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1986 07 08 PCA G E N D A PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California July 8, 1986 7:00 p.m. 1. CALL TO ORDER - ;"a9 1W A. Flag Salute -A., ROLL CALL ELECTION OF NEW CHAIRMAN AND VICE-CHAIRMAN FOR PLANNING COMMISSION HEARI GS A. LOT PLAN NO. 85-217, AMENDMENT #1, A request for approval to construct an approximately 100,000-square-foot Office/ Commercial/Medical/Restaurant commercial complex; La Quinta Medical/Commercial Plaza, Ltd., Applicants. 1. Report from Staff. 2. Motion for Adoption. B. GENERAL PLAN AMENDMENT NO. 86-012, A request to amend t_ La Quinta General Plan Land Use Plan on 27.5 acres from Medium Density Residential (4-8 dwellings per acre) to High Density Residential (8-16 dwellings per acre); and to consider a possible amendment to the General Plan Circulation Plan redesignating Miles Avenue, and/or those portions of Adams Street and/or Dune Palms Road north of Highway 111, from Secondary Arterials (88' right-of-way width) to Primary Arterials (100'-110' right-of-way width); and to consider a City -initiated, related proposal to amend the Land Use Plan on 17.4 acres located at the northwest corner of Miles Avenue and Adams Street from Medium Density Residential to High Density Residential; J.C.C. Enterprises/City-Initiated; Applicants. 1. Report from Staff. 2. Motion for Adoption. 5. CONSENT CALENDAR A. PLOT PLAN NO. 86-335, A request for approval to construct a single-family dwelling on the northeast side of Calle Obispo, 44' southeast of Washington Street; James S. Nicholson, Applicant. AGENDA - PLANNING COMMISSION ,I July 8, 1986 Page B PLOT PLAN NO. 86-337, A request for approval to construct a single-family dwelling on the east side of Avenida Madero, 200' north of Calle Arroba; A.C. Hipp, Applicant. C. PLOT PLAN NO. 86-338, A request for approval to construct a single-family dwelling at the southwest corner of Eisenhower Drive and Calle Arroba; Deseret Homes, Applicant. D. PLOT PLAN NO. 86-339, A request for approval to construct a single-family dwelling on the west corner of Eisenhower Drive, 50' south of Calle Arroba; Deseret Homes, Applicant. E. PLOT PLAN NO. 86-341, A request for approval to construct a single-family dwelling at the southwest corner of Avenida Madero and Calle Sonora; Deseret Homes, Applicant. F. PLOT PLAN NO. 86-342, A request for approval to construct a single-family dwelling at the northeast corner of Avenida Vallejo and Calle Arroba; Deseret Homes, Applicant. � � (Ga PLOT PLAN NO. 86-344, A request for approval to construct a single-family dwelling on the east side of Avenida Morales, 100' south of Calle Sonora; Brent Armbruster, Applicant. H. PLOT PLAN NO. 86 345, A request for approval to construct a �(N single-family dwelling at the southwest corner of Avenida Bermudas and Calle Arroba; Mr. & Mrs. Duane E. Herrell, Applicants. I. MINUTES of regular meeting of June 10, 1986. J. MINUTES of regular meeting of June 24, 1986. 6. BUSINESS A. ADAMS STREET REALIGNMENT DESIGN, A request for conceptual approval of the design of the Adams Street realignment between Avenue 50 and Calle Tampico; Rufus Associates, Applicant. 1. Report from Staff. 2. Motion for Adoption. AGENDA - PLANNING COMMISSION July 8, 1986 Page 3. B. PLOT PLAN NO. 86-340, A request for approval to construct a single-family house on the west side of Eisenhower Drive, 100' south of Calle Arroba; Deseret Homes, Applicant. 1. Report from Staff. 2. Motion for Adoption. 7. ADJOURNMENT MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Director DATE: July 8, 1986 SUBJECT: JOINT MEETING THERE WILL BE A JOINT CITY COUNCIL/PLANNING COMMISSION MEETING ON JULY 14, 1986, AT 2:00 PM TO DISCUSS THE COVE SINGLE-FAMILY STANDARDS. SUBMITTED BY: Lawrence L. Stevens, AICP Community Development Director LLS:dmv ITEM NO. ( a DATE PLANNING COMMISSION MEETING MOTION BY: DE GASPERIN MORAN 4iALLING THORNBURGH tf • SECOND BY: BRAND!' DE GASPERIN MORAN LIIJ THORNBURQi g;off DISCUSSION: ROLL CALL CO^2ffSSIONERS: // m AYE NO ABSTAIN ABSENT PRESENT _y UNANIMOUSLY ADOPTED: YES NO ITEM NO. DATE PLANNING COMMISSION MEETING MOTION BY: ( BIiRNl71' / DE CASpERIN MORAN WALLING THORNBURGH SECOND BY: BRANDT DE GASPERIN / MOR p WALLING THORNBURGH DISCUSSION: ( vV ' a ' ROLL CALL VOTE: COP!MI S S IONERS : AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO ITEM NO. DATE PLANNING COMMISSION MEETING n n r MOTION BY: BRANDT DE GASPERIN MORAN ING ORNBURGH SECOND BY: BRANDT DE GASPERIN RAN WALLING THORNBURGH DISCUSSION: ; Z 4 ROLL CALL VOTE: CO*MSSIONERS: AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO 0 MEMORANDUNf" CITY OF LA QUINTA TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: July 15, 1986 SUBJECT: PLOT PLAN NO. 85-217, AMENDMENT #1 LOCATION: Northeast Corner of Calle Tampico and Desert Club Drive APPLICANT: La Quinta Medical/Commercial Plaza, Ltd. REQUEST: Approval to Construct Approximately 100,000 Sq.Ft. Office/Commercial/Medical/Restaurant Commercial Complex. on July 8, 1986, the Planning Commission reviewed the above referenced request and unanimously approved the revisions to the previous project approval as set forth in the attached Staff Report, with the following changes: * Change Condition No. 13(b) under Item #7 to add the following: "Retail areas shall have approximately 20% of the floor area for storage, restrooms and related needs." * Change Condition No. 13(c) under Item #7 to read as follows: "A minimum of 398 parking spaces shall be provided, including an adjustment not to exceed 12.5% to accommodate multiple -use, shared parking. The number of spaces required may be adjusted by the Community Development Director as appropriate to reflect minor changes in floor area and building uses. Uses may be switched from the assignments in sub -condition (a) above between buildings with approval of the Community Development Director provided that it is demonstrated that sufficient parking is available." I * Change Asterisk #4 under Item #10 to allow 3018" building height with towers to be the height as shown on plans submitted. * Change Asterisk #5 under Item #10 to add the following: "If possible, the roof line....." STAFF REPORT - CITY COUNCIL July 15, 1986 Page 2. Discussion by the Planning Commission on this matter included: * Landscaped setback along Tampico * improvements to building architecture * Review of building/tower heights * Concern about the number of parking spaces It was the consensus of the Planning Commission that, with minor changes to the conditions, the project should be approved. Skip Fonner and Peter Givas, Architect, appeared on behalf of the Applicant and supported the Staff recommendation with only minor changes to parking and architecture conditions. No one else appeared on the matter. SUBMITTED BY:� n Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atch: 1. Planning Commission Staff Report Dated 7/8/86 2. Revised Parking Requirements Report from Applicant L MEMORANDUM CITY OF LA QUINTA ,4 A TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 85-217, AMENDMENT #1 LOCATION: Northeast Corner of Calle Tampico and Desert Club Drive APPLICANT: La Quinta Medical/Commercial Plaza, Ltd. REQUEST: Approval to Construct Approximately 100,000 Sq.Ft. Office/Commercial/Medical/Restaurant Commercial Complex. BACKGROUND 1. General Plan: SEE NOVEMBER 26, 1985 STAFF REPORT (ATTACHED). 2. Zoning: SEE NOVEMBER 26, 1985 STAFF REPORT (ATTACHED). 3. Existing Conditions: The site has been rough -graded. SEE NOVEMBER 26, 1985 STAFF REPORT (ATTACHED) for additional informa- tion. 4. Environmental Considerations: SEE NOVEMBER 26, 1985 STAFF REPORT (ATTACHED). 5. Related Actions: a. Plot Plan No. 85-217, "Plaza Tampico", Approval to construct one office building of "Plaza Tampico" and concept approval of the general layout of "Plaza Tampico"; a 90,000 sq.ft. office and commercial center. Approved December 10, 1985. b. Specific Plan No. 83-001, "Duna La Quinta", Amendment No. 3, approval for 966 dwelling units plus six acres of commercial on a 180-acre overall site. Approved June 17, 1986. SEE NOVEMBER 26, 1985 STAFF REPORT (ATTACHED) FOR ADDITIONAL INFORMATION. 6. Description of Request: The Applicant is requesting approval to revise the "Plaza Tampico" Commercial Office Center. Although the site plan layout is basically the same as the conceptual plans approved on December 10, 1985 (Plot Plan No. 85-217), STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. building size and design, landscaping, and pedestrian amenities have been substantially changed. Rather than conceptual approval, the plans have been revised to incorporate many of the previous City related concerns for specific construction approval of the entire office/commercial center. The plan consists of the following: * Building "A": 16,446 sq.ft., two-story, combination office and restaurant. * Building "B": 23,112 sq.ft., two-story, medical office. * Building "C" and "D": 38,473 sq.ft., two-story combina- tion office and commercial complex. * Building "E": 23,352 sq.ft., two-story, combination office and commercial complex (proposed La Quinta Landmark Headquarters). The project contains 101,383 sq.ft. of building floor area. A "Contemporary Spanish" design theme is carried throughout the project. Building design incorporates mansard and gable roof styles with rectangular and archway architectural symmetry. Tower structures are strategically located at main building entrances to give visual relief to the mansard roof lines. "French" style windows and doorways are integrated into the architecture. Building materials include red clay "Mission" tile roof, beige stucco sidings on the first floor and white stucco sidings and columns on the first and second floor. Detailing consists of "Mediterranean" blue and gold combination tile and orange accent panels. (A color and building material sample board is available for review in the plot plan file at the Community Development Department.) Access to the project site consists of two main and two secondary entrances on Desert Club Drive and Calle Tampico. The two main entrances feature attractive, stamped concrete with fountain elements. Parking and pedestrian amenities are focussed to the center of the site with covered parking, separated pedestrian access ways, benches, and central fountains. Perimeter circu- lation from the secondary access points loop traffic around the buildings and provide separation between buildings and surround- ing properties. Covered and uncovered parking is also provided along these perimeter sections. The project proposes 400 parking spaces of which 136 spaces are covered. The covered parking structures consist of open and trellis type with wood post supports. The structure will be constructed primarily with wood and will be approximately 12 feet in height. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. Relative to miscellaneous aspects of the project, maximum building height is 37 feet at tower structures with an average two-story roof line height of 33 feet. Building "A" which contains a multi- level design, has a height of 23 feet at the single -story level. A six -foot -high, masonry wall is to be constructed along the property's perimeter interior lines, and a three -foot -high, garden wall, set back 10 feet from the street right-of-way is to be installed to visually obscure the parking area from Calle Tampico. The garden wall is to be built on the property line along Desert Club Drive. Buildings "A" and "B" are set back approximately 75 feet from Calle Tampico with Buildings "A" and "C/D" being set back approximately 65 feet from Desert Club Drive. Perimeter treatments include a landscaped buffer with a meandering sidewalk along Calle Tampico and landscaping and straight sidewalk along Desert Club Drive. Two pedestrian openings are provided which allow pedestrians to enter into the project separate from vehicular circulation. Pedestrian amenities include several paths which separate or are delineated from vehicle traffic, a central pedestrian rest area with a central fountain, and miscellaneous pedestrian furniture. 7. Comments Received: Since the site plan layout of the proposed project is basically the same as that which was previously approved for Plot Plan No. 85-217 (Plaza Tampico), comments are not substantially different from those received in the previous plan. Only minor comment changes from the City Engineer and Fire Marshal have been made due to changes in the circulation layout and an increase in floor area from approximately 90,000 sq.ft. to 101,000 square feet. a. City Engineer: The following comments shall be required of the project: 1. Dedicate public street right-of-way for Calle Tampico and Desert Club Drive (including corner cutoffs 35' radius Desert Club Drive at Calle Tampico). Right-of- way width shall be per City standards at the time building permits are issued; however, in no event shall Calle Tampico be less than 100 feet in total right-of-way width and Desert Club Drive be less than 60 feet in total right-of-way width. The proposed Desert Club Drive centerline shall "line up" with the existing centerline at Desert Club Drive. 2. That the Applicant submit street improvement plans that are prepared by a Registered Civil Engineer. Street improvements (including street and traffic signs and markings), raised median islands (on Calle Tampico), and underground utilities are required and shall conform to City standards as determined by the City Engineer. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 4. Median island and parkway landscaping shall be compatible with intersection and driveway sight distance requirement. 3. A complete report of a thorough preliminary engineering geological and soil engineering investigation showing evidence of a safe and stable development is to be submitted with the grading plans. The recommendations by the engineering geologist and soil engineer shall be incorporated into the grading plan design prior to grading permit approval. The soil engineer and engineering geologist must certify to the stability of the site prior to issuance of any building permits. Seismicity and the probability of seismic effects upon the site and the proposed development shall also be included in any soil engineer or geologic investigation and shall be incorporated into the grading plan by the design civil engineer. 4. The grading plan shall be designed by a licensed civil engineer who will be required to supervise the grading and drainage during construction; and certify that the constructed conditions at the rough grade stage are as per the approved plans and permit prior to issuance of building permits. Certification at the final grade stage is also required prior to final approval of the grading construction. The site grading shall be substantially in compliance with the drainage patterns established by the City's Master Plan of Drainage. 5. The minimum street structural section shall be 3" of asphalt concrete over 4" of Class 2 rock base. All street sections shall be designed for the following: (a) Subgrade soil strength. (b) Anticipated traffic loading. (c) Design life of 20 years minimum. 6./ The development's main entry will be off Desert Club /// Drive. No median openings permitted in Calle Tampico within 400' of an intersection or another median opening (this is a requirement for a four -lane, divided arterial highway). An area site plan for Calle Tampico that shows proposed nearby major development's access points to be prepared if consideration of access through medians are proposed. Turn pocket lengths shall be designed for amount of turning traffic movement. A maximum of two driveways each on Calle Tampico and Desert Club will be allowed. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 5. 7. Applicant shall participate in constructing Master Planned Storm Drain and Sewer Facilities in Calle Tampico. 8. All utilities will be installed and compaction tests made on all trenches prior to construction of streets. Cost of soil compaction and analysis tests shall be paid by the developer. 9. Drainage disposal facilities shall be provided as approved by the City Engineer. A detailed hydrology and drainage study per City standards will be required. 10. For the meandering sidewalk in Calle Tampico, an addi- tional dedication of public sidewalk right-of-way shall be made for that portion of sidewalk outside of ultimate street rights -of -way. Note plan shows 6' not 12' parkway as required. 11. The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or sub- contractors for the Planning, Building, or Engineering Divisions. 12. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District, and by constructing project, agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. 13. Entry driveways with median areas shall be modified (widened) to provide proper turn radius access for passenger vehicles and trucks. b. Fire Marshal: Same comments as previous report dated November 26, 1985, except that Item No. 8 is revised to require complete fire sprinkler system per NFPA 13 for all buildings. STAFF COMMENT AND ANALYSIS Plot Plan No. 85-217, Amendment #1, is a project which generally incorporates many of the previous City related concerns and conditions of approval of the conceptually approved "Plaza Tampico" plot plan. Rather than conceptual approval, Plot Plan No. 85-217, Amendment #1, is a request for specific design and construction approval for the entire office and commercial center. 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 6. LAND USE CONSIDERATIONS The general uses proposed are consistent with the C-P-S Zone and are appropriate given the site's designated "Village Commercial" General Plan Land Use Category. It is anticipated that a new zoning district will be developed that will apply to the Village area. To minimize impacts of the project on adjoining residential properties the project has incorporated several design features which were previously required in the conditions of approval which include: Six -foot -high masonry wall along the interior property lines. Trees planted one every 27-lineal-feet along residential property lines. * Majority of the perimeter parking covered along residential properties. However, changes in the plan, which may affect land use compatibility.. are an increase in building height from 28 feet to 36 feet (at orna- mental tower sections) and a reduction in perimeter building setbacks from 75 feet to 65 feet. It seems appropriate to retain the previous building heights limit of 28 feet for "Plaza Tampico", particularly since it is even more visible from the street and the Village at La Quinta than the Village Pointe project. The Duna La Quinta Specific Plan limits all buildings to 35 feet in height. It is suggested that due to the architectural nature of the project, the ornamental towers be retained at an appropriate height. GENERAL DESIGN CONSIDERATIONS The Applicant has completely redesigned "Plaza Tampico" to emphasize the "Village Commercial" General Plan concept. The project provides a system of walkways throughout the parking area for appropriate pedestrian orientation. This system both minimizes potential conflicts between pedestrians and vehicles and links the buildings together to serve the pedestrian. The project also incorporates a central park area with an ornamental fountain, planter areas, and park benches. Additional trees and landscaping have been designed into the parking area. Direct pedestrian access to the site has been provided from the perimeter sidewalks along Calle Tampico and Desert Club Drive. Additional pedestrian linkages should be provided from the Desert Club Drive sidewalk to Building "C/D" and from the Calle Tampico sidewalk to Building "B". Overall, the project does imple- ment the General Plan by designing a unique pedestrian -oriented atmosphere. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 7. Relative to the building architecture of the new "Plaza Tampico", the project has a "Modern Spanish" design which will attractively accent the "Village at La Quinta". Encompassing all of the building details, the new project is a vast improvement over the previously approved "Plaza Tampico" concept plan. The new "Plaza Tampico" incorporates a straight, monotone, mansard roof design. Although the ornamental towers break apart this effect, to a certain extent, it. is Staff's opinion that the roof should be redesigned to incorporate more variety in roof lines to provide additional visual interest. The project is at the gateway of the Village, and therefore, it will represent the design trend of the rest of downtown La Quinta. PARKING AND CIRCULATION CONSIDERATIONS A. Off -Site Circulation: Since this project is the first new proposal on Calle Tampico since adoption of the General Plan, it will set the precedent for future development on Calle Tampico. To be consistent with the General Plan and comply with related municipal ordinances, the following off -site improvements should be required: * Improve Calle Tampico as a Primary Arterial, Secondary Image Corridor, and a Ceremonial Street. * Intersection spacing on Calle Tampico should be spaced a minimum of 400 feet apart. * A maximum of two driveways are permitted on Calle Tampico (City Engineer requirements). * Desert Club Drive shall be dedicated and improved as a Local Street with a minimum total right-of-way of 60 feet. * A maximum of two driveways are permitted on Desert Club Drive (City Engineer requirements). * A 12-foot depth parkway shall be provided along Calle Tampico. (This will enable a more appropriately designed meandering sidewalk than proposed.) * Specific street design, including median widths, lane widths, and provision of breakdown lanes, and other related improvements subject to review and approval of the City Engineer. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 8. B. On -Site Circulation and Parking: The City Engineer has identi- fied a substandard width main entrance radius which would limit the ability of large vehicles from safely entering the project:. A minimum 35-foot radius at both main entrances on Calle Tampico and Desert Club Drive should be provided. As identified in the previous Staff Report, the project appears to be overbuilt to permit both adequate parking and appropriate pedestrian circulation and amenities. The new project proposes an even greater building area with fewer parking spaces. It is the Applicant's intention to utilize a joint use parking scheme to compensate for a discrepancy from the minimum parking standards. Based on the Municipal Land Use Ordinance, approximately 480 parking spaces would be required, depending upon the amount of` office vs. retail floor area. The Applicant is proposing 400 spaces resulting in a discrepancy of about 80 spaces. Minimum parking standards were calculated as follows: 1. General business with 2,000 sq.ft. or over of sales area; one space for each 150 sq.ft. of sales display area. 2. Offices, business, and professional; one space for each 250 sq.ft. of floor area, excluding public corridors and stairways. 3. Dining rooms, restaurants; one space for each 45 sq.ft. of serving area. Building "A" (16,446 Square Feet) Restaurant (8,240 square feet): 4,944 Square Feet Serving Area with 3,296 Square Feet Offices & Kitchen ..... 110 Commercial (1st Floor): 1,468 Square Feet 6 Office (2nd Floor): 6;774 Square Feet with ry v 1,252 Square Feet of Corridor/Stairway TOTAL � 3v Building "B" (23,112 Square Feet) Medical Office: 20,454 Square Feet with 2,658 Square Feet of Corridors/Stairways 82 STAFF REPORT - PLANNING COMMISSION ki July 8, 1986 Page 9.�� Building "C & D" (38,473 Square Feet) Commercial (lst Floor): 15,096�Square Feet with 2,413 Square Feet of Corridor/Stairway 101 0 Office (2nd Floor): 18,700 Square Feet with 2,264 Square Feet of Corridor/Stairway 75 TOTAL 176 Building "E" (23,352 Square Feet) Office: 20,076 Square Feet with 3,276 Square Feet of Corridor/Stairway 80 TOTAL "PLAZA TAMPICO" PARKING SPACE REQUIREMENT... 