot Drive. The signs are composed of several different elements
including "stacked" stone, perforated vinyl, and steeL Each sign is two and a half
feet in width, eight feet in height and fourteen feet in length.
SA 06-'034 Komar 1ST AFF REPORT)
As proposed, both signs are double-sided and are comprised of eight tenant signs
(four on each side) and a sign for the shopping center identification. Each tenant
sign is five feet in length by one foot in height. Tenant signs are individual
aluminum panels with route-out letters and are internally-illuminated. Tenant letters
are limited to eight and a half inches in height. Letters for "Komar Desert Center"
are push-through acrylic and are limited to six inches in height.
ANALYSIS:
Although the Sign Program is more restrictive than the City's Sign Code, it is
believed that the smaller sign size will be more consistent and compatible with the
architectural design of the building. Additionally, under a sign program, there is
more opportunity for flexibility due to the opportunity to review sign size, location
and design as part of the total building design, and incorporate that design into the
overall program.
Building-mounted signs for the shopping center are proposed to be illuminated,
which is suitable due to the proximity to Highway 111, current vehicular traffic
patterns, and other signs within the City. However, due to the need for energy
conservation, the types of businesses proposed, and business operating hours, sign
illumination is not warranted 24 hours a day.
Building-mounted signs meet the standards contained in the City's Sign Code
provisions, as individual tenant signs are' limited to predetermined sign type,
locations, and area. The number of sign type options identified in the Sign Program
provide for a better mix of signs for the shopping center, while providing flexibility
for tenant sign needs. In particular, the proposed raceway and mesh signs provide
a unique sign option which is exclusive to the Komar Desert Center.
The Sign Program provides a list of prohibited signs for the Komar Desert Center.
However, the section is rather short and unclear. It is possible that disputes
between the Sign Program and tenants may occur.
Adequate review periods for sign permits are necessary for staff's review for
compatibility with the Sign Program and applicable City Sign Codes. Future signs
for each tenant will be submitted under the general sign permit process as they are
identified, and reviewed against the parameters of this Sign Program.
FINDINGS:
The following findings can be made in support of Sign Application 2006-1034:
A. Sign Application 2006-1034, as recommended, is consistent with the
purpose and' intent of Chapter 9.160, in that it does not conflict with the
standards as set forth in Chapter 9.160 of the Municipal Code.
B. Sign Application 2006-1034, as recommended, is harmonious and consistent
with all signs as proposed under the Sign Program, due to the common use
of letter type and size, color and location of signs.
SA 06-'034 Komar 1ST AFF REPORT)
C. Sign Application 2006-1034, as recommended, is harmonious with and
visually related to the subject buildings as the scale of the signs and letter
sizes used accentuate the building design.
D. Sign Application 2006-1034, as recommended, is' harmonious with and
visually related to surrounding development, as it will not adversely affect
surrounding land uses or obscure other adjacent conforming signs.
RECOMMENDATION:
Adopt Minute Motion 2007 - ,approving Sign Application 2006-1034 as
submitted, subject to the following conditions:
1. Language shall be added to Page 3, Introduction, which states that "All signs
not outlined in this Sign Program, and not prohibited by this Sign Program,
shall conform to the City's Sign Code."
2. The applicant shall provide staff with up-to-date elevation drawings for the
two pad buildings.
3. The applicant shall comply with all Conditions of Approval for Sign
Application 2006-1034 prior to the Sign Program being effective.