481 It should be evident that a number of assumptions have been made in the above parking calculations. These include: * Serving area of restaurant to be 60% of floor area. * Second floor areas of Buildings "A, C, and D" to be for office use only. * First floor areas of Buildings "C and D" to be for retail use only. * Building "E" to be for office use only. * Corridor and stairway areas deducted from gross floor area to determine parking. Obviously, changes to these assumptions will necessarily affect the final parking determinations. Given that the project's proposed uses may be in demand at different time periods, i.e., restaurant activities in the evening, offices and commercial uses during the day, parking flexibility may be provided to a certain extent. Since not much is known about the particular users, with the possible exception of Buildings "B and E", it is difficult to completely assess how much shared parking can be provided for in this approval. An adjustment of 10-15% (48-72 spaces in this case) seems reasonable based on my experience and national standards. It is important to make adequate provision for on -site parking to avoid burdening adjacent on -street parking. This approach would allow the Applicant to build close to the square footage requested - provided that the assumptions identified above are: valid. ® 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 10. Relative to on -site circulation, the plan retains the same basic design as previously approved. Incorporating a system of pedes- trian paths and amenities into the parking area works well to separate motorists and pedestrians. As for the covered parking structures, they are well designed with a wood lattice roof to provide partial vehicle shading. The covered parking stalls will add to the attractiveness to "Plaza Tampico". CONCLUSIONS 1. The proposed specific development plan for "Plaza Tampico", as contained in the file for Plot Plan No. 85-217, Amendment #1, is consistent with the La Quinta General Plan Designation of Village Commercial. 2. The proposed use is in compliance with the C-P-S Zone. 3. That utility services, including water, sewer, electric, gas, and telephone service are either presently available or shall be extended to the site which will provide for the needs of the proposed project. 4. All identified impacts associated with the project in the related Environmental Impact Report have been mitigated to a level of insignificance. 5. This proposal is consistent with the goals of the overall Duna La Quinta Specific Plan. 6. Compatibility of this project is assured by the use of building height and architectural restrictions included within the conditions of approval. 7. The project will generate additional traffic which will require improvements to adjacent streets and intersections. 8. That a Downtown Architectural Study and Architectural Guidelines are being developed and these will take precedence over the conditions of approval, relative to project design standards, if adopted before project development. 9. The parking provided for this project is not adequate and the project, therefore, will need to be revised to either provide more parking or reduce the overall size of building in terms of floor area square footage. 10. The "Spanish" style architecture and proposed building materials are compatible with existing development. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 11. FINDINGS 1. Plot Plan No. 85-217, Amendment #1, is consistent with the La Quinta General Plan as recommended, with conditions for approval by the Community Development Department. 2. Plot Plan No. 85-217, Amendment #1, is consistent with the zoning as recommended for approval by the Community Development Department. 3. The project is consistent with Duna La Quinta Specific Plan No. 83-001. 4. Plot Plan No. 85-217, Amendment #1, is consistent with the adopted La Quinta Redevelopment Project No. 1 Plan. 5. There are no physical constraints which would prohibit develop-. ment of the site as proposed. 6. Public services and utilities can be provided to the development. 7. Although the project could have significant adverse impact on the environment, the mitigation measures agreed to by the Applicant and incorporated into the conditions of approval will mitigate these project impacts to levels of insignificance. 8. The general design of the proposed "Plaza Tampico", as contained in the file for Plot Plan No. 217, Amendment #1, is consistent and compatible with existing and anticipated area development. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department Staff recommends approval of Plot Plan No. 85-217, Amendment #1, in accordance with all Exhibits A, B and C, and subject to conditions approved December 5, 1985, with the following revisions. PREPARED BY: i�7 w IL� Gary W. Price Associate Planner GWP:LLS:dmv APPROVED BY;��' Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Exhibits A, B, and C 2. Staff Report for Plot Plan No. 85-217 (Orig. Approval) CONDITIONS OF APPROVAL JULY 8, 1986 PLOT PLAN NO. 85-217, AMENDMENT 01 1. Revise Conditon Nos. 1, 2, 3, 10, 11(c), and 22 to reference "Amendment #1". 2. Eliminate "for Building No. 1" from Condition No. 4. 3. Change Condition No. 5 to reference Specific Plan "as amended on June 17, 1986". 4. Amend Condition No. 11(a), (b), (e), and (h) by adding the underlined as follows: (a) ...Drive (including corner cutoffs with a 35-foot radius on Desert Club Drive at Calle Tampico). Right-of-way... (b) ...by the City Engineer. Median island and parkway lan scaping shall be compatible with intersection and drive sight distance standards. (e) ...approval of the City Engineer. Entry driveways with median areas shall be modified to provide adequate turn_ radii. (h) ...City standards shall be required. rmmnly with annlicable provisions of 5. Add the following to Condition No. 11: All utilities shall be installed and compaction tests made on all trenches prior to construction of streets. Costs of soil compaction tests shall be the responsibility of the Applicant; Developer. 6. Amend Condition No. 12 to read as follows: 12. The following off -site improvements shall be required of Plot Plan No. 85-217, Amendment #1: a. Calle Tampico shall be improved to design requirements specified in the La Quinta General Plan for a "Primary Arterial" (100'-110' right-of-way). Calle Tampico shall also be improved as a "Secondary Image Corridor" and a "Ceremonial Street" consistent with the La Quinta General Plan. Specific streetscape, street design, landscaping and signage plans shall be submitted for review and approval by the Community Development Department prior to issuance of building permits. E CONDITIONS OF PLOT PLAN NO. Page 2. APPROVAL - JULY 8, 1986 85-217, AMENDMENT #1 b. A landscaped setback, excluding parkway, of 15 feet shall be provided along Calle Tampico. A six-foot, meandering sidewalk shall be incorporated into the parkway. 7. Delete Condition Nos. 13 - 15 and replace with the following: 13. Landscaping and striping of the parking area shall be provided in accordance with the requirements and standards of Section 18.12 of the Municipal Land Use Ordinance and the following: a. Building use shall be limited as follows: (1) Building A - Restaurant shall not exceed 8,240 square feet with the serving area not to exceed 4,944 square feet. Remaining floor area on first floor may be used for either retail or office. Second floor shall be limited to office use only. (2) Building B - Entire building shall be limited to office use only. (3) Building C & D - First floor area may be used for either retail or office uses. Second floor shall be limited to office use only. (4) Building E - Entire building shall be limited to office use only. b. Corridor, stairway, and related areas shall be provided generally as shown - both in location and size. c. A minimum of 420 parking spaces shall be provided, including an adjustment not to exceed 12.5% to accommodate multiple use, shared parking. The number of spaces required may be adjusted by the Community Development Director as appropriate to reflect minor changes in floor areas and building uses. d. Pedestrian, landscaping, entry fountain, decorative paving and related amenities shall be provided generally as shown on plans submitted. e. Main entrances on Calle Tampico and Desert Club Drive shall be expanded to accommodate a minimum 35-foot radius. 8. Amend Condition No. 16(g) as follows: (g) ...per NFPA 13 for all buildings. The post indicator... CONDITIONS OF APPROVAL - JULY 8, 1986 PLOT PLAN NO. 85-217, AMENDMENT #1 Page 3. Eliminate "for Office/Commercial Building No. 1" from Condition No. 21. 10. Delete Condition No. 24 and add the following conditions under the heading of "Building Design": All buildings shall be constructed in accordance with all the approved Exhibits B and C as contained within the Community Development Department's file for Plot Plan No. 85-217, Amendment #1. The type and colors of the exterior building materials shall be in accordance with the approved Exhibit C and materials sample board as contained in Community Development Department's file for Plot Plan No. 85-217, Amendment #1. Any change in the color scheme or building materials, considered a minor change, may be submitted for review and approval by the Community Development Department prior to building permit issuance. * All roof -mounted equipment shall be screened from view on all sides by the roof structure. The maximum allowable building height shall be two stories„ not to exceed 28 feet at roof peak. The ornamental towers„ attached to the buildings, may have a maximum height of 35 feet. * The roof line on buildings B, C/D, and E shall be modified to vary the height and line with offsets and similar archi- tectural techniques. Revised elevations shall incorporate the same basic architectural design as approved Exhibit C and shall be subject to review and approval by the Community Development Department prior to issuance of any building permit. 11. Add the following conditions under the heading "Miscellaneous"': * The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building, or Engineering Divisions. * The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District, and by constructing project, agrees to be included in the district. Any assess- ments will be done on a benefit basis as required by law. .j +Tr I h , I I ,t •� 1 MEMORANDUM CITY OF LA OUINTA To: The Honorable Chairman and Members of! the Planning Commission From: Community Development Department Date: November 26, 1985 Subject: PLOT PLAN NO. 85-217 Location: Northeast Corner of Calle Tampico and Desert Club Drive Applicant: Larxhmark Land Company Request: Approval to Construct Office Building No. 1 of "Plaza Tampico" and Concept Approval of the General Layout of "Plaza Tampico", a 90,000- Square-Foot Floor Area Office and Commercial Center. 1. General Plan a. Site: Specific Plan No. 83-001, "Duna La Quinta"; Village Commercial. b. surrounding Area: Village Commercial to the west, High Density Residential (8-16 Dwelling Units Per Acre) to the east, Village Cam ercial and Low Density Residential (2-4 Dwelling Units Per Acre) to the south, and Village Commercial and Medium Density Residential (4-8 Dwelling Units Per Acre) to the north (refer to Attachment No. 1; Land Use Map). c. Streets: Calle Tampico, providing the main access to the site, is designated a "Primary Arterial" with a 100' right-of-way. Calle Tampico is also designated as a "secondary Image Corridor" and a "Ceremonial Street" to be treated as an attractive entryway into the City's downtown area. Desert Club Drive, south of the project, is designated as a "collector" with a 64' right-of-way. 2. Zoning a. Site: C-P-S (Scenic Highway Commercial) to the west; R-2-4000 (Multiple -Family Residential) to the east and south; and R-2-3350 (Multiple -Family Residential to the north. 3. Existing Conditions: The site is vacant and generally flat containing native vegetation including creosote brush, tumbleweeds. All areas directly adjacent to the site are vacant. At the southwest corner of Calle Tampico and Desert Club Drive is a small multiple -family dwelling. Approximately 350 feet to the west of the site, along Calle Tampico, are several small commercial buildings, including a restaurant, pharmacy and convenience market. Water, sewer, electricity and gas services are available to the site. Calle Tampico, adjacent and to the south of the project site, is currently maintained with a 60' right-of-way. STAFF REPORT - PLANNING CCrMIISSION November 26, 1985 Page 2. 4. Environmental Considerations: An Environmental Impact Report (SCH #83061305) was prepared on :the overall Specific Plan and was certified on April 10, 1984. This EIR adequately addresses the environmental impacts associated with the proposed project. Mitigation measures added to the entire Duna La Quinta project, in addition to those added to this project, respond to all potentially significant impacts, including traffic and circulation, air quality, water resources, and public services and utilities reducing their impacts to a level of insignificance. Pursuant to the State California Environmental Quality Act Guidelines, the previous EIR applies to the proposed project since the circumstances of the project are essentially the same as those addressed in the EIR. This EIR reviewed impacts associated with Duna La Quinta with the project site developed as commercial. 5. Related Actions a. Specific Plan No. 83-001, "Duna La Quinta", approval of 1,277 dwelling units on 266 acres, oriented around the La Quinta Hotel Golf Course. Approved May 15, 1984. Subsequent amendments to the specific plan have been made. Most recently Amendment No. 2, approved on Novenber 5, 1985, reduced the number of dwelling units approved to 1,146 units and changed allowed uses of the site fran multiple -family residential to commercial uses. b. General Plan Amendment No. 85-007, requesting General Commercial at the project site. Approved for Village Commercial on November 5, 1985. c. Change of Zone No. 85-017, requesting a change of zone from. R-3-3350 to C-P-S to implement General Plan Amendment No. 85-007 and permit cannercial site development. Approved Novenmber 19, 1985. d. Tentative Tract No. 21123, requesting approval of 20 estate lots for single- family development on 6.74 acres, within a portion of Duna La Quinta, Phase 3 (directly north of the project site) . Approved November 5, 1985. e. Change of Zone No. 84-006, a Change of Zone to iniplenent the Duna La Quinta Specific Plan. Approved May 15, 1984 (NOTE: Zoned site to R-3-3350 for ultimate condo/apartment development). f. General Plan Anw lrent No. 84-003, requesting General Crnmercial at Avenue 50 and Washington Street and at Calle Tampico. Denied May 15, 1984. g. Tentative Tract No. 18767, approved for 77 condcminiununits on 77 acres, Phase 1 of Duna La Quinta. Approved February 2, 1983. h. Tentative Tract No. 20158, approval of 54 condominiumm units on 8.7 acres, Phases 2 and 5 of Luna La Quinta. Approved July 17, 1984. i. Tentative Tract No. 20258, approval of 16 condominium. units on 4.3 acres, Phase 4 of Duna La Quinta. Approved July 17, 1984. 6. Description of Request: The Applicant is requesting approval to construct a 22,225-square-foot floor area office building (Building No. 1), a portion of "Plaza La Quinta" which is ultimately to include the following: ° 22,225-square-foot floor area office/commercial building No. 1 (Part of this approval) . ° 40,250-square-foot floor area office/commmercial building No. 2 (Future approval). STAFF REPORT - PLANNING ® SSION November 26, 1985 Page 3. ° 18,600-square-foot floor area medical building (Future approval of Design, Use and Siting considered as part of this approval) . ° 7,500-square-foot floor area restaurant (Future approval of Design, Use and Siting considered as part of this approval). The Applicant is also requesting general approval of the site plan, parking lot layout, specified uses, and off -site improvements of the entire "Plaza Tampico" commrcial/office center. The Applicant has indicated that he intends submitting separate plot plan applications on the other portions of the project site as financing becomes available. Construction (i.e., grading) of this first phase of "Plaza La Quinta" is anticipated during late December, 1985. 7. Comments Received a. City Engineer: The following comments shall be required of the project: 1) Dedicate public street right-of-way for Calle Tampico and Desert Club Drive (including corner cutoffs). Right-of-way width shall be per City standards at the time building permits are issued; however, in no event shall Calle Tampico be less than 100 feet in total right-of-way width and Desert Club Drive be less than 60 feet in total right-of-way width. The proposed Desert Club Drive centerline shall "line up" with the existing centerline at Desert Club Drive. 2) That the Applicant submit street improvement plans that are prepared by a Registered Civil Engineer. Street improvements (including street and traffic signs and markings), raised median islands (on Calle TWTico), and underground utilities are required and shall conform to City standards as determined by the City Engineer. 3) A complete report of a thorough preliminary engineering geological and soil engineering investigation showing evidence of a safe and stable development is to be submitted with the grading plans. The recommendations by the engineering geologist and soil engineer shall be incorporated into the grading plan design prior to grading permit approval. The soil engineer and engineering geologist must certify to the stability of the site prior to issuance of any building permits. Seismicity and the probability of seismic effects upon the site and the proposed development shall also be included in any soil engineer or geologic investigation and shall be incorporated into the grading plan by the design civil engineer. 4) The grading plan shall be designed by a licensed Civil Engineer who will be required to supervise the grading and drainage during construction; and certify that the constructed conditions at the rough grade stage are as per the approved plans and permit prior to issuance of building permits. Certi- fication at the final grade stage is also required prior to final approval of the grading construction. 5) The minimum street structural section shall be 3" of asphalt concrete over 4" of Class 2 rock base. All street sections shall be designed for the following: STAFF REPORT - PLANNING CCMMISSION November 26, 1985 Page 4. a. Subgrade soil strength. b. Anticipated traffic loading. c. Design life of 20 years minimum. 6) The development's main entry will be off of Desert Club Drive as the proposed median island on Calle Tampico can only have a median opening at select street, not driveway, accesses. A maximum of two driveways each on Calle Tampico and Desert Club Drive will be allowed. 7) All utilities will be installed and compaction tests made a-L all trenches prior to construction of streets. Cost of soil compaction and analysis tests shall be paid by the developer. 8) Drainage disposal facilities shall be provided as approved by the City Engineer. A detailed hydrology and drainage study per City standards will be required. b. City Fire Marshal: With respect to the conditions of approval :regarding the above referenced Plot Plan, the Fire Department recommends the following fire protection measures be provided in accordance with La Quinta City Ordinances and/or recognized fire protection standards. 1) The Fire Department is required to set a minimum fire flow for the .remodel or construction of all cammernial buildings. 2) Provide or show there exists a water system capable of delivering 3500 gpm fire flow for a 2-hour duration at 20 psi residual operating pressure. 3) A fire flow of 1000 gpm for a 2-hour duration at 20 psi residual operating pressure mist be available before any combustible material is placed on the job site. 4) A combination of on -site and off -site Super fire hydrants, (611x4"x2Y'x2�11), will be required located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travelways. The required fire flaw shall be available from any two adjacent hydrant(s) in the system. 5) The required fire flaw may be adjusted at a later point in the permit process to reflect changes in design, construction type, area separations, or built-in fire protection measures. 6) Applicant/Developer shall furnish water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and, the system shall meet the fire flow requirements. Plans shall be signed/approved by a Registered Civil Engineer and the local water caipany with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 7) Ccmply with Title 19 of the California Administrative Code. 8) Install complete fire sprinkler systems per NFPA 13 for the two office buildings and the medical building. The post indicator valve and fare department connection shall be located to the front, not less than 25' from the building and within 50' of an approved hydrant. 9) Install fire alarms (waterflow) as required by the Uniform Building Code, Section 3802(c), for sprinkler systems. STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 5. 10) Install tamper alarms on supply valves for sprinkler systems. 11) Certain designated areas will be required to be maintained As fire lanes. 12) Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. 13) Install a Hood Duct automatic fire extinguishing system for restaurant commercial crooking equipment. 14) The minimmn width of interior driveways shall be 241. 15) If medical building is determined to be a care facility, ("I" Occupancy), additional life safety requirements as specified in UBC Chapter 10, CAC Title 19, and CAC Title 24 must be camplied with. 16) All questions regarding the meaning of these conditions should be referred to the Fire Department Planning and Engineering Staff. c. Coachella Valley Water District: This area is shown to be subject to shallow flooding and is designated Zone A3, on Federal Flood Insurance Rate Maps which are in effect at this time. The developer shall provide a 40-foot easement to the District parallel to the west property line for the East La Quinta Stormwater Channel buried conduit. The District will furnish danestic water and sanitation service to this area in accordance with the current regulations of this District. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. d. General Telephone Ccnpany: Telephone facilities exist along the south side of Calle Tampico. e. Clamber of Commerce: "Plaza Tanpico" looks very exciting. We would be very interested in knowing more about the medical building, restaurant and tenants for the office buildings. As a Chamber, we would like to welcome these new businesses and their principals. f. The following entitites responded to the project request for comT*mt with a statement of "No Comment": ° Southern California Gas Campany ° Community Safety Department, City of La Quinta g. The following agencies, although sent a request for comment, did not submit any comments: ° Imperial Irrigation District ° Riverside County Sheriff's Department h. No written coments have been received from the public. ® 0 STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 6. STAFF COMP AND ANALYSIS In reviewing this proposal, both General Plan and Specific Plan consistency issues have been incorporated into the body of this report. The Analysis section of this report breaks down planning considerations into five categories which include Land Use, General Design, Parking and Circulation and Miscellaneous Issues. It is important to note that this project has only gained concept approval and not specific design approval. The "Plaza Tampico" concept plan was approved on November 5, 1985, relative to Specific Plan No. 83-001, Amendment No. 2. LAND USE CONSIDERATIONS With regard to Zoning, the project site is within the C-P-S (Scenic Highway Ccmrrercial) Zone. Although the uses of the two large office/camiercial buildings are not specified in detail, C-P-S provides for a wide variety of uses. The Applicant has indicated that the uses of office building No. 1 will be all office related while office building No. 2 will be primarily office oriented uses. The proposed restaurant is a permitted use in the C-P-S Zone. Although medical offices are not specified in the permitted use section of Municipal Lama Use Ordinance Section 9.50, the specified uses of the building, as described by the eventual uses of the building, is to be used for general medical office space (refer to letter from Benton R. Fonner, Attachment No. 2). Offices and businesses are permitted uses within the C-P-S Zone. Overall, the proposed uses within "Plaza Tampico" are consistent with the C-P-S Zone. Further regulation of specified detailed uses will be done at business license issuance time when Staff is authorized to limit those uses which are permitted by the Municipal Land Use Ordinance (Refer to Attachment No. 3, C-P-S Zone). Relative to the General Plan, the project site is located in the "Village Co mercial" area. The uses proposed are consistent with the "Village Commercial" concept of the General Plan. The proposed restaurant, at the corner of Desert Club Drive and Calle Tampico, particularly, will lend itself well to encouraging a pedestrian -oriented atmosphere. The proposed medical office will provide a needed service to the oom¢.mity. The overall proposed uses of the project are consistent with the Dicta La Quinta Specific Plan. Concerning the locations of uses on the site, the medical office is located with 75' of the easterly property which is planned for residential uses. This is also the case for the north and east properties near the office/cotmercial buildings. In terms of conflicts between the two different uses, an appropriate buffer should be provided. The site plan indicates a living wall with a 6'-high chain link fence along the: bordering property lines. At the minimum, a 6'-high masonry wall should be installed along here to minimize impacts of "Plaza Tampico" on adjoining residential properties. This require- ment is in conformance to the Municipal Parking Regulations, Section 18.12(5) of the Land Use Ordinance. Since these buildings are two-story, the view onto the adjoining residentially planned properties is inevitable. However, to minimize this impact, a minimum of one tree every 40 feet should be planted along the ccrrmon property line. These trees should be a minimum of 10 feet in height at installation and should be of a fast growing, spreading variety. Since the project site is located close to a major street (Calle Tampico), a noise study shall be conducted on the project. This is consistent with Policy 3.25 and 3.26 of the Hazards Element. Of critical concern is the project's impact on the nearby residential areas, particularly with regard to the ambulance service. Based on the STAFF REPORT - PLANNING CO SSION November 26, 1985 Page 7. findings of the noise study, additional mitigation measures may be required on the project. GENERAL DESIGN CONSIDERATIONS a. Site Plan: The proposed locations of the buildings and uses are well distributed on the site with the restaurant at the main corner and medical office at the main project entrance; both highly visible fran the street. It is important to point out that the location of the site is at the main gateway entrance into the Village. The design of this project may, therefore, set significant precedent for designs of other projects within the Village. Several aspects of the project will have to be redesigned to meet General Plan consistency guidelines. Policy No. 6.13 of the General Plan requires that parti- cular attention be given to encourage a unique pedestrian -oriented atmosphere in the Village area. The project is clearly automobile oriented, dominated by parking areas and driveways, and generally lacks any pedestrian -oriented opportunities. The project needs to incorporate a design for pedestrian orientation and should consider the following redesign criteria: ° Central landscaped park area, including park benches and other pedestrian furniture. Ideally, this park area should be located in the center of the parking area between the restaurant and medical office. ° A system of walkways within the parking area which ties in pedestrian orientation between the park and all four buildings. ° Reduction in parking along building perimeters to allow direct pedestrian access to all buildings. the Applicant is encouraged to provide additional amenities to the pedestrian area, including but not limited to, a central ornamental fountain, designated areas for bicycle parking, and additional pedestrian openings from main perimeter sidewalks to main buildings and central park. Another General Plan concern is the project's treatment of building mass, height, and bulk. Based on Policy 6.34 of the General Plan, along Calle Tampico, designated as a "Ceremonial Street Corridor", the City shall establish appropriate building height limits to assure a low density character and appearance. The Duna La Quinta Specific Plan limits all structures to a maxim n height of 35 feet. Building heights of the restaurant and particularly the two-story medical building present some con- cern in this regard. Building heights are not indicated for these buildings. As indicated previously, separate plot plan approvals will be required for the restaurant and medical building. The Applicant should be aware that a two-story structure located close to Calle Tampico may not be appropriate. As discussed in the Land Use Considerations portion of this report, the location of buildings on the site have taken into account, to the extent feasible, the residential properties to the north and east of the site. In terms of design, all two-story structures within "Plaza Tampico" should maintain a minim setback from the north and east property lines of 75 feet. ® 0 STAFF REPORT - PLANNING COMISSION November 26, 1985 Page 8. b. Building Design: Since the only buildings to be approved for this plot Plan are the office/camiercial building No. 1 and the covered parking structures, this report will focus primarily on these structures. With regard to office/commercial building No. 1, the structure contains the typical mass, bulk, height, and design features of other traditional Landmark buildings as developed or planned in the Duna La Quinta project and PGA West. The structure's mass, bulk, height, architectural design, and building materials proposed are consistent with those prescribed in the "Duna La Quinta" Specific Plan No. 83-001. The building materials including plaster exterior sidings, mission tile roof, and wood trellis details have been attractively designed with architectural interest. The building height of approximately 29 feet is appropriate given the building's location on the site. The perimeter covered parking structure, which has been incorporated into the overall building design, effectively will reduce the visual density and bulk of the building by providing a step-up effect. With regard to the exterior color scheme, the entire "Plaza Tampico" project should incorporate a consistent color and texture theme throughout. A color and building material scheme for the entire "Plaza Tampico" project should be submitted. Concerning the design of the covered parking structures in the project, the column type construction and openness of these buildings contain a similar and consistent design theme to the office/carmeroial building. No major design problems have been identified regarding the detached covered parking structures. A Downtown Architectural Study is currently being conducted by consultants to determine the architectural guidelines for the Downtown ultimately to be incorporated into a Downtown Village Specific Plan. Assuming that these guidelines are adopted prior to development, these standards shall take precedence over any of the design guidelines discussed in this report. PARKING AND CIRCULATION CONSIDERATIONS a. Off -Site Circulation: The traffic generated by this project will approximately double existing levels at full occupancy. however, Calle Tampico is a designated "Primary Arterial" with a 100' right-of-way in the General Plan. Fhnen completely improved from Eisenhower to Washington Street, Calle Tampico will not create a cumulative circulation problem in the Village Area. To be consistent with the General Plan, the following off -site improvements should be required: improve Calle Tampico to: 1) Primary Arterial - 100' right-of-way (Circulation Plan) 2) Secondary Image Corridor (Open Space Camwnity Facilities Plan) 3) Ceremonial Street (Open Space C mmunity Facilities Plan) ° Plaza Tampico should be allowed only one median cut at the intersection of Calle Tampico and Desert Club Drive (Minimum Street Design Standards for Primary Arterials limits intersection spacing to one very 1200 feet). ° A maximmn of two driveways are permitted on Calle Tampico (City Engineer requi repents) . • Desert Club Drive shall be dedicated and inproved as a Local Street with a minimum total right-of-way of 60 feet. STAFF REPORT - PLANNING COMISSION November 26, 1985 Page 9. ° A maxiimun of two driveways are permitted on Desert Club Drive. Other General Plan and planning related matters are considered here. Based on Policy No. 6.35 of the General Plan, large parkways and setbacks are necessary to assure a high quality and attractive appearance on major streets. Project frontage along Calle Tampico, a "Primary Arterial" shall have a minimum 20-foot setback parkway. In addition, the proposed six -foot -wide sidewalk shall be meandering within this setback. It is anticipated that this parkway will enhance the pedestrian opportunities of the project as well as provide for attractive streetscape amenities. To carry the "Village Catmercial" concept through the Village, special attractive paving should be incorporated into the street design at the intersection of Calle Tampico and Desert Club Drive. With all of these off -site improvements, the proposed project is consistent with the La Quinta General Plan. b. On -Site Circulation: As indicated previously in this report, changes in the design of this project should be made to acwamrodate pedestrian travel. In overviewing the entire "Plaza Tampico" plan, it can be inferred that the Project is overbuilt to permit both adequate parking and minimum conflicts between pedestrians and motorists. It is quite evident that a reduction in buildable floor area will be required to both allow for adequate parking and circulation flow and facilitate the "Village Commercial" concept. The Applicant has indicated that redesign of the project to accommodate these interests may involve subterranean type parking. The following is a distribution of the parking requirements for the entire "Plaza Tampico" project: Section 18.12 of the Municipal Land Use Code: a) General business with 2000-square-feet or over of sales area; one space for each 150-square-feet of sales display area. b) Offices, business and professional; one space for each 250- square-feet of floor area, excluding public corridors and stairways. c) Dining roams, restaurants; one space for each 45-square-feet of serving area. STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 10. Minimum Parking Requirements: ° 22,225 Square Feet - Office Total ° Building No. 2 (40,250 Square Feet) 20,125 Square Feet - Office 20,125 Square Feet - Cammercial Total Medical Building 18,600 Square Feet - Office Total ° Restaurant Building 7,500 Square Feet Estimated 5200 Square Foot Serving Area 80.50 134.20 74.40 NM 'e14.70 74.40 115.56 TMAL "PLAZA TAMPICO" PARKING SPACE REQUIREMENT . . . . . .493.56 (ROUNDED OFF. . . . . .494) As indicated in the above figures, approximately 494 parking spaces would be required at ultimate buildout of "Plaza Tampico" based on available information regarding proposed uses. Without providing for pedestrian amenities, the plan calls for a total of 414 parking spaces; a descrepancy of 80 spaces. While some joint use of parking may be appropriate, the arount apparently proposed seems excessive especially since adequate information to fully evaluate the parking needs of three of the four buildings is not available. With regard to parking lot landscaping, the project ccnplies with the minimmi Municipal Code standards of perimeter and interior landscaping. The proposed project contains primarily buildings and parking area with little attempt to incorporate additional landscaping. The Applicant is encouraged to redesign the parking lot landscaping plan to include more shade trees. As indicated in the General Plan: "Although landscape standards for parking areas have not been established, this is an important part of the City's Urban Design Program. At a minimum, ten percent of the project's interior parking area should be land- scaped. Since covered parking is provided, the minimum Land Use Ordinance requirement of one tree for every parking stall is adequate. y1 M71 d 1 2-COWCOI&71• ` • The proposed project will extend needed infrastructure to the Village which is consistent with the General Plan, Policy No. 6.11: "The City shall aggressively support improvement of the Village Area infrastructure as a means of enhancing potential Village Cammeroial development." with the recamiended conditions of approval, the "Plaza Tampico" project will benefit the City in terms of attracting business to the area, stimulating the overall local econamy, and providing a key gateway into the "Village at La Quinta". STAFF REPORT - PLANNING COMISSION November 26, 1985 Page 11. 1. The concept of "Plaza Tampico" and office/cc mercial building No. 1, as contained in the file of Plot Plan No. 85-217, is consistent with the La Quinta General Plan designation of Village Ccu ercial. 2. The proposed use is in compliance with the C-P-S Zone. 3. That utility services including water, sewer, electric, gas, and telephone service are either presently available or shall be extended to the site which will provide for the needs of the proposed project. 4. All identified impacts associated with the project in the related Environmental Impact Report, have been mitigated to a level of insignificance. 5. This proposal is consistent with the goals of the overall Duna La Quinta Specific Plan and will be compatible with the adjacent "Oak Tree West" Specific Plan. 6. Compatibility of this project is assured by the use of building height and architectural restrictions included within the conditions of approval. 7. The project will generate additional traffic, which will require improvements to adjacent streets and intersections. 8. Building Design and Parking Lot Design will be reviewed at the time of application for development approval to ensure compatibility with City Standards and other area development. 9. That a Downtown Architectural Study and Architectural Guidelines are being developed and these will take precedence over the conditions of approval, relative to project design standards, if adopted before project development. 10. The parking provided for this project (office/cc miercial building No. 1) will be adequately provided on -site. 11. The modern style architecture and proposed building materials are compatible with existing development. FINDINGS 1. Plot Plan No. 85-217 is consistent with the La Quinta General Plan as reccnyrended with conditions for approval by the Cam unity Development Department. 2. Plot Plan No. 85-217 is consistent with the zoning as recommended for approval by the Community Development Department. 3. The project is consistent with Duna La Quinta Specific Plan No. 83-001, as amended on November 5, 1985. 4. Plot Plan No. 85-217 is consistent with the adopted La Quinta Redevelopment Project No. 1 Plan. STAFF REPORT - PLANNING C SSION November 26, 1985 Page 12. 5. There are no physical constraints Mich would prohibit development of the site as proposed. 6. Public Services and utilities can be provided to the development. 7. Although the project could have significant adverse impact on the environment, the mitigation measures agreed to by the Applicant and incorporated into the conditions of approval will mitigate these project impacts to levels of insignificance. 8. The general design of office/ccnuercial building No. 1 is consistent and compatible with existing and anticipated area development. tu V-11AMD We181 I•• • Based upon the above findings, the Commmity Development Department Staff recamlends approval of Plot Plan No. 85-217, in accordance with Exhibits A, B and C and subject to attached conditions: PRIARED BY: Gary W. Price Associate Planner GW:dmv Atchs: 1. Land Use Plan 2. Letter fran Benton R. Fbnner 3. C-P-S Zone Regulations 4. Exhibits A and B APPROVED BY; Lawrence L. Stevens, AICP d*1J--J Comm ity Development Director to CONDITIONS OF APppDVAL REVISED PLOT PLAN NO. 85-217 December 4, 1985 General 1. The development of the project site (in concept) and Office Commercial Building No. 1 shall comply with approved Exhibits A, B, and C as contained in the Community unity Development Department file for Plot Plan No. 85-217 and the following conditions shall take precedence in the event of any conflict with the provisions of Specific Plan No. 83-001. 2. Plot Plan No. 85-217 shall comply with the standards and requirements of the la Quinta Land Use Ordinance unless otherwise modified by the following conditions. 3. Plot Plan No. 85-217 shall camply with the La Quinta General Plan and development of on -site and off -site improvements shall be consistent with the La Quinta General Plan. 4. This approval for Buildinq No. 1 shall be used within tvjo (2) years after final proceedings before the La Quinta City Council; otherwise it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginni.nq of substantial construction of the permanent building (not including grading) as authorized by this permit, which construction shall thereafter be pursued diligently to completion. 5. The Applicant shall comply with all conditions of approval for Specific Plan No. 83-001, as amended on November 5, 1985. 6. Prior to issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and or clearances fran the following public agencies: o City Engineer ° City Fire Marshal ° City Cammmity Development Department, Planning Division ° Riverside County Environmental Health Department ° Coachella Valley Water District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 7. Project phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Canmuiity Development Department. Soils and Geology S. Prior to issuance of any building permit, the Applicant shall submit a grading plan with changes made in accordance to the following conditions of approval for review and approval by the City Engineer. CONDITIONS OF APP%NAJ. GPEVISED PiAT PiAN NO. 85-217 December 4, 1985 Page 2. 9. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code. Method of dust control shall be subject to review and approval of the City Engineer. Traffic, Circulation and Parking 10. The Applicant shall develop all roads and parking areas applicable to to Plot Plan No. 85-217 in conformance with City Standards and with the design standards specified in Specific Plan No. 83-001 (Duna la Quinta) as amended and conditionally approved and subject to approval by the City Engineer. 11. The Applicant shall comply with the following requirements of the City Engineer: a. The Applicant shall dedicate public street right-of-ways for Calle Tampico and Desert Club Drive (including corner cutoffs). Right-of-way widths shall be per City standards at the time the building permits are issued. Calle Tampico shall be 100-feet in total right-of-way and Desert Club Drive 60-feet in total right-of-way width. The proposed Desert Club Drive centerline shall be aligned with the existing centerline at Desert Club Drive. b. The Applicant shall submit street improvement plans that are prepared by a Registered Civil Engineer. Street improvements (including street and traffic signs and markings), raised median islands (on Calle Tampico), and underground utilities are required and shall conform to City standards as determined by the City Engineer. c. Public Street improvements applicable to Plot Plan No. 85-217 shall be constructed with a minimum structural section of 3" of asphalt concrete over 4" of Class 2 rock base. All streets shall be designed for the following: ° Subgrade soil strength Anticipated traffic loading ° Design life of 20 years minimum d. Median openings on Calle Tampico shall be reviewed as part of the Village Specific Plan and a determination will be made at that time when such openings will be allowed. A maxin m of two driveways each on Calle Tampico and Desert Club Drive shall be permitted. e. All driveways shall be constructed in accordance with City Standards subject to review and approval of the City Engineer. f. A preliminary engineering geological and soil engineering investigation' showinq evidence of a safe and stable development is to be submitted with] the grading plans. The soil engineer must certify to the stability of the site prior to issuance of any building permits. CONDITIONS OF APPROVAL -ItVISED 10 PLOT PLAN NO. 85-217 December 4, 1985 Page 3. g. The grading plan shall be designed by a licensed civil engineer who will certify that the constructed conditions at the rough grade stage are as per the approved plans and permit prior to issuance of building permits. Certification at the final grade stage is also required prior to final approval of the grading construction. h. Drainage disposal facilities shall be provided as approved by the City Engineer. A detailed hydrology and drainage study per City standards will be required. 12. The following off -site improvements shall be required of Plot Plan No. 85-217 in accordance with the General Plan. a. Calle Tampico shall be improved to the design requirements specified in the La Quinta General Plan for a designated "Primary Arterial". Calle Tampico is also designated as a "Secondary Image Corridor" and a "Ceremonial Street". Specific streetscape, street design, landscaping, and signage plans shall be submitted for review and approval by the Cam mity Development Director prior to issuance of a building permit. b. A landscaped setback with an average depth of 15-feet shall be provided along Calle Tampico. A six -foot -wide sidewalk shall be incorporated into the parkway. Detailed plans for the design and landscaping of this parkway shall be submitted for review and approval by the Cc munity Development Director prior to issuance of a building permit. c. Covered parking shall not be allowed along the Calle Tampico frontage. 13. The following on -site circulation and parking area improvements shall be required of Plot Plan No. 85-217 in accordance with project consistency with the General Plan: a. A minimum of 10-percent of the project's interior parking area shall be landscaped. A revised parking lot landscape plan shall be submitted for review and approval by the Ccmrunity Development Director prior to issuance of a building permit. b. The Applicant shall submit revised plans which provide additional pedestrian amenities. These may include walkways between buildings, pedestrian openings at building entrances, a central ornamental fountain, designated parking areas for bicycles and similar enhancements. 14. Landscaping and striping of the parking area shall be provided in accordance with the requirements and standards of Section 18.12 of the Municipal Land Use ordinance. 15. A minimum of 89 parking spaces shall be required for the first phase of development. CONDITIONS OF APPROVAL - ISED PLOT PLAN NO. 85-217 December 4, 1985 Page 4. Public Services and Utilities 16. Fire protection shall be provided to the satisfaction of the City Fire Marshal and in accordance with the City of La Quinta's codes and ordinances in effect at the time of building permit. The following requirements shall be met/certified to, except that the City Fire Marshal may approve alternative means of compliance where deemed appropriate and equivalent or better to these standards. a. Provide, or show there exists a water system capable of delivering 3500 gpm fire flaw for a 2 hour duration at 20 psi residual operating pressure. b. A fire flow of 1000 gpm for a 2 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. c. A combination of on -site and off -site Super fire hydrants, (6"x 4" x 2 � x 2'"), will be required located not less than 25' or more than 165' from any portion of the building (s) as measured along approved vehicular travelways. The required fire flow shall be available from any two adjacent hydrant (s) in the system. d. The required fire flow may be adjusted at a later point in the permit process to reflect changes in design, construction type, area separations, or built-in fire protection measures. e. Applicant/developer shall furnish water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirement. Plans shall be signed/approved by a Registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " f. Comply with Title 19 of the California Administrative Code. g. Install complete fire sprinkler systems per NFPA 13 for the two office buildings and the medical building. The post indicator valve and fire department connection shall be located to the front not less than 25' from the building and within 50' of an approved hydrant. h. Install fire alarms (waterflow) as required by the Uniform Building Code, sec. 3802 (c), for sprinkler systems. i. Install tamper alarms on supply valves for sprinkler systems. j. Certain designated areas will be required to be maintained as fire lanes. CC)NDITIONS OF APPROVAL -SID PLOT PLAN NO. 85-217 December 4, 1985 Page 5. k. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. 1. Install a flood Duct automatic fire extinguishing system for restaurant commercial cooking equipment. m. The minimum width of interior driveways shall be 24'. n. If medical building is determined to be a care facility, ("I" occupancy), additional life safety requirements as specified in UBC Chapter 10, CAC Title 19, and CAC Title 24 must be complied with. 17. The Applicant shall comply with the requirements of the Coachella Valley Water District as follows: a. The Applicant shall provide an easement to the District parallel to the west property line for the east la Quinta Stormaater Channel buried conduit. b. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and C.V.W.D. c. When there are identified conflicts, the City will withhold the issuance of any building permit until arrangements have been made with the District for the relocation of these facilities. 18. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance of any building permits within the tract. 19. All on -site utility improvements shall be installed underground. Archaelogy 20. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. Noise 21. A noise study shall be conducted by a licensed acoustical engineer. The noise study shall focus on the increased noise levels of the project or adjoining residential properties. Concern will be given to the noise impacts relative to the medical office and ambulance service as well as the cmulative vehicle traffic noise. Additional noise mitigation measures may be required on the overall "Plaza Tampico" project based on the findings and recommendations of the noise study. Said noise study shall be submitted for review and approval with possible conditions on the project by the Camunity Development Director prior to issuance of a building permit for Office/Commerical Building No. 1. CONDITIONS OF APPROVAL - kVISED PLOT PLAN NO. 85-217 December 4, 1985 Page 6. Site Design 22. A six (61) foot high masonary wall shall be constricted along the east and north site perimeter. The wall shall be built to match the building materials and colors of the "Plaza Tampico" design theme. A wall plan shall be submitted for review and approval by the Community Development Director prior to issuance of any building permit for Plot Plan No. 85-217. 23. A minimum of one tree every 40-lineal feet shall be planted along the interior perimeter property to the east and north. These trees shall have a minimtian planted height of 10-feet. A plan for perimeter landscaping including these trees for "Plaza Tampico" shall be submitted for review and approval by the Community Development Department. Building Design 24. A color and building material exhibit for the entire "Plaza Tampico" project shall be submitted for review and approval by the Community Development Director. The exhibit shall include a color scheme and building materials sample which will have a consistent "Plaza Tampico" theme. Building sidings should be earthtone colored. Roofing should consist of mission or mild red. Miscellaneous 25. Prior to building permit issuance, the Applicant shall submit to the Community Development Department, Planning Division, for review and approval, plans indicating the following: a. landscaping, including plant types, sizes, spacing and locations. b. landscape irrigation system. This system shall incorporate water conservation methods including drip and bubbler systems. c. Detailed plan on garden wall and berming along the Calle Tampico frontage. d. location and design of sidewalks and walkways throughout "Plaza Tampico". e. Exterior lighting plan, which shall minimize light glare on surrounding properties. The plan shall include details on height and fixtures. CONDITIONS OF APPROVAL - SED PLOT PLAN NO. 85-217 December 4, 1985 Page 7. f. Detailed design and location of walled enclosure for trash bin. Walls and gates of the trash bin enclosure shall be six -feet high unless the enclosure is built below grade. The enclosure shall be built to match building materials and colors of nearby main building. The size and dimensions of the enclosures shall be in accordance with the standards of Palm Desert Disposal. A minimum five (5) foot wide concrete apron extending the entire length of the front of the enclosure shall be installed. 26. The Applicant shall submit a sign plan for "Plaza Tampioo" for review and approval by the Oomm=ty Development Department. The sign plan shall indicate location, type, size, colors and type of illumination (if any) of all proposed identification and directional signs. Identification signs shall be limited to Plaza name and/or directory type signs. All on -site traffic directional, or informational signs shall be installed in accordance with the approved master sign plan for "Plaza Tampico" prior to issuance of a Certificate of Occupancy. 27. Prior to issuance of a building permit, the Applicant shall comply with the City's adapted requirements regarding infrastructure fees for Public Facilities and Buildings. 11 F CITY OF LA QUINTA LAND USE PLAN RESIDENTIAL ❑ VERY LOW DENSITY 0-2 EwallinSUscr* ❑ LOW DENSITY 2-4 dwellingstacre MEDIUM DENSITY E-S OwWrps/hmn HIGH DENSITY S-IS Owe1XnSs/sera MISCELLANEOUS ® WATERCOURSE/FLOOD CONTROL ❑ OPEN SPACE ® CITY LIMITS SPHERE OF INFLUENCE COMMERCIAL Im VILLAGE COMMERCIAL ,. TOURIST COMMERCIAL SPECIAL COMMERCIAL V5 MIXED COMMERCIAL GENERAL COMMERCIAL ® COMMERCIAL PARK ATTACHMENT NO. Low Officej Of BENTON R. FONNER A ftfiuiond Corporation SUITE 303 11647 WILSHIRE BOULEVARD LOS ANGELES, CALIFORNIA 00025 To� (213) 477.7086 November 13, 1985 Mr. Forrest Haag Landmark Land Company 79-999 Avenue 52 La Quinta, California 92253 rr COMMUNI ��E�EL6PA1' OEPr Re: Calle Tampico Medical Building Dear Forrest: The purpose of this letter will be to clarify the uses of the proposed Medical Building and to verify to both yourself and to the City of La Quinta that, in fact, the building is going to be an office building not a clinic or hospital. The building as proposed will be approximately 18,000 sq. ft. of medical office space. The bottom floor has thus far been leased to National Medical Enterprises, the owner of the John F. Kennedy Memorial Hospital in Indio, for use as a satellite feeder facility. The concept here is that the hospital will staff the building with physicians such as gynecologists, family practitioners, internists and pediatricians. The space will be utilized exclusively for medical offices and the hospital may elect to put an ambulatory care or urgent care center in the facility which would be equivalent to a part-time emergency room. However, no surgery will done nor will anyone be staying over night in the building. Since one out of every five patients seen by a "primary care" physician such as a pediatrician, family practitioner or ob-gyn, ends up being admitted to the hospital for one reason or another, the hospital stands to gain tremendously by having its staff physicians manning the office building and then admitting' those patients which need hospitalization to the Indio Hospital as opposed to some other hospital in the community. The balance of the building will be utilized by dentists, specialists and for such services as physical therapy, cardiac rehabilitation, and various specialists such as orthopedics, neurology, psychiatry, etc. ATTACHMENT NO. 2 i Mr. Forrest Haag November 13, 1985 Page 2 In conclusion, therefore, you may accept this letter as assurance that the building will not be a "hospital or surgery center" but, in fact, will be a pure medical office building with some minor utilization as an ambulatory care emergency facility. Very truly yours, BENTON R. FONNER, President BRF:ba REcC':i vED A'oV 14 1285 CO'NMUNiTrYY pEVE�Mj ENT OEM ARTICLE IXb C-P-S ZONE (SCENIC HIGHWAY COMMERCIAL) The following regulations shall apply in all C-P-S Zones: SECTION 9.50. USES PERMITTED. (a) The following uses are permitted, only in enclosed buildings with not more than 200 square feet of outside storage or display of materials appurtenant to such use, provided a plot plan shall have been approved pursuant to the provisions of Section 18.30 of this ordinance: (1)Ambulance services (2)Antique shops (3)Appliance stores, household (4)Art supply shops and studios (5)Auditoriums and conference rooms (6)Automobile parts and supply stores (7) Bakery goods distributors (Makery shops, including baking only when incidental to retail sales on the premises (9) Banks and financial institutions (10) Barber and beauty shops (11) Bars and cocktail lounges (12) Bicycle sales and rentals (13) Billiard and pool halls (14) Blueprint and duplicating services (15) Book stores and binders (16) Bowling alleys (17) Catering services (18) Ceramic sales and manufacturing for on -site sales, provided the total volume of kiln space does not exceed sixteen (16) cubic feet (19) Cleaning and dyeing shops (20) Clothing stores (21) Confectionery or candy stores (22) Costume design studios (23) Dance halls (24) Delicatessens (25) Department stores (26) Drug stores (27) Dry goods stores (28) Electrical substations (29) Employment agencies l (30)Escort bureaus {31)Feed and grain sales (32)Fishing and casting pools 51 10-23-80 ATTACHMENT NO. 3 (33) Floris ops m rke (34) Food ts and frozen food lockers - (35) Gift shops (36) Hardware stores (37) Household goods sales and repair, including but not limited to, new and used appliances, furniture, carpets, draperies, lamps, radios, and television sets, including repair thereof (38) Hobby shops (39) Ice cream shops (40)lce sales, not including Ice plants (41) Interior decorating shops (42) Jewelry stores with incidental repairs (43) labor temples (44)Laboratories, film, dental, medical, research or testing (45) Laundries and laundromats (46) Leather goods stores (47)Liquor stores (48) Locksmith shops (49) Mail order businesses (50) Manufacturer's agent (51)Market, food, wholesale or jobber 02)Massage parlors, turkish baths, health centers and similar personal service establishments (53)Meat markets, not including slaughtering (54) Mimeographing and addressograph services (55)Mobilehomes, provided they are kept mobile and licensed pur- suant to state law, used for: a. Construction offices and caretaker's quarters on construction sites for the duration of a valid building permit, providing they are inconspicuously located b. Agricultural worker employment offices for a maximum of 90 days in any calendar year c. Caretakers or watchment and their families provided no rent is paid, where a permitted and existing commercial use is estab- lished. Not more than one mobilehome shall be allowed for a parcel of land or a shopping center complex (56) Music stores (57) News stores (58) Notions or novelty stores (59) Nurseries and garden supply stores (60)Offices, business (61) One on -site operator's residence (62) Paint and wall paper stores, not including paint contractors $63) Parking lots and parking structures -'464) Pawn shops (65)Pet shops and pet supply shops C (66) Photography shops and studios and photo engraving (67) Plumbing shops, not including plumbing contractors (68)Poultry markets, not including slaughtering or live sales 52 10-23-80 i \07) rr!nLers or pUDilsners (70) Pr uce markets 71 R and television broadcaS--ng studios (72) Recording studios (73) Refreshment stands (74) Restaurants and other eating establishments (75) Schools, business and professional, including art, barber, beauty, dance, drama, music and swimming (76) Shoe stores and repair shops (77) Shoeshine stands (78) Signs, on -site advertising (79) Sporting goods stores (80) Stained glass assembly (81) Stationery stores (82) Stations, bus, railroad and taxi (83) Taxidermist (84) Tailor shops (85) Telephone exchanges (86) Theaters, not including drive-ins (87) Tobacco shops (88) Tourist information centers (89) Toy shops (90) Travel agencies (91) Typewriter sales and rental and incidental repairs (92) Watch repair shops (93) Wedding chapels (94) Wholesale businesses with samples on the premises, but not to include storage (95) (Delete) (96) (Delete) (97) Gasoline service stations (98) Golf cart sales and service (99) Hotels, resort hotels and motels (b) Uses Permitted by Conditional Use Permit. The follow- ing uses are permitted provided a conditional use permit has been granted pursuant to the provisions of Section 18.28 of this ordinance: (1) Automobile repair garages, body shops, spray painting shops (2) Automobile sales and rental agencies (3) Boat sales, rentals and services (4) Car washes (5) Drive-in theaters (6) Equipment rental services, including rototillers, power mowers, sanders, power saws, cement and plaster mixers not exceeding 20 cubic feet in capacity and other similar equipment. (7) Heliports (8) Liquid petroleum service stations, provided the total capacity of all tanks shall not exceed 10,000 gallons (9) Mortuaries 9-4-81 53 (10)Sale ental, repair, or demonstratioi®f motorcycles, scooters, { or motorbikes of two horsepower or greater (II)Animal hospitals (12) Sports and recreational facilities, not including motor -driven vehicles and riding academies, but including archery ranges, athletic fields, beaches, golf driving ranges, gymnasiums, miniature golf, parks, playgrounds, sports arenas, skating rinks, stadiums, and commercial swimming pools 03) Tire recapping (14)Tire sales and services, not including recapping (IS)Trailer and boat storage (16) Travel trailers, mobilehomes and recreational vehicles sales and service (17)Truck sales and services (18)Trucks and trailers; the rental of trucks not over 19,500 pounds gross weight, with body not to exceed 22 feet in length from the back of the cab to the end of the body; and the rental of trailers not exceeding 6 feet in width or 22 feet in length (19) Underground bulk fuel storage (20) Mini warehouse structures (21)All uses permitted in subsection (a) that have more than 200 square feet of outside storage of display of materials (c) Accessory Uses Permitted. An accessory use to a permitted use is allowed, provided the accessory use is established on the same lot ( or parcel of land, and is incidental to, and consistent with the character of the permitted principal use, including but not limited to: (I)Limited manufacturing, fabricating, processing, packaging, treat- ing and incidental storage related thereto, provided any such activity shall be in the same line of merchandise or service as the trade or service business conducted on the premises and pro- viding any such related activity does not exceed any of the fol- lowing restrictions: a. The maximum gross floor area of the building permitted to be devoted to such accessory use shall be 25 percent. b. The maximum total horsepower of all electric motors used in connection with such accessory use shall be 5 horsepower. c. The accessory use shall be so conducted that noise, vibra- tion, dust, odor, and all other objectionable factors shall be reduced to the extent that there will be no annoyance to persons outside the premises. Such accessory use shall be located not nearer than 50 feet to any residential zone. d. Accessory uses shall be conducted wholly within a completely enclosed building. SECTION 9.51. PLANNED COMMERCIAL DEVELOPMENT. Planned Com- mercial Developments are permitted provided a land division is approved pur- suant to the provisions of Ordinance No. 460. 54 10-23-80 0 SECTION 9.52. COMMERCIAL SPECIFIC PLAN REQUIRED. (— (a) Notwithstanding any other provisions of this Article, no commer- cial building or use shall be constructed on a parcel that is 15 acres in size or greater, and no permits or approvals shall be issued by any department of the County for such construction, unless the applicant has applied for, and received final approval of, a Commercial Specific Plan pursuant to the provisions of Govern- ment Code Section 65450, et seq. and Section 2.3 et seq. of this ordinance. A proposed commercial use shall not be broken into smaller units to avoid the requirement to file an application for a Commercial Specific Plan, and an application for a plot plan may be denied on the basis that it is part of a larger commercial pro- posal that requires the applicant to file an application for a specific plan. (b) A Commercial Specific Plan shall comply with all the standards re- quired for approval of a commercial plot plan. In addition thereto, no Commercial Specific Plan shall be approved unless it is found that there will be no adverse effect upon the public health, safety and welfare of the general community, including such factors as the availability of employees and affordable housing for such em- ployees and a demonstrated need for a commercial center. The following additional standards of development shall apply to those projects subject to the Commercial Specific Plan requirement: MA minimum 159E of the site shall be landscaped and automatic irrigation shall be installed. (2)A minimum 50-foot building setback shall be required on any boundary where the commercial property abuts a residential zoned property. Twenty (20) feet of the setback shall be land- scaped unless a tree screen is included, wherein the land- scaping may be reduced to 10 feet. The balance of the setback may be used for automobile parking, driveways or landscaping. Block walls, or other appropriate fencing, may also be required. (3)All outside storage, and all trash, loading and service areas, shall be screened by structures or landscaping -and located to minimize noise or odor nuisance. (c) Whenever a comprehensive Commercial Specific Plan or phase thereof has been approved and is in effect, the requirement for a subsequent plot plan or conditional use permit for certain uses may be modified or waived. This determination shall be made as _ part of the approval of a specific plan, provided that a detailed site plan and all required development standards are included as a part of the final approval of a specific plan. (d) The requirement for a Commercial Specific Plan may be waived by the Planning Commission upon a finding by the Commission that the proposed commercial use consists of infilling of an existing S5 10-23-80 i commerl area. An application to wao a Commercial Specific Plan sh be made in writing to the Planning Director, prior to filing an application for a specific plan, stating fully the reasons therefor and accompanied by a fee as set forth in Section 18.37 of this ordinance. The application shall be placed on the regular agenda of the Planning Commission as a discussion matter for the determination of the Commission. If the Commission approves the waiver, the applicant shall be permitted to file an application for any required plot plan, conditional use permit or land division. SECTION 9.53. DEVELOPMENT STANDARDS. The following shall be the standards of development in the C-P-S Zones: (a) There is no minimum lot area requirement, unless specifically required by zone classification for a particular area. (b) There are no yard requirements for buildings which do not exceed 35 feet in height, except as required for specific plans. Any portion of a building which exceeds 35 feet in height shall be set back from the front, rear and side lot lines not less than two (2) feet for each foot by which the height exceeds 35 feet. The front setback shall be measured from the existing street line un- less a specific plan has been adopted in which case it will be measured from the specific plan street line. The rear setback shall be measured from the existing rear lot line or from any recorded alley or easement; if the rear line adjoins a street, the rear setback requirement shall be the same as required for a front setback. Each side setback shall be measured from the side lot line or from an existing adjacent street line unless a specific plan has been adopted in which case it will be measured from the specific plan street line. (c) All buildings and structures shall not exceed fifty (50) feet in height, unless a height up to 75 feet is specifically permitted under the provisions of Section 18.34 of this ordinance. (d) Automobile storage space shall be provided as required by Section 18.12 of this ordinance. (e) All roof mounted mechanical equipment shall be screened from the ground elevation view to a minimum sight distance of 1,320 feet. ADDED EFFECTIVE: AMENDED EFFECTIVE July 19, 1967 (Ord. 348.517) 5-30-74 (Ord. 348.1327) 6-20-74 (Ord. 348.1340) 7-25-74 (Ord. 348.1349) 11-13-75 (Ord. 34B.1476) 12-10-75 (Ord. 348.1481) 4-21-77(Ord.348.1564) 4-12-79(Ord.34B.168B) 7-26- 79(Ord. 348. 1702) 10-23-80(Ord.34B.1879) 3-5-81(Ord.348.1926) 9-4-81 (Ord. 348.2000) 9-4-81 56 ITEM NO DATE PLANNING COMMISSION MEETING RE: Z,., -p -i-;' Y./— MOTION BY:�BI2ANDi'J DE GASPERIN MORAN WLING THORNBURGH SECOND BY: BRANND�T DE GASPERIN MORAN VZALLING THORNBURM ROLL CALL VOTE: CO*NI S S IONERS : AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO zM0 ASSOCIATES July 7, 1986 Mr. Lawrence Stevens Community Development Director City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 Dear Mr. Stevens: Please be advised we are the engineering firm representing J.C.C. Enterprises, Inc. with respect to the General Plan Amendment application no. 86-012. We have been requested by J.C.C. to withdraw said application from Cycle II and be placed on the agenda for Cycle III. We intend to also submit a tentative map for the project in the very near future and believe it may be advisable to have both applications considered concurrently. We understand there will be no additional filing fees for the General Plan Amendment. Thank you for your cooperation. Very Truly Yours, Lloyd W. Watson J.F. Davidson Assoc., Inc. J.F. DAVIDSON ASSOCIATES I CIVIL ENGINEERING ■ PLANNING ■ SURVEYING • ENVIRONMENTAL ANALYSIS xJu t 1 1'9,LiG ❑ TENTH STREET • PO. BOX 493 • RIVERSIDE. CALIFORNIA 92502 (714) 686-0844 Qp ❑ 11200S. MT. VERNON AVE ..SUITE"D"• COLTON, CAL IFORNIA 92324 O14I 825-1082 4&IiAIJNITVDEYELUPMENT DEPT O PO BOX 157 • TEMECULA, CALIFORNIA 92390 1➢141676-5335 X 73 080 EL PASEO, SUITE 103 • PALM DESERT , CALIFORNIA 92260 (6191346-5691 MEMORANDUT CITY OF LA QUINTA Ff 3 TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: GENERAL PLAN AMENDMENT NO. 86-012 LOCATION: West of Adams Street Between Fred Waring Drive and the Whitewater River APPLICANT: J.C.C. Enterprises and City -Initiated REQUEST: Amend the Land Use Plan from Medium Density Residential to High Density Residential on 27.5 Acres BACKGROUND 1. General Plan: REFER TO ATTACHMENTS la and lb. 2. Zoning: REFER TO ATTACHMENT 2. 