Prepared by:
Attachments:
1 . Site Map
2. Sign Program
SA 06-'034 Komar 1ST AFF REPORT)
PH#F
PLANNING COMMISSION
STAFF REPORT
DATE:
OECEMBER 11, 2007
CASE NO.:
ZONING CODE AMENDMENT 2007-093
APPLICANT:
CITY OF LA GUINTA
REQUEST:
CONSIDERATION OF AN AMENDMENT TO THE LA GUINTA
MUNICIPAL CODE TITLE 8, CHAPTER 13, UPDATING THE
CITY'S WATER-EFFICIENT LANDSCAPING ORDINANCE
LOCATION:
CITY-WIDE
PROPERTY
OWNER:
NOT APPLICABLE
GENERAL PLAN I
ZONING
DESIGNATIONS:
NOT APPLICABLE
ENVIRONMENTAL
DETERMINATION: THE PLANNING DEPARTMENT REVIEWED THE ZONING TEXT
AMENDMENT UNDER THE PROVISIONS OF THE CALIFORNiA
ENVIRONMENTAL GUALlTY ACT (CEGA). THE LA GUINTA
PLANNING DEPARTMENT HAS DETERMINED THAT THE
AMENDMENT IS EXEMPT PURSUANT TO SECTION
15061 (B)(3) AND SECTION 15307 OF THE CEGA GUIDELINES
IN THAT THE PROPOSED CHANGES TO THE ORDINANCE WILL
RESULT IN A REDUCTION IN THE OVERALL USE OF WATER
RESOURCES
SURROUNDING
LAND USES: . NOT APPLICABLE
BACKGROUND:
On August 28th, 2007 the Coach ell a Valley Water District (CVWD) approved.a
new Landscape and Irrigation System Design Criteria Ordinance. This new
Ordinance took effect on October 1, 2007 and affects the landscaping and water
use standards for all new developments including golf courses. CVWD took the
action citing a Water State of Emergency declared in July, 2007 by Governor
Schwarzenegger and the Riverside County Board of Supervisors, for drought
conditions and the continuing overdraft of groundwater as the key reasons
justifying the new ordinance.
Up until the approval of the new Ordinance, CVWD landscaping standards involved
a set of guidelines which were applied to all landscaping plan checks done by that
agency. With the exception of Palm Desert, these water-use and design guidelines
did not exceed the individual landscaping ordinances of each city. By adopting the
new Ordinance, the Water District's Ordinance now exceeds La Guinta's Municipal
Code Section 8.13, the City's Water-Efficient Landscaping Ordinance. As a result,
landscaping plans which meet the City of La Guinta's landscaping Ordinance no
longer meet the CVWD standards and cannot be approved by them.
All cities within the CVWD service area are impacted by the new Landscape and
Irrigation System Design Criteria Ordinance. This new Ordinance primarily involved
the following changes:
. The maximum water allowance (ET adjustment factor) was reduced from .6
to .5, consistent with the coefficient factor that Palm Desert had been using
for the past few years. This factor affects the total water allowance.
.. All new developments must use "smart irrigation controllers."
. New golf courses are now limited to an average of four irrigated acres of turf
per hole. Practice areas (driving ranges and putting greens) are limited to a
total of ten acres of turf.
. Spray irrigation must be placed at least 24 inches from curbs. Rotor heads.
must be four feet from hardscape. Additional measures are included to
enforce nuisance water.
. Specific criteria regarding sprinkler heads, high-flow check valves {automatic
shut-off for leaking heads}, bubbler and drip systems, slope erosion
protection, and median island irrigation design have been updated.
. Monetary penalties have been added of up to $250 per incident for violations
of the new provisions, to be enforced by the Water District. The utility can
also terminate service.
Water Feature and Turf Usa!Je Landscapin!J Policy
On August 28, 2007, prior to CVWD's approval of the new Landscape and
Irrigation System Design Criteria Ordinance, the Planning Commission reviewed a
study session item regarding limitations on the use of turf and criteria for the use of
water features. The Commission directed staff to prepare a new landscaping design
ordinance modifying restrictions on the use and placement of turf and water feature
use. The new CVWD Ordinance has since addressed several of the items the
Planning Commission had directed staff to bring forward.
Under the new CVWD Ordinance, the size of turf and water features will be
reduced and restricted because. of the reduced water allowance. Although these
features are still permitted, landscape architects will need to be more creative in
their overall design if they choose to incorporate them.. As a result, future
landscaping designs will most likely involve smaller water features and turf areas
placed at more prominent locations, ponds will be reduced or eliminated, and turf
will no longer have blanket coverage.