3. Existing Conditions: The 198-acre portion of the site owned by the Applicant is vacant with undulating sand dunes. The 17.4- acre portion of the site at the northwest corner of Miles Avenue and Adams Street, which is proposed for High Density Residential by a City -initiated action is developed with a mobilehome park on the west half and the Family Heritage Church (under construc- tion) on the east half. Other development within the vicinity is shown on Attachment No. 3. Regarding public facilities and utilities, the site is accessed from Washington Street, Miles Avneue, and Fred Waring Drive, all of which are currently two-lane roads with no curb or gutter. Adams Street, except for a short segment under construction north of Miles Avenue, is unimproved. Electric, water, sewer, and phone service is existing or can be extended to the site. 4. Environmental Assessment: The proposed general plan amendment, as modified, will allow an additional 220 dwellings on the site. This will result in incremental increases in the demand for public services and utilities and in the amount of traffic generated by future development. The traffic study prepared for the City (which analyzed the Applicant's original request for 198 acres to be redesignated as High Density Residential) concludes STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. that the major streets in the area will be at or above Level of Service "C" at the buildout of the area under the current General Plan Land Use Plan. Increases in density will add additional traffic on these roads (Refer to Attachment N0.4 ). Development of the site will also eliminate a portion of the habitat area for the Coachella Valley Fringe -Toed Lizard, a rare and endangered species. Mitigation of these impacts will be incorporated into the condi- tions of approval placed on future development. This small increase in the maximum allowed units over that currently permitted under the General Plan and which were addressed in the Master Environmental Assessment is not expected to result in significant adverse impacts. Future development plans will be reviewed to determine specific impacts and to develop appropriate mitigation measures. 5. Project Description: The Applicant is requesting an amendment to the Land Use Plan on a 27.5-acre portion of the site from Medium Density Residential (4-8 units per acre) to High Density Residential (8-16 units per acre). This request for 220 units more than is currently allowed by the General Plan is requested to accommodate a total project with 2,380 dwellings on 251.5 acres (Refer to Attachment No.5 ). This general plan amendment application has been revised from the original request, which was presented to the Planning Commission on May 13, 1986. The land use designations on the entire site would be amended to a uniform designation of High Density Residential (8-16 units per acre) to allow the proposed 9.46 dwellings per acre density. In response to concerns that this amendment may not be approved, and the fact that it would allow substantially more dwellings that the Applicant intends to construct on the site, J.C.C. Enterprises formally changed their request on June 30, 1986. 6. Comments from Other Agencies: a. City Engineer: The following conditions of approval are deemed necessary when site development occurs: (1) The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. (2) That the Applicant shall construct street improvements for all abutting public streets and internal private streets. 0 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. (3) That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City Standards as determined by the City Engineer and adopted by the LQMC. (3" AC over 4" Class 2 Base minimum for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. (4) The Applicant shall have prepared a grading plan that is prepared by a Registered Civil Engineer, who will be required to supervise the grading and drainage improve- ment construction; and certify that the constructed conditions at the rough grade stage area as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. (5) A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. (6) An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. (i.e., Riverside County) (7) The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building, or Engineering Divisions. (8) The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by recording a subdivision map agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. 0 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 4. (9) Install traffic signals at: Washington Street at Miles Avenue, if signal warrants met. (10) The Applicant shall prepare a traffic impact analysis for on- and off -site traffic circulation, and a signal warrant study for the Washington Street and Miles Avenue inter- section. (11) The Applicant acknowledges that Miles Avenue and Adams Street widths may increase, dependent upon completion of the joint City/County Area Circulation Traffic Study. (12) Construct all facilities for portions of site abutting the River Channel. b. Fire Marshal: Portions of the project are beyond the five- minute response times for units from the Bermuda Dunes and Indian Wells County Fire Stations. c. Community Safety Coordinator: Traffic problems should be thoroughly addressed. Also, fire department response times and distances should be evaluated. d. Coachella Valley Water District: (1) This site is designated as Firm Zone C and is protected from stormwater flows except in rare instances. (2) There may be erosion of the banks of the stormwater channel during periods of unusual rainfall and discharge. Plans for protective works shall be submitted to CVWD for review. (3) The district will furnish domestic water and sanitation services in accordance with district regulations. (4) This area shall be annexed to Improvement District No. 55 of CVWD for sanitation services. e. General Telephone: The proposed change in density has no effect on future plans to serve the development. f. Southern California Gas Company: No comments. g. Desert Sands Unified School District: No direct impact. All residential projects will impact schools. h. Chamber of Commerce: No comment. 0 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 5. i. Riverside County Planning Department: (1) The proposed density of 9.5 units per acre would be consistent with the County's density of 5-8 residential units per acre west of Washington Street, but would be inconsistent with the anticipated development north of Fred Waring Drive which is designated at a density of 2-5 units per acre. (2) If the project were proposed within an unincorporated area, the requirements would include the following: water and sewer service; a minimum roadway Level of Service "C" be maintained on impacted public road; 43% of the site's net area (excluding rights -of -way, driveways, and auto storage) be landscaped open space; that special design treatment be provided along Fred Waring Drive and Washington Street, both of which are designated scenic routes; and building setback variation, alterations in ridgelines and imaginative site plan layout be encouraged. j. Comments were requested, but not received from the Cities of Indio and Indian Wells, and Imperial Irrigation District. Comments from the Public: No comments have been received regarding this proposal. STAFF COMMENTS AND ANALYSIS Background of Request The Applicant is requesting an amendment to the General Plan Land Use Plan which would accommodate a conceptual development of 2,380 dwellings on 251.5 acres at an average overall density of 9.46 units per acre. Under the original request, which was presented to the Planning Commission on May 13, 1986, the land use designations on the entire site would be amended to a uniform designation of High Density Residential (8-16 units per acre) to allow the proposed 9.46 dwellings per acre density. In response to concerns that this amendment may not be approved, and the fact that it would allow substantially more dwellings than the Applicant intends to construct on the site, J.C.C. Enterprises formally changed their request on June 30, 1986. The Applicant is now requesting a general plan amendment only on that portion of the site south of Miles Avenue, with the current land use designations on the remainder of the site to remain unchanged. The proposal is to expand the High Density Residential area approximately 500 feet northward, thereby changing 27.5 acres of Medium Density Residential to this higher density land use classification. If 9 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 6. approved, this amendment could allow a maximum of 2,380 units on the site, which is the same number of dwellings shown on the conceptual site plan. In conclusion, the Applicant has modified the amendment request from a uniform High Density Residential (8-16 units per acre) designation to accommodate the average intended density of 9.46 units per acre, to a more minor or fine-tuning adjustment of the Land Use Plan to accommodate a specific conceptual plan. The Applicant declined to submit an application and plans for development review approval until after action on this general plan amendment is completed. Relationship Between the General Plan Amendment and As discussed during the review of the applications in the City's second cycle of general plan amendments, a conceptual plan is for illustrative purposes only. Approval of the Land Use Plan amendment as requested does not confer the City's approval of the conceptual plan, nor is the Applicant required to submit development plans in accordance with the conceptual plan. Therefore, consideration of this request is limited to reviewing the appropriateness of expand- ing the High Density Residential area by 500 feet northward and adding 27.5 acres to this classification, regardless of how the property will be developed. Unlike the amendment to Mixed Use Commercial proposed by M.B. Johnson Properties in the Highway Ill Corridor area, J.C.C. Enterprises is not requesting a single, uniform land use designation for the entire site. While both requests include only conceptual development plans, it is apparent from both the scope of the request (to amend only 27.5 acres of Medium Density Residential to High Density Residential) and the Applicant's supporting text for the amendment, that J.C.C. Enterprises has a specific development plan with 2,380 units intended for the site. A general plan amendment without accompanying development plans and applications makes it more difficult to support higher densities, especially when the General Plan was only recently adopted. In addition, the impacts of a proposed general plan amendment, such as traffic, cannot be fully assessed unless a specific development application is also submitted. Furthermore, it appears that the recently adopted Circulation Plan cannot accommodate any significant density increases. Review of General Plan Amendment No. 86-012, based upon the conceptual plan, is inappropriate because of the following reasons: STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 7. 1. The conceptual plan is for illustrative purposes only, and the City cannot require the Applicant to submit development applications in accordance with this request. 2. The conceptual plan does not provide sufficient detail to adequately assess the project. For example, Justification No. 2 of the Applicant's "Schedule All (Refer to Attachment No. 5) states that the project is "primarily intended for apartment house rentals". No. 4 states that unspecified portions of the project will be sold as lots with 16 or less condominium units each, and No. 5 refers to the project as an "apartment -like complex". 3. The general plan amendment and the conceptual plan are based on the following two premises, neither of which can be assured without the review of a development application: * The City will allow the transfer of density between the north and south halves of the project. While the General Plan allows a maximum of 672 units on the site north of Miles Avenue, the conceptual plan transfers an additional 624 units from the south portion for a total of 1,296 units. This density transfer of 624 units includes the 220 additional units which could be allowed if General Plan Amendment No. 86-012 is approved as requested. * The proposed amendment of 27.5 acres of Medium Density Residential is based on the assumption that the City will approve the future project at the maximum allowable density for each General Plan Land Use designation on the site. A guarantee from the City allowing development at the maximum permitted density, especially in conjunction with the transfer of density over the site, cannot be given based only on a conceptual plan. SUMMARY Based upon the major factors discussed in the previous section, consideration of General Plan Amendment No. 86-012 appears premature without first reviewing and evaluating a specific development plan. Depending on the City's approval of the main premises for this general plan amendment - that both the maximum allowable density and the transfer of density as proposed will be allowed - the determination as to whether this amendment to 27.5 acres is appropriate or even necessary cannot be made. For example, if the City approves the overall project at a density of only 220 units less than the requested total of 1,380 dwellings, and the Applicant is allowed to transfer density throughout the entire site, a general plan amendment is not required. ® 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 8. CONCLUSIONS 1. The site is within an area which is predominantly vacant. Existing residential developments within the City and adjacent to the Bermuda Dunes area range in density from approximately 3 to 6 dwellings per acre. 2. The Applicant's request to expand the existing High Density Residential area approximately 500 feet northward would add 27.5 additional acres of this classification. 3. No development applications have been submitted for consideration in conjunction with General Plan Amendment No. 86-012. The conceptual plan shows an overall average density of 9.46 units per acre, with a density of 8.18 units per acre on the portion south of Miles Avenue, and a density of 10.89 units per acre on the north half of the site. 4. The Applicant modified the amendment request from redesignating the entire site to High Density Residential, to requesting an amendment to only 27.5 acres from Medium to High Density Residential to coincide with the 2,380 units proposed on the conceptual plan. This amended request is based upon the assump- tions that at the time development plans are submitted, the City will approve the use at the maximum allowable density and the transfer of density over the entire site. 5. Assessment of the impacts of the proposed general plan amendment cannot be based upon the conceptual plan because this plan is non -binding and for illustrative purposes only, and lacks sufficient detail and information. 6. The recently adopted Circulation Plan cannot accommodate any significant density increases north of Highway 111. FINDINGS 1. The proposed amendment adding 27.5 acres of High Density Residential is not supported by development plans for the site. 2. The impacts of the proposed amendment cannot be fully assessed unless a specific development plan is submitted. 3. The scope of General Plan Amendment No. 86-012, amending only 27.5 acres from Medium to High Density Residential, is based on policy decisions which can only be made during the City's review of a specific development plan. 4. The proposed increase in density may not be consistent with the recently adopted General Plan Circulation Plan. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 9. STAFF RECOMMENDATION The Community Development Department recommends denial of General Plan Amendment No. 86-012. PREPARED BY: Sandra L. Bonner Principal Planner SLB:LLS:dmv Atchs: 1. Exhibit A, Amended APPROVED BY: Lawrence L. Stevens, AICP Community Development Director 2. Atch. #la, Land Use Plan 3. Atch. #lb, Circulation Plan 4. Atch. #2, Zoning 5. Atch. #3 Existing Development 6. Atch. #4, BSI, Inc. Letter Re Traffic Impacts Forcast 7. Atch. #5, J.C.C. Enterprises Letter dated 6/30/86 ■■• u• w O N m E r I G re W V. •■•tl■ ■T. �i �+ �3i o q O N E $ O -J m N o Q3- o v o W OD a W (DW ~ D N 7 F- O F-- Fh F-r rt P- zro rt rIn m aro oT �m �w0 ~ H rt F- <O r- x� n In ti �o D A t (6 rr r` � N q IN z —_ o -� D H r awx N N • I = r a 1 W C � e N I f" 3A N Ilow 0o a •o 0o r 9 o v. c r 9 m r c N .- m iI Y- "— I m"— a i m x �D a f O x 0 -m O N CL O n W 0. Y• n r E Y• o n c c 0 w c c n n w c a R n C G. m a] w w a 7 •-� Y• a m Y• M m a m m m Y. m n QO Y• m m Y. a m a Ya a H R a. Q H m R p. cm mo N m n W Op (p m Y•r \a rw \a r \R r \ R w w- w yY• w •< < w •C n Yc n c n c n n R rt n .t H ro m 14 ro m •< •o m �o m N r HNC.> r-HO w Na Cf m M O N n ro O •O H E n N. < t+f m 0 n w n ro m N ro z S— m z a n w r v. m m n tf w r+ w om" a r.z CL w �o w e • n yy'y w m 0. .. Y• w m F > 1 n -1 r• n m ni F+ (mn C rm4 H 'O ro �" Cl 7c n S •1 N rt — w O 9 m ■ j Yi •Y O Y. 14 — M ..-a 'Z .O O O �• m m ~ aw M` .H. .Draw r m w a r z tD+ w a m z B•o <o ora m � m Fa i y O ro n N W Y• H ; W !i Is A v n n C N n iC pp �_�A_ Y• ii Y• C S %' i e i3 n r R Y• 0 m m 0 Y. /� C m n rS fp a � N m .. m .. H g rr I f m"?_ m H A g a 9 m N a In m n S7 O Y• m ppF _ u., go a u r O ¢ w � � w h F i rn J C C a v. SITE a LL n FRED WARING w a p DRIVE w ••a�I LOW DENSITY I2-4 dwellings/acre .'�'.'.'r.'.'.-.'....r .. lt... • . • . • . •.. •. •. •. • .:.:. "•'•L'.'.' ••'•MEDIUM•DENSITY•• • ••'' •4-8•dwellings/acre •'',••••••••••••••••,,.' MILES AVENUE . ., I .I _ (WESTWARD HO -. DRIVE p'.'.'.•,•,',•, ?.'�. HIGH DENSITY }• _\\\\\� 8-16 dwellings/acre COMMERCIAL PARK I ��SF �c`oc COA'jR N CITY OF LA QUINTA LAND USE PLAN ATTACHMENT la p®� FRED WARING DRIVE ®® SITE . �'•,a MILES AVENUE 4, uuuuuunu -J: ,�� e. u. a n. ■ a fA t d : Q W I, o WESTWARD HO .z' ® a DRIVE1�= • _�..e.ee.e.e.ee. CITY OF LA QUINTA _____ _r ® � e CIRCULATION PLAN ® If MAJOR ARTERIAL � 0 I�I 120-FOOT RIGHT OF WAY ® ® � STATE HIGHWAY , PRIMARY ARTERIAL ® 100-110 FOOT RIGHT OF WAY L r . W r . T SECONDARY ARTERIAL ® }co I '�� BB FOOT RIGHT OF WAY Co �� - ,�� COLLECTOR- 60-72 FOOT RIGHT OF WAY ® e a AVENUE 48 CITY LIMITS HIGHWAY 111 BYPASS ® ATTACHMENT 1 b N FIRFNH[)WFR npll/F R=3-2,800; R-3-20,04D i m , RT5 CZ# 8�-004 MI �m R-1 R-2-8,000 W SITE YIL C S 0 I I I PM 1 14087 I I I I ' I I � I I � I R' l R 1 .r..� . c I V �^ 1 V vv—i R-3-2,000 o J �, �# 4r R-3-40000 fr n.ct � , W-1 u cwo[N na Y� .. PM cJ61Es WLCCN wca RSCC R-�-1S t .. R -1 t ATTACHMENT 2 ZONING R-2-960k !� 1 R-2-2500 �f9A h � 0 r—it � • . n' l� �— { �1 .1 :�- —_ . ..... a. nI �� i_ •! f, ' `m: _.......•� t Imo. •,' e e r R RMUDA DUNES �co tl � ��• ji': fTi .• �i o A UNTRY CLUB �v t ..: cLT i G J3 ` Water f �` v O L ... Q \ ��`�\�' �\ � ��pc OARBYI �• �� ROA0...• .._ �/,f.�/�� ?�• _— •� Water p.i J... ........ �DasertBreezes' 3 •`. -o FRED WART- G(D.R.r �I�• -�/ I r r \ x 'Reflections\ *Horizo?ilPalma .�� . � i - tiC�• _ J �� Family Heritage Ch rcti v •� O l Well' Trallegll Pef BMx119 24_ Maes ��• ��'JLL AA�LES AVE�� yg -'Vista Dunes' Mohlile _ Home P I_ �h dndian Wells t - A Point f r-. v� �� _ �liaPPY * ) II\C�I�IIco4Ne<<4 ��` At-LJ H RiQ WAY 30 o 29 BM L. �4 Well_ o _ 17 v� 32 I 6d1TT V��MENT�` v •Water o c1 ,/C� EXISTING DEVELOPMENT �''' CONSULTANTS fN C. Consultants to Governmental Agencies June 30, 1986 Mr. Larry Stevens, AICP Planning Director City of La Quinta 78-105 Calle Estado La Quinta, California 92253 SUBJECT: TRAFFIC IMPACTS FORECASTED FOR GPA 86-012 Dear Mr. Stevens: This letter report addresses forecasted traffic impacts of the proposed General Plan Amendment No. 86-012 and the 71 adjacent acres also being proposed for amendment. The following sections detail Background Information, Travel Demand Forecast, Traffic Impacts and Conclusions. BACKGROUND INFORMATION The project site is south of Fred Waring Drive between Wash- ington Street and Adams Street. At issue is a request to increase the current land use designation of 198 acres from 2,160 low to medium density residential Units to 4,024 high density residential units - a total increase of I'864 -units. Also under consideration is the 71 acres immediately west for which an increase of 584 units (i.e., from 559 low to medium density residential units to 1,143 units of high den- sity residential units). Roadway I.ifrastructure Roadways that could be impacted by these develr_ ments were subdivided into "links" to facilitate analysis. E:_ch roadway link was assigned the maximum number of cars (its' capacity) that it can carry on an average daily basis at an acceptable level of service (LOS). This process involves consideration of the number of lanes and configuration (e.g. median islands, lane widths, etc.) of the roadway. Table I indicates the arterial link seg- ments, their general plan designation, and LOS "C" capacity for general plan buildout of each roadway link segment. 