PROPOSAL:
La Guinta's Water-Efficient Landscaping Ordinance is currently less stringent than
the Water District's new minimum standards. Because landscape architects must
meet both the City and CVWD's Ordinances, the potential for confusion exists. In
addition, the Planning Commission has discussed updating the Ordinance for some
time. The proposed text amendments (Attachments 1 and 2) are intended to update
elements of the City's Water-Efficient Landscaping Ordinance, which are currently in
non-conformance with the CVWD Landscape and Irrigation System Design Criteria
Ordinance and modify the current turf and water feature policy.
The bulk of the proposed text amendments include 14 new definitions, six revised
definitions, references to the reduced water allowance and evapotransipiration co-
efficient (.5), mandatory use of smart controllers, updated drip irrigation design
methods, references to approved types of sprinkler heads, updated turf placement
standards, and specific street median irrigation methods. These updates are all
intended to conform to the new CVWD landscaping standards.
Staff has also taken the opportunity to update the Landscaping Ordinance by
referencing Final Landscaping Plan review procedures. Sections of the existing
Landscaping Ordinance which require a "Certificate of Substantial Completion"
from a landscape architect have been removed due to the current practice of City
staff inspecting all landscaping installations and signing a jobcard when completed.
Code Enforcement citations for damaged irrigation systems and wastewater had
also been referenced in the existing Ordinance, but did not establish any penalties.
The updated Code now references the citation penalties located in the existing
Administrative Citation Guidelines of the Municipal Code.
Staff has updated the waiver procedure for recycled water systems [Section
8.13.030 (C)(6)(b)). The current Code requires all irrigation systems to install and
make use of a recycled water system unless a waiver is granted by CVWD. Staff
has not previously ,enforced this requirement, nor is a recycled water irrigation
system currently required by CVWD. Staff proposes to maintain this section of the
Code, but modify the waiver to require Planning Director approval through the Final
Landscaping Plan process rather than CVWD.
In accord with the policy direction of the Planning Commission, limiting the use of
turf and water features to "functional and recreational purposes," staff also
proposes to include the existing policy standards to the updated Water Efficient
Landscaping Ordinance. These proposed standards include modifying the following
criteria which are not considered under CVWD's Ordinance:
Design of Water Features:
· Water features shall be appropriately sized and designed for functional and
recreational purposes in conjunction with recreational amenities, placed at a
location visible from adjacent residential or commercial uses, and serve a
'functional purpose such as storm water retention, irrigation storage, and/or
wildlife habitat [Section 8.13.030 (C)(5)(b)(ii)].
. All water features having a surface area greater than 100 square feet shall be
replenished by a non-potable water supply unless otherwise conditioned or
approved by the Planning Commission. All water features are encouraged to
be replenished from a non-potable water supply [Section 8.13.030
(C)(5)(b)(iii)]. .
Design of Turf Features:
. All typical landscaping plans for prototypical residential units shall include a
no-turf option [Section 8.13.030 (C)(5)(d}(ii)].
. Turf shall be placed within functional and accessible recreational areas. Turf
placement is discouraged at locations adjacent to perimeter streets and
sidewalks and those locations having limited visibility and/or pedestrian,
activity. [Section 8.13.030 (C)(5)(d)(i)).
ANALYSIS:
The proposed text amendments will result in improved landscaping and irrigation
design development standards and minimize confusion when referenced with the
existing Landscape and Irrigation System Design Criteria Ordinance. Because the
CVWD Ordinance currently exceeds the City's Water Efficient Landscaping
Ordinance, and because most of the items being modified have been previously'
enforced through policy, changes affecting future landscaping plan submittals will
be limited. Water features and turf will still be required to meet the water
limitations under CVWD's Ordinance, but their placement will now be restricted to
functional and recreational areas, rather than being permitted along public rights-of-
way or at project entries. In addition, Code Compliance now has a specific
reference to issue administrative citations for water waste produced by damaged or
faulty irrigation systems.
Staff has not included the golf course criteria referenced within CVWD's Landscape
and Irrigation System Design Criteria Ordinance, which limits golf courses to four
acres of irrigated turf per hole, ten acres of turf for driving ranges and practice
greens, and requires all other golf course landscaping features to conform to the
remainder of the Ordinance. Golf course design and landscaping has historically not
been reviewed at the staff level and has not been required as a part of final
landscaping plan review.