1415 East Seventeenth Street • Santa Ana, California 92701 • (714) 558-1952 A Berryman & Stephenson Industries Company ATTACHMENT 4 11 E Mr. Larry Stevens June 30, 1986 Page Two Table I LINK ARTERIAL 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Roadway Infrastructure Data FRED WARING DRIVE FRED WARING DRIVE JEFFERSON STREET HIGHWAY III HIGHWAY Ill HIGHWAY Ill WASHINGTON STREET WASHINGTON STREET WASHINGTON STREET MILES AVENUE MILES AVENUE WESTWARD NO DRIVE ADAMS STREET ADAMS STREET ADAMS STREET DUNE PALMS ROAD Levels of Service SEGMENT WASHINGTON TO ADAMS ADAMS TO JEFFERSON FRED WARING TO HWY Ill JEFFERSON TO ADAMS ADAMS TO WASHINGTON WASHINGTON TO MILES HWY Ill TO MILES MILES TO FRED WARING FRED WARING TO I-10 WASHINGTON TO ADAMS ADAMS TO JEFFERSON ADAMS TO JEFFERSON� FRED WARING TO MILES MILES TO WESTWARD NO WESTWARD NO TO HWY Ill FRED WARING TO HWY Ill GENERAL PLAN LOS 'C' DESIGNATION CAPACITY MAJOR 45,000 MAJOR 45,000 MAJOR 45,000 MAJOR 45,000 MAJOR 45,000 MAJOR 45,000 MAJOR 45,000 MAJOR 45,000 MAJOR 45,000 SECONDARY 20,003 SECONDARY 20,000 COLLECTOR 10,000 SECONDARY 20,000 SECONDARY 20,000 SECONDARY 20,000 SECONDARY 20,000 Midblock volume to capacity (V/C) ratios for the link seg- ments were calculated to determine the roadway level of ser- vice. V/C ratios are simply average daily traffic divided by the assigned capacity - as the ratio approaches 1.00 the roadway approaches capacity. General Plan traffic estimates for average daily traffic, as provided by the City, were divided by assigned buildout capacity values. Table II below indicates that all roadway segments except Fred Waring Drive would be far over general plan design capacity. Table II. General Plan Average Daily Midblock V/C Ratios GENERAL PLAN LOS 'C' GENERAL PLAN LOS C LINK ARTERIAL SEGMENT .CAPACITY -------- ADT ------------ V/C RATIO ------------ ---- I -------- FRED WARING DRIVE ------- WASHINGTON TO ADAMS 45,00D 29,000 .64 2 FRED WARING DRIVE ADAMS TO JEFFERSON 45,000 29,000 .64 3 JEFFERSON STREET FRED WARING TO HWY Ill 45,000 75,000 1.67 4 HIGHWAY Ill JEFFERSON TO ADAMS 45,090 125,000 2.78 5 HIGHWAY Ill ADAMS TO WASHINGTON 45,000 125,000 2.78 6 HIGHWAY Ill WASHINGTON TO MILES 45,000 123,000 2.73 7 WASHINGTON STREET HWY Ill TO MILES 45,00D 66,D00 1.47 8 WASHINGTON STREET MILES TO FRED WARING 45,000 66,00D 1.47 9 WASHINGTON STREET FRED WARING TO I-10 45,000 66,000 1.47 10 MILES AVENUE WASHINGTON TO ADAMS 20,000 25,000 1.25 11 MILES AVENUE ADAMS TO JEFFERSON 20,000 25,000 1.25 12 WESTWARD NO DRIVE ADAMS TO JEFFERSON 10,000 N/A 13 ADAMS STREET FRED WARING TO MILES 20,000 N/A 14 ADAMS STREET MILES TO WESTWARD NO 20,000 N/A 15 ADAMS STREET WESTWARD NO TO HWY Ill 20,000 N/A 16 DUNE PALMS ROAD FRED WARING TO HWY Ill 20,000 N/A N/A DATA NOT AVAILABLE 0 Mr. Larry Stevens June 30, 1986 Page Three It is important to note, however, general plan buildout traffic volume clude five links (links 12 through account was made for the concept o Capacity restraint implies that, rath gested travel conditions, drivers roadways in the area. that the City provided forecasts did not in- 16). In addition, no f "capacity restraint". er than experience con - will reroute to other Table III denotes estimated buildout traffic volumes with application of capacity restraint. Even with these adjust- ments, 13 of the 16 links exceed capacity. Of most concern is State Highway 111, where the 100,000 plus average daily traffic volumes will require freeway design/limited access standards to provide adequate operation. Table III. Adjusted General Plan Midblock V/C Ratios GENERAL PLAN LOS 'C' GENERAL PLAN LOS C DESCRIP LINK _--- ARTERIAL -------- SEGMENT ------- CAPACITY -------- ADT ------------ VAC RATIO ------------ _ NORTH PI 1 FRED WARING DRIVE WASHINGTON TO ADAMS 45,000 44,000 .98 Low Der 2 FRED RARING DRIVE ADAMS TO JEFFERSON 45,000 44,006 .98 Medium 1 3 JEFFERSON STREET FRED WARING 10 HWY 111 45,000 60,000 1.33 4 HIGHWAY III JEFFERSON TO ADAMS 45,000 100,000 2.22 5 HIGHWAY III ADAMS TO WASHINGTON 45,000 100,000 2.22 6 HIGHWAY III WASHINGTON 10 MILES 45,000 108,000 2.40 SOUTH PI 7 WASHINGTON STREET HWY III TO MILES 45,000 46,000 1.02 Medium 1 8 WASHINGTON STREET MILES TO FRED WARING 45,000 46,090 1.02 High Del 9 WASHINGTON STREET FRED WARING 10 1-10 45,000 46,000 1.02 10 MILES AVENUE WASHINGTON 10 ADAMS 20,000 25,000 1.25 11 MILES AVENUE ADAMS 10 JEFFERSON 20,000 25,000 1.25 12 WESTWARD NO DRIVE ADAMS TO JEFFERSON 10,000 10,000 1.00 MEISTERI 13 ADAMS STREET FRED WARING 10 MILES 20,000 20,OGO 1.00 Low Den! 14 ADAMS STREET MILES TO WESTWARD NO 20,000 20,000 1.00 Medium I IS ADAMS STREET WESTWARD NO 10 HWY Ill 20,000 20,000 1.00 16 DUNE PALMS ROAD FRED RARING 10 HWY 111 20,006 18,000 .90 TRAVEL DEMAND FORECAST Circulation impacts associated .with the proposed general plan amendment were projected via the travel demand forecast process. Trip generation, the first step in travel demand forecasting, was based on generation rates documented by Car Counter Company and the Institute of Transportation Engi- neers Trip Generation - An Informational Report, Third Edition. Table IV depicts the number of average daily trip ends that would be generated under the current general plan and the number of trip ends generated by the amended general plan. The final column indicates the additional trip ends that would be generated from the amendment. Mr. Larry Stevens June 30, 1986 Page Four Table IV. Trip Generation Information CURRENT GENERAL PLAN ____________________ AMENDED __________________-. GENERAL PLAN TWO -NAY TWO-WAY DAILY DAILY TRIP ENDS DESCRIPTION ___ UNITS _____ RAIE _______ TRIP ENDS _________ DESCRIPTION __________ UNITS ----- RATE ------- TRIP ENDS _________ DIFFERENCE NORTH PHASE 86-012 AREA NORTH PHASE 86-012 AREA ---------- Lox Density Residential 200 7.48 2,094 High Density Residential 1,904 6.60 12,566 Medium Density Residential 392 6.21 2,434 672 4,529 B4O38 SOUTH PHASE B6-012 AREA SOUTH PHASE B6-012 AREA Medium Density Residential 632 6.21 3,925 High Density Residential 2,120 6.60 13,992 High Density Residential 856 6.60 5,650 1,488 9,574 41410 MEISTERLIN AREA MEISTERLIN AREA Lou Density Residential 12 7.48 96 High Density Residential 1,143 6.60 7,544 Medium Density Residential 547 6.21 3,397 559 3,497 4,057 These trip ends were then distributed in terms of direction- al orientation (on the basis of the relative attractiveness of travel to and from the project area), and assigned to the respective roadway links. Trip assignment percentages were determined based on a recommended access change for the South Phase from Adams Street to Westward Ho Drive and assuming one access for the Meisterlin project on Miles Avenue. Table V indicates the link assignment percentage for each proposed development. Table V. Trip Distribution/Assignment Percentages DAILY LINK ASSIGNMENT PERCENTAGES TRIP ENDS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 NORTH PHASE GPA 86-012 8,038 25 10 15 0 0 0 0 40 50 75 25 0 5 15 15 0 SOUTH PHASE GPA 86-012 4,418 10 0 10 0 0 5 5 45 50 75 25 10 10 45 15 0 MEISTERLIN 4,057 0 0 15 0 0 0 15 50 20 100 35 0 0 0 0 0 Average daily traffic volumes forecasted for the individual links as calculated based on the Table V percentages and trip ends generated by each proposed development, are shown in Table VI. ® 0 Mr. Larry Stevens June 30, 1986 Page Five Table VI. Trip Assignment DAILY DAILY TRIP ASSIGNMENT FOR EACH LINK TRIP ENDS ___________________________________________________________________________ 1 2 3 4 5 6 7 8 9 10 11 ____________________________________ 12 13 14 IS 16 .-_____. NORTH PHASE GPA B6-012 8,038 2,010 804 1,206 0 0 0 0 3,215 4,019 6,029 2,010 0 402 1,206 1,206 0 SOUTH PHASE GPA 86-012 4,418 442 0 442 0 0 221 221 1,988 2,209 3,314 1,105 442 442 1,938 663 0 SUBTOTAL 2,451 804 1,640 0 0 221 221 5.203 6.220 9,342 3,114 442 B44 3,194 1,868 0 MEISTERLIN 4,057 SUBTOTAL 0 0 609 0 0 0 609 2,029 811 4,057 1,420 0 6 0 0 0 TDTAL 2,451 904 2,256 0 0 221 829 7,232 7,039 13,399 4,534 442 844 3,194 1,968 0 48:7 \��7i iu1J [41j44jCJ Traffic impacts associated with the proposed general plan amendment development increments were quantified by volume to capacity (V/C) ratio recalculations. Table VII shows per link general plan forecasted daily traf- fic volumes (as modified via capacity restraint application in Table III) plus additional traffic resulting from GPA 86- 012; and plus the Meisterlin project. In addition, recalc- ulated V/C ratios (with capacity values assuming buildout of existing General Plan arterial designations) are indicated in Table VII. Table VII. GPA Average Daily Traffic Impacts GENERAL PLAN GENERAL PLAN GP + GPA 86-012 GP + GPA 86-012 LOS 'C' ACT + GP ADT+GP 86-012 LOS C + MEISTERLIN LINK ARTERIAL SEGMENT CAPACITY ----' AMEND 86-012 + MEISTERLIN V/C RATIO LOS C V/C RATIO ---- 1 -------- FRED WARING DRIVE ------- WASHINGTON TO ADAMS 45,000 46,451 46,451 1.03 1.03 2 FRED WARING DRIVE ADAMS TO JEFFERSON 45,000 44,804 44,804 1.00 , 1.00 3 JEFFERSON STREET FRED WARING TO HWY 111 45,000 61,646 62,256 1.37 1.38 4 HIGHWAY 111 JEFFERSON TO ADAMS 45,000 - 100,000 100,000 2.22 2.22 5 HIGHWAY III ADAMS 10 WASHINGTON 45,000 100,000 100,000 2.22 2.22 6 HIGHWAY 111 WASHINGTON TO MILES 45,000 109,221 108,221 2.40 2.40 7 WASHINGTON STREET HWY 111 10 MILES 45,000 46,221 46,829 1.93 1.04 8 WASHINGTON STREET MILES TO FRED WARING 45,000 51,203 53,232 1.14 1.18 9 WASHINGTON STREET FRED HARING TO 1-10 45,000 52,228 53,039 1.16 1.18 10 MILES AVENUE WASHINGTON TO ADAMS 20,000 34,342 38,399 1.72 1.92 11 MILES AVENUE ADAMS TO JEFFERSON 20,000 28,114 29,534 1.41 1.48 12 WESTWARD NO DRIVE ADAMS TO JEFFERSON 10,000 10,442 10,442 1.04 1.04 13 ADAMS STREET FRED NARING TO MILES 20,000 20,844 20,844 1.04 1.04 14 ADAMS STREET MILES TO WESTWARD NO 20,000 23,194 23,194 1.16 1.16 15 ADAMS STREET WESTWARD NO TO HWY 111 20,000 21,860 21,868 1.09 1.09 16 DUNE PALMS ROAD FRED WARING TO HWY 111 20,000 18,000 18,000 .90 .90 Mr. Larry Stevens June 30, 1986 Page Six CONCLUSIONS As indicated in Table III and Table VII, buildout of the General Plan designated arterial network will not adequately service buildout of existing General Plan land uses, let alone additional traffic generated by higher intensity dev- elopment. The ongoing Highway 111 Specific Plan will need to minimize the number of intersecting streets and driveways, and provide for major intersection widening. Parallel facilities to Highway 111, especially Miles Avenue, should be upgraded in general plan designation to provide some relief to Highway 111 traffic. In addition to general plan arterial designation upgrades, only intensive trip consolidation measures could mitigate the traffic impacts associated with the proposed GPA. For example, as a condition of approval, it may be required that occupants of the high density residential development parti- cipate in employee rideshare programs (which would require that occupants work at the same or closely located major employers) and shopping/recreation trips. IN CLOSING This letter report documents the traffic impact generated by the proposed general plan amendments. As indicated, the General Plan designated system of streets will already be so overloaded that to allow further development intensification without the upgrading of arterial designations is not feasi- ble. If any questions arise upon your review of this information, please feel free to call me at (714) 558-1952. Sincerely, BSI CONSULTANTS, INC. John Lower, AICP Project Manager JL:dj 13 J.C.C. Enterprises, Inc. 22330 HAWiHORNE BOULEVARD • SUME 212 TORRANCE, CAUFORNIA 90505 (213) 3752567 June 30, 1986 City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 ATTN: Sandra Bonner Re: Desert Royale In accordance with our discussions relative to our submittal of April 15, 1986 for a general plan amendment for the Desert Royale apartment complex we are substituting the following exhibits: (1) Schedule A (2) General Plan with Amendment Exhibit Please note that we are requesting (1) an amendment to only the southern portion of the property and (2) an averaging of the density over the entire project. We feel this is desirable in order to obtain a viable championship golf course project. Also it should be noted we are not requesting any additional units in excess of the development plan as submitted. We also own 5.5 acres more than has been indicated on the exhibits. Although said acreage lies in the designated wash area it will be utilized for the golf course. In addition there is an additional 15.98 acres which the Coachella Valley Water District owns, a large portion of which will also be utilized for the golf course. If you need further information or have any questions please contact the under- signed at your earliest convenience. Sincerely, Jack C. Cameron President, J.C.C. Enterprises, Inc. JCC:kt C;TY Of LA QUINTA COMMUNITY DEVELOPMENT DEPT ATTACHMENT 5 ® 0 cr UrT\TTT r A DESERT ROYALE LA QUINTA, CALIFORNIA Present Land Use Densi North Portion Low Density 70 Ac. x 4 units/Ac. = 280 Medium Density 49 Ac. x 8 units/Ac. = 392 Units allowed North phase 672 units South Portion Medium density 79 Ac. x 8 units/Ac. = 632 High density 53.5 Ac. x 16 units/Ac. - 856 Units allowed South phase 1,488 units TOTAL UNITS ALLOWED 2,160 units Submitted Density (per plan as submitted) North Portion 1,296 South Portion 1,084 TOTAL UNITS 2,380 TOTAL ACREAGE 251.5 AVERAGE DENSITY 9.46 UNITS/ACRE Requested Amendment to General Plan RECAP North Portion NO CHANGE = 672 units South Portion High Density 8/Ac. @ 16 units/Ac. -1296 units Medium Density 51.5 @ 8 units/Ac. - 412 units TOTAL AFTER AMENDMENT -2380 units This entails moving the division line in the southerly property to the north in order to incorporate 81 acres in lieu of 51.5 acres in the high density area and changes the medium density area from 79 acres to 51.5 acres. 1. Allowed Density (For total property) 2160 units/251.5 acres 8.59 units/acre 2. Requested Density (For total property) 9.46 units/acre NET INCREASE 0.87 units/acre 3. Percent Increase (2380-2160) units/2160 units 10.19% Justification 1. For a single project incorporating adjoining land parcels, it is generally incumbent to average densities in order to maintain the continuity of the golf course. 2. The request for an increase of density of approximately ten percent (10%) is based on the circumstance that the submitted project is primarily intended for apartment house rentals. As compared to typ- ical apartment projects in the general area 9.5 units per acre re- presents a low end request. No other apartment project incorporates a championship sized "public" golf course. 3. A portion of the buildings (less than 1/2) are designed as three story in order to accomodate more extensive open space. All of the buildings directly visible from public roadways and the inter- ior streets shall be two story. 4. For loan purposes and sale of smaller segments (all lots will in- clude 16 units or less) condominium approval is requested. It is contemplated that less than fifty percent of the units will sell as condominiums, and of those a large portion thereof will sell to full time residents. In accordance with such a contemplated mixed scheme, the golf facilities, subject to certain reservation prior- itites, will be public. 5. The proposed development will undoubtedly be the premiere apartment - like complex in the Coachella Valley. ITEM NO. % . b;t/L4c S� DATE PLANNING COMMISSION MEETING n RE: ca Jc4� MOTION BY: BRANDT DE GASPERIN LM WALLING THORNBURGH SECOND BY: DE GASPERIN MORAN ViALLING THORNBURGH DISCUSSION: -�//. a I ROLL CALL VOTE: CO*!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT 4 BRANDT — DE GASPERIN — MORAN — WALLING — THORNBURGH — UNANIMOUSLY ADOPTED: YES NO It MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-335 LOCATION: Northeast Side of Calle Obispo; 44' Southeast of Washington Street APPLICANT: James S. Nicholson REQUEST: Approval to Construct a Single -Family Dwelling Intended for Personal Residence. 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site consists of an approximate quarter acre situated on an odd -shaped block which generally runs parallel to Washington Street. Newer development within the neighborhood consists of large lot, single-family houses having "Spanish" architecture incorporating earthtone stucco sidings and "Mission" tile roofs. Except for a multiple -family, single -story, apartment complex at the southeast corner of Washington Street and Calle Paloma, the block is vacant. Directly to the west, and across the street from the project site, a single-family house has been built incorporating a conventional "California Ranch" archi- tecture with stucco siding and a composition shingle, gable type roof. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant is proposing this house for his personal residence. The house will contain approximately 1,400 square feet of net living area with three -bedrooms, two - baths, and an attached garage with a directly connecting STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. pedestrian door. The house features several occupant amenities including two walk-in wardrobe closets, a central planter area, separate living, dining, and family rooms, and a large entryway. Maximum building height is 14 feet with a 4 and 12 pitched roof and 24" roof eaves. The house has a "California Ranch" archi- tectural design with an off-white colored stucco siding, with dark brown colored wood trim. The roof is to be composed of red colored flat tile. Setbacks to the house are as follows: Front Yard 30 Feet Side Yards 12 Feet Rear Yard 54 Feet STAFF COMMENT AND ANALYSIS The house complies with the R-1*++ Zoning requirements and standards for single-family house development. The mass, bulk, and height of the house is compatible with vicinity development. The architectural design of the house is expected to both upgrade area development an create an attractive house design to the neighborhood. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-335 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: Gary W. Price Associate Planner GWP:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C APPROVED ,zt"� Lawrence L. Stevens, AICP Community Development Director It ® 0 THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-335, unless otherwise amended by the following conditions. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-335 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. MEMORANDUM CITY OF LA QUINTA S R TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-337 LOCATION: East Side of Avenida Madero; 200' North of Calle Arroba APPLICANT: A. C. Hipp REQUEST: Approval to Construct a Single -Family House Intended for Sale. 1. General Plan: Medium Density Residential (4-8 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a typical 5,000 square -foot lot located in the Cove area. Existing development in the area consists primarily of stucco -sided units, with rock or gravel roof coverings. Of the 21 lots on the block, only 8 have been built on. There are some wood -sided units incorporating asphalt shingle roofs in the general vicinity. Most of the lots on the block are currently undeveloped; however, several lots have recently gained approval for single-family house development. Six lots on the block have development approval. Directly to the north and adjacent to the site is an approved "Bremco" development which consists of a conventional house having the same basic design as that which is being proposed. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: This project is the second house proposed by A. C. Hipp for the purpose of sale. The house has approximately 1,206 square feet of net usable floor area with three bedrooms and two baths. A directly connecting pedestrian door has been provided from the garage to the kitchen. The garage STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. is offset and incorporates a laundry nook, which is four feet in depth. The house also has an uncovered patio area between the master bedroom and the living room. The main entrance to the house is from this side yard area. The overall dimensions of the house are 40' in width and 65' in depth with setbacks of 5' at the sideyards, 20' at the front, and 15' in the rear. The exterior color scheme of the house will consist of an off-white ("Moonstone") stucco siding, with "Sudan" dark brown trim, and red "Mission" tile roof. The roof pitch is 4 and 12. Height of the structure will be 15.7'. STAFF COMMENTS AND ANALYSIS The Applicant's previous house (Plot Plan No. 85-238) is nearing building completion at the location of 52-140 Obregon. The overall design complies with the requirements and standards for the R-1*++ Zone. Garage dimensions, however, are substandard at 21.5' x 17.5' clear. These dimensions should be adjusted to a minimum 20' x 20' clear. The main house entrance is from the side patio area requiring access around the living room through the narrow side yard. The Applicant should consider redesigning the house to provide a main entry at the front of the house. FTNnTNn9 1. The request, as approved, is consistent with the requirements of the current and proposed zones and goals and objectives of the La Quinta General Plan. 2. The building design, as approved, is consistent with area development and with the draft Manual on Architectural Standards for Single -Family Houses. 3. The project will not have a significant adverse effect on the environment. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-337 in accordance with Exhibits A, B, and C and subject to the attached conditions. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. PREPARED BY: V V IOX APPROVED BY: Gary W. Price Associate Planner Lawrence L. Stevens, AICP Community Development Director GWP:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B and C II'Pl;i THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-337, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-337 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. Garage area shall have a minimum 20' x 20' clear dimension from interior wall. 13. The Applicant '� redesign the house to relocate the main entrance to the front house portion. MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-338 LOCATION: Southwest Corner of Eisenhower Drive and Calle Arroba APPLICANT: Deseret Homes REQUEST: Approval to Construct a Single -Family House Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 1200-Sq.Ft. Minimum Dwelling Size, 17' Height Limit); S-R (Special Residential) Zoning is Proposed. 3. Existing Conditions: The 50' x 100' lot is located on the west side of Eisenhower Drive, south of Calle Arroba, and is adjacent to two other houses proposed by the Applicant. Development along this block is sparse with all the houses having the typical California style of architecture. All the houses have stucco siding and gable roofs, with the majority having roofs covered with Spanish tile or with gravel and Spanish tile trim or accents. Except for two older houses, all the existing homes are constructed on one lot. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, a contractor, is requesting approval to construct a three -bedroom, 1-1/2 bath house having 1,316 gross and 1,193 net square feet of livable area. This is plan "A" of the three basic house designs which the Applicant is proposing on his lots in the Cove area. Two of the bedrooms have dimensions equal to or exceeding 10 feet, while the 6-sided, bedroom #2 has smaller dimensions and an area of 105 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. square feet. Both the bathrooms have tubs, but no showers. The garage, where the washer and dryer are located, has interior dimensions of 20' x 20' and a connecting pedestrian door into the house. The setbacks are as follows: Front Yard - 20 Feet Side Yards - 5 & 10 Feet Rear Yard - 13 Feet Concerning the exterior, the modern Spanish style architecture is comparable to the style of the Applicant's other proposed houses. The 5 and 12 pitched roof incorporates the repeated use of the hip style roof design and has a varying ridgeline. As shown on the floor plan, the exterior walls have numerous jogs to avoid a "boxy" appearance and add interest. The exterior walls will have brownish -rose colored stucco, light brown trim, and red concrete Spanish style tile. Additional special treatment of the windows and walls is provided. STAFF COMMENTS This request is one of five applications submitted concurrently by Deseret Homes for construction of houses in the Cove area. The Applicant owns 23 additional lots which will be developed with one of their three basic house designs (see Attachment No. 1 to Plot Plan No. 86-338). All the houses are intended for sale though none have been presold at this time. The Applicant has not received any past approvals for houses in the City. Although the Applicant intended to use the three proposed houses on Eisenhower Drive as a model complex, Staff has informed them that this would not be a permitted use in the R-1*++ Zone. Regarding Plan "A's" compliance with the City's zoning and design standards, several minor changes will be required in the floor plan; these items have been discussed with and agreed to by the Applicant. * Modify the design of Bedroom #2 to provide minimum 10-foot interior clear dimensions. * Increase the garage's interior dimensions to 20' x 24' for the mechanical equipment by modifying the house's floor plan, or relocate the washer and dryer into the house. * Provide a minimum of 1200-square-foot, net livable area. Regarding the exterior, the overall height is 15-1/2' which is below the 17' height limitation. The house incorporates many of the design features encouraged by the City - creating interest and avoiding a STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. "boxy" appearance by varying the lines of the walls and the height of the roof's ridgeline, by repeating the use of the hip style roof, and by adding special window treatments and accents. The house's design is compatible with area development and is suffi- ciently different from the other two house designs proposed by the Applicant to avoid a "cookie -cutter" appearance. FINDINGS 1. The request, as approved, is consistent with the requirements of the current and proposed zoning, and with the goals and policies of the La Quinta General Plan. 2. The building design, as approved, is consistent with the draft Manual on Architectural Standards for single-family houses and will be compatible with area development. 3. The project will not have an adverse effect on the environment. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-338 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: Sa�L. Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Director SLB:LLS:dmv Atchs: 1. Conditions of Approval 2. Exhibits A, B, & C 3. Ownership Information ® 0 THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-338, unless otherwise amended by the following conditions. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment trshall be ground mounted, or screened entirely bythe 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-338 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The minimum net livable area of the dwelling shall be 1200 square feet. 13. The bedrooms shall have minimum 10' x 10' interior clear dimensions. 14. The garage shall have a minimum 20' x 20' interior clear dimension with an additional four (4) feet if mechanical equipment is located within the garage. 