Public Notice
This request was published in the Desert Sun newspaper on December 1, 2007.
To date, no inquiries or letters have been received.
Public Agency 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 Department.
Applicable comments have been included in the proposed Amendment.
STATEMENT OF MANDATORY FINDINGS:
Findings to recommend approval of this Amendment can be made and are
contained in the attached Resolution.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2007- ,recommending approval
of Zoning Code Amendment 2007-093 to the City Council.
Prepared by:
w . Mogensen
cipal Planner
Attachments:
1. Proposed revisions to Section 8.13, Water Efficient Landscaping
~ of 4QulJdt
MEMORANDUM
TO:
PLANNING COMMISSION
FROM:
DATE:
SUBJECT:
PLANNING DEPARTMENT
APPLICANT:
. DECEMBER 11, 2007
CONTINUATION REQUEST FOR SITE DEVELOPMENT PERMIT 2007-
896 - IPH #B
COACH ELLA VALLEY RECREATION AND PARKS DISTRICT
REQUEST:
CONSIDERATION OF PHASE 1 (6.2 ACRES OF 253 TOTAL ACRES)
DEVELOPMENT PLANS (pASSIVE PUBLIC PARK, TRAILS, AND
INTERPRETIVE CENTER) FOR THE "CORAL MOUNTAIN DISCOVERY
PARK"
LOCATION:
SOUTHEAST QUADRANT OF JEFFERSON STREET AND AVENUE
58 (ON BUREAU OF RECLAMATION PROPERTY)
REQUEST FOR CONTINUATION:
The applicant has. requested a continuation of this item to the meeting of January 8,
2008 in order for them to thoroughly review the recommended Conditions of Approval
(attachment 1). Staff was prepared to proceed at this meeting since we have received
the Bureau of Reclamation's signature on the application, but has no objection to this
request for continuation.
RECOMMENDATION:
Continue consideration of Site Development Permit 2007-896 to the meeting of January
8, 2008.
Attachment:
1 . Request for continuation.
Transmitted by:
Stan Sawa, Principal Planner
P:\Reports _ PC\2007\ 12~11-07\SDP 896 - CVRPD\sdp 2007-896 pc rpt - cont r~quest.doc
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Stan Sawa
From: Kevin Kalman [kevin@cvrpd.ca.gov]
Sent: Monday, December 10, 2007 12:46 PM
To: Stan Sawa
C,c: Stan Ford; eric@rjmdesigngroup.com; mmoran1@dc.rr.com
Subject: RE: Draft Conditions for Discovery Park
Stan,
Thank you for forwarding the draft recommended conditions of approval. At this point we have only had the opportunity to briefly
review the conditions. We will need some additional time to analyze and determine cost associated additional burden the city
conditions place on the project. Please continue this item on the agenda until have had time to perform this analysis.
Kevin Kalman
Assistant General Manager
Coachella Valley Recreation and Park District
Phone: 760-347-3484
www.cvrpd.ca.gov
From: Stan Sawa [mailto:ssawa@la-quinta.org]
Sent: Friday, December 07, 2007 7:45 AM
To: Kevin Kalman
Cc: mmoranl@dc.rr.com; Ed Wimmer
Subject: FW: Draft Conditions for Discovery Park
Kevin,
Have you had a chance to review the draft recommended conditions of approval we sent you on
December 3? We have made a few generally minor changes to them and attached a copy of those.
Please note that Condition # 18 A 1) a) requires you improve the south haft of Ave 58 (from east
property line to the northwest to the dike). The improvement of this street is presently scheduled to
be part of the "Jefferson Street Realignment" per the off-street/grading Plans for Coral Canyon-
Tract 33444 (PSN 07145). If that realignment construction project occurs before you complete your
project, you are not required to construct the street. However, if therealignment project is delayed
or does not proceed, you will be required to complete the street improvements as stipulated in the
condition.
Stan Sawa
Principal Planner
City of La Quinta
Planning Department
760 777 7064 ph
760 777 1233 fax
ssawa@la-quinta.org
12/1 1/2007