15. The dwelling shall not be used as a model home or a sales office. I I1u L.ullu Gl VVI VVI CLLIUII June 20, 1986 Ms. Sandy Bonner City of La Quinta P. 0. Box 1504 La Quinta, CA 92253 RE: DESERET HOMES, LTD. Dear Sandy: OF COMMUNITYUINTA DEVELOPMENT DEPT Per our telephone conversation yesterday, I am enclosing a plot plan of the homes we hope to build in the near future. Also enclosed is a map showing the location of all the lots. If you need any additional information, please do not hesitate to call. Very truly yours, DESERET HOMES, LTD. The Lendel Corporation, General Partner Verna Lench, Vice President :vl Enc. ATTACHMENT NO. 1 PLOT PLAN NO. 86-338 7220 TRADE STREET . SUITE 100 . SAN DIEGO . CALIFORNIA 92121 . (619) 693-8444 0 20-Jun-86 DESERET HOMES PLOT PLAN LOT BLOCK COLOR NUMBER NUMBER PLAN ELEVATION SCHEMES 1 246 AF 2R 1 2 246 BF 3 2 3 246 CF 3 3 7 40 AF 2 2 13 230 AF 1R 1 26 170 A 1 2 12 100 AF 1R 1 1 307 AF 2R 2 1 170 A 2R 1 12 154 A 1R 3 12 143 AF 2R 2 13 220 A 2R 3 13 148 A 2 2 22 94 A 1 1 22 119 CF 3 2 14 230 B 2 3 14 220 BF 1 1 8 159 B 2 2 7 159 CF 1 3 2 170 CF 1 3 22 66 CF 3 3 15 154 BF 3 1 13 143 CF 2 3 15 84 CF 3R 2 16 84 B 3 3 15 67 BF 1 2 2 96 CF 2R 2 3 96 B 1 3 FTI LOTS OWNED BY DESERET HOMES 3 I3 119%0 L%il14Vl VV, VVl. %Iwl. June 25, 1986 Ms. Sandy Bonner City of La Quinta P. O. Box 1504 La Quint--, CA 92253 RE: DESERET HOMES, LTD. Dear Sandy: CO CT MMNN1TY p f�f(OP,y�FHT DEFT Enclosed please find the revision of Bedroom #2 for Plan B. The architect has computed the square footage to now be 115 sq. ft. so this should satisfy your requirements. If you have any questions or need any additional infor- mation, please call. Very truly yours, DESERET HOMES, LTD. lz�" The Lendel Coxporation, General Partner Verna Lench, Vice President :vl Enc. ATTACHMENT NO. 2 7220 TRADE STREET . SUITE 100 . SAN DIEGO . CALIFORNIA 92121 .(619) 693-8444 11 LJ URBINA & ASSOCIATES PLANNING AND ARCHITECTURE DESERET HOMES MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-339 LOCATION: West Corner of Eisenhower Drive; 50' South of Calle Arroba APPLICANT: Deseret Homes REQUEST: Approval to Construct a Single -Family House Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 1200-Sq.Ft. Minimum Dwelling Size, 17' Height Limit); S-R (Special Residential) Zoning is Proposed. 3. Existing Conditions: The 50' x 100' lot is located on the west side of Eisenhower Drive, south of Calle Arroba, and is adjacent to two other houses proposed by the Applicant. Development along this block is sparse with all the houses having the typical California style of architecture. All the houses have stucco siding and gable roofs, with the majority having roofs covered with Spanish tile or with gravel and Spanish tile trim or accents. Except for two older houses, all the existing homes are constructed on one lot. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, a contractor, is requesting approval to construct a three -bedroom, 1-3/4 bath house with 1,430 gross and 1,215 net square feet of livable area. This is plan "B" of the three basic house designs which the Applicant is proposing on his lots in the Cove area. Two of the three bedrooms have interior clear dimensions of 10 feet or more, Ll STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. while bedroom #2 has smaller dimensions and has only 91 net square feet of area garage has a connecting pedestrian door garage's interior dimensionss are 20' x encroaches, and is 2216" deep where the located. The setbacks are as follows: Front Yard - 22 Feet Side Yards - 5 Feet Rear Yard - 19 Feet due to a corner cutoff The attached double -car into the house. The 19' where the closet washer and dryer are Concerning the exterior, the modern Spanish style architecture is comparable to the style of the Applicant's other proposed houses. The 5 and 12 pitched roof repeats the use of gables and has a varying ridgeline. The roof eaves are 18 inches. The exterior walls will have light beige -colored stucco, dark beige trim, and the roof will be covered with red concrete Spanish style tile. Additional design treatments are provided by special window and wall treatments. The height of the proposed house is 17-1/2 feet, which exceeds the 17-foot height limit of the zoning. STAFF COMMENTS This request is one of five applications submitted concurrently by Deseret Homes for construction of houses in the Cove area. The Applicant owns 23 additional lots which will be developed with one of their three basic house designs (see Attachment No. 1 to Plot Plan No. 86-338). All the houses are intended for sale though none have been presold at this time. The Applicant has not received any past approvals for houses in the City. Although the Applicant intended to use this house and the two other adjacent proposed houses as a model complex, Staff has informed them that this would not be a permitted use in the R-1*++ Zone. Regarding the proposed house's compliance with zoning and design standards, several minor changes will be required in the floor plan and roof design; these items have been discussed with and agreed to by the Applicant. * Modify the design of Bedroom #2 to provide minimum 10-foot interior clear dimensions. Modify the garage's design to provide a minimum 20' x 20' parking area, with an additional 1-1/2 feet (for a total of 4 feet) provided for the mechanical equipment. Lower the pitch on the roof from 5 and 12 so that the building's overall height does not exceed 17 feet. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. Regarding the exterior, the house has many of the design features encouraged by the City - creating interest and avoiding a "boxy" appearance by varying the height of the roof's ridgeline, by repeating the use of the gable style roof, and by using special window and wall design treatments and accents. Another good design point is the partially enclosed rear patio area onto which the windows of the living room, breakfast nook and master bedroom are focussed. windows along the sides of the house are mini- mized to increase privacy. The house's exterior design is compatible with area development and is sufficiently different from the other two house designs proposed by the Applicant to avoid a "cookie -cutter" appearance. FINDINGS 1. The request, as approved, is consistent with the requirements of the current and proposed zoning, and with the goals and policies of the La Quinta General Plan. 2. The building design, as approved, is consistent with the draft Manual on Architectural Standards for single-family houses and will be compatible with area development. 3. The project will not have an adverse effect on the environment. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-339 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: Z /sandra Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Director SLB:LLS:dmv Atchs: 1. Conditions of Approval 2. Exhibits A, B, & C THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-339, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-339 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The bedrooms shall have minimum 10' x 10' interior clear dimensions. 13. The garage shall have minimum 20' x 24' interior clear dimensions for parking and mechanical equipment. 14. The house shall not be used as a model home or a sales office. ® MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-341 LOCATION: Southwest Corner of Avenida Madero and Calle Sonora APPLICANT: Deseret Homes REQUEST: Approval to Construct a Single -Family House Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 1200-Sq.Ft. Minimum Dwelling Size, 17' Height Limit); S-R (Special Residential) Zoning is Proposed. 3. Existing Conditions: The 50' x 100' lot is located at the corner of Avenida Madero and Calle Sonora, with the lot oriented north - south. The area is moderately developed with the majority of the houses having the typical California style architecture, stucco siding, and gable roofs covered with rock or tile. All the adjacent houses are constructed on single lots. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, a contractor, is requesting approval to construct a three -bedroom, 1-1/2-bath house having 1,316 gross and 1,193 net square feet of livable area. This is plan "A" of the three basic house designs which the Applicant is proposing on his lots in the Cove area. Two of the bedrooms have dimensions equal to or exceeding 10 feet, while the 6-sided, bedroom #2 has smaller dimensions and an area of 105 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. square feet. Both the bathrooms have tubs, but no showers . The garage, where the washer and dryer are located has interior dimensions of 20' x 20' and a connecting pedestrian door into the house. The setbacks are as follows: Front Yard - 20 Feet Side Yards - 5 & 10 Feet Rear Yard - 13 Feet Concerning the exterior, the modern Spanish style architecture is comparable to the style of the Applicant's other proposed houses. The 5 and 12 pitched roof incorporates the repeated use of the hip style roof design and has a varying ridgeline. As shown on the floor plan, the exterior walls have numerous jogs to avoid a "boxy" appearance and add interest. The exterior walls will have light brown -colored stucco, tan trim, and red concrete Spanish style tile. Additional special treatment of the windows and walls is provided. STAFF COMMENTS This request is one of five applications submitted concurrently by Deseret Homes for construction of houses in the Cove area. The Applicant owns 23 additional lots which will be developed with one of their three basic house designs (see Attachment No. 1 to Plot Plan No. 86-338). All the houses are intended for sale though none have been presold at this time. The Applicant has not received any past approvals for houses in the City. Although the Applicant intended to use the three proposed houses on Eisenhower Drive as a model complex, Staff has informed them that this would not be a permitted use in the R-1*++ Zone. Regarding Plan "A's" compliance with the City's zoning and design standards, several minor changes will be required in the floor plan; these items have been discussed with and agreed to by the Applicant. * Modify the design of Bedroom #2 to provide minimum 10-foot interior clear dimensions. * Increase the garage's interior dimensions to 20' x 24' for the mechanical equipment by modifying the house's floor plan, or relocate the washer and dryer into the house. * Provide a minimum of 1200-square-foot, net livable area. Regarding the exterior, the overall height is 15-1/2' which is below the 17' height limitation. The house incorporates many of the design features encouraged by the City - creating interest and avoiding a STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. "boxy" appearance by varying the lines of the walls and the height of the roof's ridgeline, by repeating the use of the hip style roof, and by adding special window treatments and accents. The house's design is compatible with area development and is suffi- ciently different from the other two house designs proposed by the Applicant to avoid a "cookie -cutter" appearance. FINDINGS I. The request, as approved, is consistent with the requirements of the current and proposed zoning, and with the goals and policies of the La Quinta General Plan. 2. The building design, as approved, is consistent with the draft Manual on Architectural Standards for single-family houses and will be compatible with area development. 3. The project will not have an adverse effect on the environment. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-341 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: Sandra L2. Bonner Principal Planner SLB:LLS:dmv APPROVED BY: Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions of Approval 2. Exhibits A, B, & C 3. Ownership Information THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-341, unless otherwise amended by the following conditions. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-341 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The minimum net livable area of the dwelling shall be 1200 square feet. 13. The bedrooms shall have minimum 10' x 10' interior clear dimensions. 14. The garage shall have minimum 20' x 20' interior clear dimensions, with an additional four (4) feet if mechanical equipment is located within the garage. 15. The dwelling shall not be used as a model home or a sales office. t ' The Lendel Corporation June 25, 1986 �T19,J� MON/T y F �0, (V E[Op,NENI pEPr Ms. Sandy Bonner j` City of La Quinta P. 0. Box 1504 La Quint.:, CA 92253 RE: DESERET HOMES, LTD. Dear Sandy: Enclosed please find the revision of Bedroom #2 for Plan B. The architect has computed the square footage to now be 115 sq. ft. so this should satisfy your requirements. If you have any questions or need any additional infor- mation, please call. Very truly yours, DESERET HOMES, LTD. The Lendel Corporation, General Partner i Verna Lench, Vice President :V1 Enc. I i f ATTACHMENT NC 4 7220 TRADE STREET . SUITE 100 . SAN DIEGO . CALIFORNIA 92121 . (619) 693-8444 1 i LQ ii ii URBINA & ASSOCIATES PLANNING AND ARCHITECTURE ue Y DESERET HOMES o� �s MEMORANDUM z CITY OF LA QUINTA fyOF7N� TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-342 LOCATION: Northeast Corner of Avenida Vallejo and Calle Arroba APPLICANT: Deseret Homes REQUEST: Approval to Construct a Single -Family House Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 1200-Sq.Ft. Minimum Dwelling Size, 17' Height Limit); S-R (Special Residential) Zoning is Proposed. 3. Existing Conditions: The 50' x 100' lot is located at the corner of Avenida Vallejo and Calle Arroba. The area is moderately developed with the majority of the houses having stucco siding and gable roofs covered with Spanish tile. All the adjacent houses are constructed on single lots. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, a contractor, is requesting approval to construct a three -bedroom, 1-1/2-bath house having 1,316 gross and 1,193 net square feet of livable area. This is plan "A" of the three basic house designs which the Applicant is proposing on his lots in the Cove area. Two of the bedrooms have dimensions equal to or exceeding 10 feet, while the 6-sided, bedroom #2 has smaller dimensions and an area of 105 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. square feet. Both the bathrooms have tubs, but no showers. The garage, where the washer and dryer are located has interior dimensions of 20' x 20' and a connecting pedestrian door into the house. The setbacks are as follows: Front Yard - 20 Feet Side Yards - 5 & 10 Feet Rear Yard - 13 Feet Concerning the exterior, the modern Spanish style architecture is comparable to the style of the Applicant's other proposed houses. The 5 and 12 pitchad roof incorporates the repeated use of the hip style roof design and has a varying ridgeline. As shown on the floor plan, the exterior walls have numerous jogs to avoid a "boxy" appearance and add interest. The exterior walls will have brownish -rose colored stucco, light brown trim, and red concrete Spanish style tile. Additional special treatment of the windows and walls is provided. STAFF COMMENTS This request is one of five applications submitted concurrently by Deseret Homes for construction of houses in the Cove area. The Applicant owns 23 additional lots which will be developed with one of their three basic house designs (see Attachment No. 1 to Plot Plan No. 86-338). All the houses are intended for sale though none have been presold at this time. The Applicant has not received any past approvals for houses in the City. Although the Applicant intended to use the three proposed houses on Eisenhower Drive as a model complex, Staff has informed them that this would not be a permitted use in the R-1*++ Zone. Regarding Plan "A's" compliance with the City's zoning and design standards, several minor changes will be required in the floor plan; these items have been discussed with and agreed to by the Applicant. * Modify the design of Bedroom #2 to provide minimum 10-foot interior clear dimensions. * Increase the garage's interior dimensions to 20' x 24' for the mechanical equipment by modifying the house's floor plan, or relocate the washer and dryer into the house. * Provide a minimum of 1200-square-foot, net livable area. Regarding the exterior, the overall height is 15-1/2' which is below the 17' height limitation. The house incorporates many of the design features encouraged by the City - creating interest and avoiding a STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. "boxy" appearance by varying the lines of the walls and the height of the roof's ridgeline, by repeating the use of the hip style roof, and by adding special window treatments and accents. The house's design is compatible with area development and is suffi- ciently different from the other two house designs proposed by the Applicant to avoid a "cookie -cutter" appearance. 1arr,19UNreL* 1. The request, as approved, is consistent with the requirements of the current and proposed zoning, and with the goals and policies of the La Quinta General Plan. 2. The building design, as approved, is consistent with the draft Manual on Architectural Standards for single-family houses and will be compatible with area development. 3. The project will not have an adverse effect on the environment. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-342 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: Sa�L. Bonner Principal Planner SLB:LLS:dmv APPROVED JBY/: Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions of Approval 2. Exhibits A, B, & C II+iII `11 THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-342, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-342 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The minimum net livable area of the dwelling shall be 1200 square feet. 13. The bedrooms shall have minimum 10' x 10' interior clear dimensions. 14. The garage shall have a minimum 20' x 20' interior clear dimensions, with an additional four (4) feet if mechanical equipment is located within the garage. 15. The dwelling shall not be used as a model home or a sales office. f _ ' F --The Lendel Corporation June 25, 1986 C J C0414fulvirly, pE�F(Opy N) UfpT Ms. Sandy Bonner City of La Quinta P. O. Box 1504 La Quinta, CA 92253 RE: DESERET HOMES, LTD. Dear Sandy: Enclosed please find the revision of Bedroom #2 for Plan B. The architect has computed the square footage to now be 115 sq. ft. so this should satisfy your requirements. If you have any questions or need any additional infor- mation, please call. Very truly yours, DESERET HOMES, LTD. K The Lendel Corporation, General Partner Verna Lench, Vice President :vl Enc. ATTACHMENT NO. 1 7220 TRADE STREET . SUITE 100 . SAN DIEGO • CALIFORNIA 92121 .(619) 693-8444 0 0 URBINA & ASSOCIATES PLANNING AND ARCHITECTURE PARTIAL t I 0 0 f r L � H ll�d DESERET HOMES MEMORANDUM CITY OF LA QUINTA 5 C__ - TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-344 LOCATION: East Side of Avenida Morales; 100' South of Calle Sonora APPLICANT: Brent Armbruster REQUEST: Approval to Construct a Single -Family Dwelling Intended for Personal Residence. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a 5,000-square-foot area lot. The area is partially developed with earthtone stucco -sided homes with rock or gravel roofs. The area incorporates a wide variety of architectural styles, from California Ranch to Spanish Adobe with flat roofs. No particular design features stand out as predominating the area. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant proposes a 1,256 square foot (net), three -bedroom house for his private residence. The plans reviewed shows revisions to bedroom walls which will make them meet the City's 10' x 10' clear dimension standard. A similar notation has been made relative to the garage dimensions. The house meets all other standards relative to floor plan related requirements. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. The site plan shows the following setbacks: Front Yard - 20 Feet Rear Yard - 24 Feet Side Yards - 5 Feet Regarding exterior design, the house is a basic California Ranch design with little architectural variety. The basic design is compatible with area development. The Applicant proposes an off-white stucco siding with brown fascia/trim and a red Mission tile roof. STAFF COMMENT AND ANALYSIS The Applicant has had no prior approvals in the City for single- family dwellings. Overall, the house meets all requirements for single-family dwellings as required by the City. The unit should incorporate additional architectural treatments such as brickwork, arches, plant-ons, etc., in order to break up the bland design of the house's exterior. The Applicant will be required to show that bathroom connections will provide 1-3/4 bathrooms as required. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-344 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: ,�y JJ Wallace Nesbit Lawrence L. Stevens, AICP Planning Assistant Community Development Director WHN:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-344, unless otherwise amended by the following conditions. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-344 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. Applicant shall note on plans submitted for plan check whether tub/shower combination will be provided. 13. The garage area shall be 20' x 20' clear as required and shall be shown on the plans submitted for plan check. 14. Bedrooms shall measure 10' x 10' minimum clear dimension. This shall be shown on plans submitted for plan check. 15. The Applicant shall note on the elevations at plan check submittal as to what types of architectural treatments will be provided. The Applicant shall provide architectural treatments in order to promote a more interesting design.; Lg./n These treatments shall be subject to review by the Community Development Department. �P 0 MEMORANDUhT CITY OF LA QUINTA 54' TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-345 LOCATION: Southwest Corner of Bermudas and Arroba APPLICANT: Mr. & Mrs. Duane E. Herrell REQUEST: Approval to Construct a Single -Family Dwelling Intended for Personal Residence. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site consists of two, 5,000 sq.ft. Cove lots. Development surrounding the site is limited, with only six homes on the block. Age and design of these units are variable and do not show any consistent design among them. Avenida Bermudas is designated as an 88' right-of-way, Secondary Arterial and adequate right-of-way has been dedicated by the Crystal Canyon project along the east side of Bermudas. Because the site consists of two separate parcels, the Applicant is in the process of preparing a parcel merger application. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant proposes a 1,576 net square foot home for their personal residence. All requirements relative to the floor plan have been met or exceeded. The house will have three bedrooms with 1-3/4 bathrooms. 0 STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. The plot plan provides the following setbacks: Front Yard - 21 Rear Yard - 33 East Side Yard - West Side Yard - 3' 23' (Along Bermudas) 5 Feet The driveway is proposed to access from Calle Arroba, which is consistent with limiting individual access onto arterial roadways. Edge of driveway will be roughly 77' from the edge of right-of-way for Avenida Bermudas. A fence is proposed along Avenida Bermudas about 12' back of the right-of-way/property line. Landscaping will have to be provided in the required areas both in front of and behind the proposed fenced location. The exterior design is compatible with design themes being encouraged in the Cove area. The exterior construction consists of beige stucco, a clay, red concrete tile roof and medium brown door and wood trim colors. The standard gable roof will be a 4 and 12 pitch at a height of 16.51. All exterior accents will be stuccoed, and the windows will have wrought iron protective bars affixed over them. STAFF COMMENT AND ANALYSIS The Applicant proposes this unit for their personal residence and has had no prior development approvals from the City. The overall design and construction of the house is consistent with City policies and standards. Details of proposed fencing and window protection will need to be submitted at plan check for building and Fire Marshal review. Prior to issuance of any building permit, the Applicant must submit and have recorded a Certificate of Parcel Merger. FINDINGS The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-345 in accordance with Exhibits A, B, and C and subject to the attached conditions. STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. PREPARED BY: APPROVED BY: Wallace Nesbit Planning Assistant WHN:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C Lawrence L. Stevens, AICP Community Development Director 0 THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: The development of the site shall be in conformance with the Exhibits A, B, and C contained in the file for Plot Plan No. 86-345, unless otherwise amended by the following conditions. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 86-345 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The Applicant shall provide a fencing plan and details to the Community Development Department, Building Division, at time of plan check submittal for any proposed fencing. 13. The Applicant shall submit information on the wrought iron window bars proposed. These shall be subject to review by the City Fire Marshal, and shall meet all standards as required for safety, egress and other applicable considera- tions. 14. Prior to issuance of any building permit, the Applicant shall have a recorded Certificate of Parcel Merger on file with the Community Development Department. °;;lI M I N U T E S PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California June 10, 1986 1. CALL TO ORDER 7:00 p.m. 51 A. Chairman Thornburgh called the Planning Commission meeting to order at 7:00 p.m.; he then led the flag salute. 2. ROLL CALL A. Chairman Thornburgh requested the Roll Call. Director Stevens called the roll: Present: Commissioners Brandt, Moran, Walling and Chairman Thornburgh Absent: Commissioner De Gasperin Also present was Community Development Director Lawrence L. Stevens. Commissioner Moran made a motion, seconded by Commissioner Walling to excuse Commissioner De Gasperin. Unanimously Adopted. 3. HEARINGS Chairman Thornburgh introduced the only item of hearing as follows: A. PUBLIC USE CASE NO. 86-003, Approval to expand an existing private school from 35 to 150 students and to construct six additional classrooms and one multi -purpose building; Marywood Country Day School, Applicant. He then called for the Staff Report. 1. Director Stevens advised the Commission that this matter has been continued from the May 27 hearing to allow the Applicant time to contact CVWD and the City Fire Marshal regarding fire flow, and to prepare a revised site plan. Staff has contacted the water district and has learned that they plan improvements for the future, but at the present are not in a position to fund the improvements necessary for the school's expansion. The Applicant's representative has advised Staff that they cannot fund the estimated $250,000 in improvements to the water system. Even though CVWD has informed Marywood School that they will not fund immediate improvements to the water system, the Applicant has requested a two -week continuance to the Planning Commission meeting of June 24, 1986, to allow El C additional time to discuss the matter with the district and also to prepare the revised site plan. Therefore, Director Stevens informed the Commission that it is Staff's recommendation to continue this matter to the meeting of June 24. This concluded Staff's presentation. After a brief discussion, Chairman Thornburgh called for a motion. 2. Commissioner Walling made a motion, seconded by Commissioner Brandt to continue Public Use Case No. 86-003 to the next regular Planning Commission meeting to be held June 24, 1986. Unanimously Adopted. 4. CONSENT CALENDAR Chairman Thornburgh introduced the Consent Calender which consisted of 11 requests for approval to construct single-family homes. As there were no concerns regarding this matter, he called for a motion. Commissioner Brandt made a motion, seconded by Commissioner Walling, to approve Items A through K of the Consent Calendar. Unanimously Adopted. 5. BUSINESS Chairman Thornburgh introduced the only business item as follows: A. MINOR CHANGE TO PUBLIC USE CASE NO. 84-001, A request for approval to redesign the assembly building at the Family Heritage Church of the Valley located at the northwest corner of Miles Avenue and Adams Street; Family Heritage Church of the Valley, Applicant. He called for the Staff Report. 1. Director Stevens advised the Commission that the Applicant has requested a continuance of this matter to the meeting of June 24 to allow them time to submit alternative designs for the assembly building. In a brief discussion of this matter, it was the Commission's concern, as well as Staff's, that although the building redesign initially presented was generally acceptable, the use of metal roofing would not be compatible with area development. Chairman Thornburgh called for a motion. 2. Commissioner Moran made a motion, seconded by Commissioner Walling, to continue the minor change request to Public Use Case No. 84-001, to the next regular Planning Commission meeting which will be held on June 24, 1986. Unanimously Adopted. - 2 - 0 6. ADJOURNMENT There being no further items of agenda to come before the Planning Commission, Chairman Thornburgh called for a motion to adjourn. Commissioner Brandt made a motion, seconded by Commissioner Walling, to adjourn to the next regular meeting of the Planning Commission to be held on June 24, 1986, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. The regular meeting of the Planning Commission of the City of La Quinta, California, was adjourned at 7:15 p.m., June 10, 1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. - 3 - ® M I N U T E S s. �. PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California June 24, 2986 7:00 p.m. 1. CALL TO ORDER Chairman Thornburgh called the Planning Commission meeting to order at 7:00 p.m.; he then led the flag salute. 2. ROLL CALL A. Chairman Thornburgh requested the Roll Call; the Secretary called the roll: Present: Commissioners Brandt, De Gasperin, Moran, Walling, and Chairman Thornburgh Absent: None Also present were Principal Planner Sandra L. Bonner and Secretary Donna M. Velotta. 3. HEARINGS Chairman Thornburgh introduced the first item of hearing as follows: A. PUBLIC USE CASE NO. 86-003, Approval to expand an existing private school from 35 to 150 students and to construct six additional classrooms and one multi -purpose building; Marywood Country Day School, Applicant. He then called for the Staff Report. 1. Principal Planner Sandra Bonner informed the Commission that this matter had been continued from the May 27 and June 10 meetings. Once again, due to the estimated cost of improvements required to the water system by CVWD for this project, the Applicant has requested a continuance to re-evaluate their application and decide whether to proceed with their original or a modified proposal for the expansion of the school, or to withdraw their request. Therefore, it is Staff's recommendation that the hearing be continued to July 22, 1986. The Applicant has agreed with this one -month continuance. Also, because of the length of time which this case has been continued, Staff will re -notice the hearing to allow the adjacent property owners an adequate opportunity to attend the July hearing. This concluded Staff's report. After a brief discussion, Chairman Thornburgh called for a motion. 2. Commissioner Brandt made a motion, seconded by Commission De Gasperin, to continue Public Use Case No. 86-003 to the meeting of July 22, 1986. Unanimously Adopted. Chairman Thornburgh introduced the next item of hearing as follows: B. TENTATIVE TRACT NO. 21433, A request to subdivide approximately 40 acres into 82 single-family lots, 3 stormwater retention lots, and one (1), approximately 17-acre future development parcel; Lewis Homes, Applicant. He called for the Staff Report. 1. Principal Planner Bonner informed the Commission that the Applicant, Lewis Homes, is proposing to subdivide a 40-acre site at Dune Palms and Miles Avenue, adjacent to the Indian Springs area. They are proposing to create 82 single-family lots, 3 stormwater retention lots, that will be later developed with single-family homes, and they have left a 17-acre parcel for future development which she pointed out on the wall rendering submitted by the Applicant. The lot sizes range from 7200 to 12,270 square feet, with the average size being 7200 to 7800 square feet. The density for the developed area is 4.15 units per acre. Ms. Bonner stated that a question brought up at the study session was whether the area within private streets is included in the lot size determination. The Zoning Ordinance excludes any area that is used exclusively for access. In this case then, it excludes any area in a public or private street or if it were a flag lot, the one access strip leading to the buildable area. She stated that the Staff Report goes into detail regarding compliance with the map of the General Plan. The map, as proposed, is consistent with the General Plan provided that several conditions are added. Regarding the Hazards Element, Staff is recommending that the developer comply with the areawide drainage plan that is currently being developed and ready to be adopted for the area. The Applicant will also be required to do a noise study for the project. Regarding the Community Development Element, the project is consistent with the current designation of Medium Density Residential that allows 4 to 8 units per acre. Regarding the urban design aspect of this one element, currently the plan does not provide for setbacks so the map will have to be redesigned slightly to provide either a 10-foot setback along Dune Palms and Miles Avenue, or if these two streets are up- graded, which is currently being considered, the setback would have to be increased to 20 feet. - 2 - Regarding the Infrastructure Element, a major item of discussion recently has been the designation of the streets. Originally, Miles Avenue had a 100' right-of-way and under the old General Plan, it was downgraded to an 88' Secondary Arterial. We are currently reviewing the Circulation Plan in that area and it appears that Miles Avenue will have to be increased to a 100 to 110' right-of-way. This is due primarily to the increase in traffic with the change in the land uses when the General Plan was adopted and also the fact that we have several requests for High Density Residential to the west of this site. Ms. Bonner discussed some recommendations suggested by the Community Development Director who was not present at this meeting. First, she referred to Item No. 8 under the Findings section of the Staff Report. She noted that the Director proposes that the Finding be rewritten to read as follows: "The tract design does provide adequately for energy conservation in accordance with the General Plan and additional conservation measures, including building orientation and design, will be reviewed at the time that development plans are submitted." Regarding the conditions of approval, Ms. Bonner first referred to Condition No. 8, stating that the Applicant disagrees with the City's requirement to require compliance with our drainage plan. It is Staff's position that this is a City standard required of other development in the City and feel it is appropriate for this request. Therefore, Staff is recommending that this condition be retained. Condition No. 10.b. which refers to design standards for private streets within the development, or for any streets within the development. The Applicant has stated that he wants the width of the cul-de-sac streets reduced to 50'. This is based on the Riverside County standard for restricted cul-de-sacs. This is generally cul-de-sacs constructed in areas where there is physical limitations to constructing a full -width street. Staff is requesting that this standard be kept at 601, although we would have no objection if it is decreased to 56' in width as noted in the Staff Report. Regarding Condition No. 11 discussing right-of-way widths for Miles Avenue and Condition No. 12 which discusses right- of-way widths for Dune Palms Road, the Director had an opportunity to talk to Mr. John Lower of BSI, Inc., who is the consultant doing the Circulation Study in the north side of town. It is his opinion that the amount of traffic in the area warrants that a minimum 100' wide (4 lanes of travel) street be proposed. Based on this, the Director is recommending that the language in Conditions 11 and 12 be retained; however, Staff would have no objection if the 110' requirement be decreased to 100' which would only affect the width of the - 3 - median. So with respect to circulation, 100' would be adequate. Condition No. 13 addresses the requirement that the streets remain private rather than be dedicated to the City. The Applicant has requested that the streets do be dedicated. It is Staff's position that the streets do remain private and that the Applicant form an assessment district for the maintenance of the streets. Ms. Bonner advised the Commission that if they do allow the streets to be dedicated, this condition would be struck entirely. With regard to Condition No. 16, regarding landscape setbacks, Staff is recommending an addition of subsection c. to read as follows: "A Lighting and Landscaping Maintenance Assessment District shall be formed in order to maintain parkway landscaping and lighting." This is in response to comments brought up at the study session about the problems other developments have had where homeowner's associations would try to maintain land- scaping over the course of the project. Addressing Condition No. 17, Ms. Bonner stated that it is related to a request by the Applicant for the Commission to make a commitment for two-story units and also for a commit- ment of a specific density on the remaining 17-acre parcel on the west side of the property. It is Staff's position that the Commission not make any recommendation or commitment on either height or density in either the Findings or the Conditions of Approval of this report. Those items will be discussed at the time the Applicant submits a revised tract map on the development on the subdivided portion of this project or a new tract map on the remaining 17-acre parcel. Moving along to Condition No. 18 which refers to Fire Marshal requirements, there is an error which the Commission pointed out at the study session with regard to the requirement of "Standard" fire hydrants as noted in the report. Ms. Bonner advised that she spoke with the City Fire Marshal this date and "Super" fire hydrants will be required and the "Super hydrants have a 4th outlet that is also 2-1/2". Therefore, Condition No. 18a. and b. will be revised accordingly. In Condition No. 24, the language will be changed to read: "Desert or native plant species..... shall be encouraged to be incorporated into the landscaping plans for the site." In accordance with these conditions of approval and the Findings contained in the Staff Report, the Community Development Department is recommending approval of this request. This concluded Staff's report. ® 0 Chairman Thornburgh made note of the fact that the Applicant was made aware at the study session that on July 8 there is a case coming before the Commission that affects the property to the west of this site. At that time, we should have a firm report from the traffic consultant with regard to recommended street widths on Dune Palms and Adams Street. So, after the July 8th meeting, we can make a decision on what the streets will be. Commissioner De Gasperin: Brought up a question presented by the Applicant at the study session regarding Condition No. 13 (public vs private streets). If we retain Condition No. 13, can the Applicant suggest that the property line go to the middle of the street. Ms. Bonner replied that the R-1 Zone specifically excludes consideration of any portion of a lot that is used exclusively for access as part of the area for minimum lot size. So, yes, he could technically have his lot line go to the centerline and provide an easement for access over it, but you would not be able to consider that area as part of the 7200 square foot lot size. There was further brief discussion regarding cul-de-sac widths and the public vs private streets. Chairman Thornburgh opened the public hearing at 7:22 p.m. Bruce Wilcox (Representative of Lewis Homes), 81-824 Trader Place, Indio, CA. - addressed the conditions with which the Applicant had concerns (these were the same conditions addressed by Principal Planner Bonner earlier). Mary Stoltsman, Real Estate Broker, spoke representing property owners in the area of this site, requesting that the Commission look upon this request favorably. Stan Morse, Morse Consulting Group, who is the engineer on this project, spoke referring to Condition No. 10 regarding cul-de-sac widths. He stated that if the County requirements are not acceptable they would like to request that the 56' right-of-way be allowed. Bill Tackabery, Dune Palms, Inc., developer of proposed project directly across the street from this site on Miles Avenue, spoke in support of this project. There being no further comments, Chairman Thornburgh closed the public hearing at 7:27 p.m. Chairman Thornburgh addressed the matter of the maintenance district stating that he would try to sum up what the Community Development Director said at the study session with regard to this. The developers we have in La Quinta - 5 - Iil on projects that have been approved have all agreed to this maintenance district on the drainage and we are trying to go forward to accomplish this as soon as possible. The most important thing that we can say, rather than put a dollar figure to it today, is that you will be advised, you will be aware, there will be hearings, there will be the process that you will go through. If the figures are too high in your opinion, you will have the opportunity to meet with the Council and the Commission and appeal that. He stated that he knows the Applicant needs a dollar figure, but just now we do not have one. He recommended to Staff that as soon as they get some figures, they be made available to the Applicant. Chairman Thornburgh asked the Commissioners' feelings on the public vs, private streets. Commissioner Walling: Favored public streets with regard to this project. Chairman Thornburgh: Favored public streets for this project, but requested more research and background information be provided by Staff for any future projects. Commissioner Brandt: Favored public streets here, but would also like more research done in future instances. Commissioner De Gasperin: Agreed with other Commissioners for the same reasons, plus a concern was raised at the study session regarding precedence setting in future developments north of Highway 111 with respect to other projects which seem to be only condominium projects. This is the only single-family project and therefore, I see a difference. I do not want the world to believe we are setting precedent for all property developments north of Highway 111 by indi- cating this to be public streets because I see a difference between this and condominium projects. Commissioner Moran: Agreed with other Commissioners that the streets should be public. After a short discussion, it was the consensus of the Commission to reduce the width of the cul-de-sac streets to 56'. Chairman Thornburgh requested comments from the Commissioners regarding density averaging. Commissioner Walling: Stated he felt the Applicant should stick to the intentions of the General Plan. Chairman Thornburgh: Stated he would have a problem with having the Applicant go to the maximum of the General Plan which is eight units per acre. He felt he would like to see the design of the project before deciding. ® 0 Commissioner Moran: Stated she agreed with Chairman Thornburgh because when you are looking at a project this size, she could not see any density shifting. Where when you are looking at a parcel much larger and you can bring in some open space and have clusters, it is a little different story. We do have a 7200-square-foot minimum lot size requirement for our single-family sites, so the Applicant could not really get more than 4 units per acre with that. She stated that she personally does not want to have the lots go any smaller than the 7200 square foot requirement. Commissioner Brandt: Had no further comment. Commissioner De Gasperin: Stated she would not be inclined to support density averaging. Commissioner De Gasperin wished to state, for the record, that at the study session she had indicated concern that the conditions of approval did not include some sort of support for a traffic signal at Dune Palms Road and Highway 111 and/or support for the improvement of Dune Palms through the wash. To this, Director Stevens answered that Dune Palms was not designated in the 10-year plan for those sorts of improvements and that is why there was no requests for Infrastructure Fees. Therefore, her statement for the record is that she is concerned about the circulation on Dune Palms and the impact that this project will have on Dune Palms and the fact that the City is not ready and able yet to accommodate that. During further discussion regarding a requirement for Lewis Homes to contribute to improvements on Dune Palms Road at the Whitewater River crossing, which would be consistent with the condition placed on Tentative Tract Map No. 20016 located to the north, the Planning Commission directed Staff to review this requirement with the City Attorney and City Engineer to determine if it is both fair and reasonable. Chairman Thornburgh expressed the concern that requiring this contribution, in addition to the payment of Infrastructure Fees, could be "double hitting" the Applicant. Staff was further directed to report their findings to the Planning Commission and the City Council. Questioned by Commissioner walling, the Applicant advised the Commission that they did plan to build on the lots, but did not have a product developed at this time. There being no further comments, Chairman Thornburgh called for a motion. 2. Commissioner De Gasperin made a motion, seconded by Commissioner Brandt, to approve Tentative Tract Map No. 21433 in accordance with Exhibit "A" and subject to the attached conditions of approval, as amended. Unanimously Adopted. - 7 - 11 4. CONSENT CALENDAR 1 Chairman Thornburgh introduced the Consent Calendar which consisted of four requests for approval to construct single-family homes. After discussion of a couple of minor changes in the conditions of approval for Items A and B, he called for a motion. Commissioner Brandt made a motion, seconded by Commissioner Moran, to approve Items A through D of the Consent Calendar. Unanimously Adopted. 5. BUSINESS Chairman Thornburgh introduced the first item of business as follows: A. MINOR CHANGE TO PUBLIC USE CASE NO. 84-001, A request for approval to redesign the assembly building at the Family Heritage Church of the Valley located at the northwest corner of Miles Avenue and Adams Street; Family Heritage Church of the Valley, Applicant. (Continued). He then called for the Staff Report. 1. Principal Planner Bonner advised the Commission that the Applicant is requesting that the approved design for the assembly building be modified. Their main concern is to reduce the cost so that they can continue construction and finish the church. She referred the Commission to the two alternative design renderings. One alternative is a combina- tion parapet wall with a mansard and the mansard would have concrete or clay tile on it. This would match the concrete tile on both the classrooms and also the first story of this building. The second alternative is to simply have a parapet wall around the entire roof of the building and then to provide a color band on it. Staff's main concern is not so much the appearance at the north and south ends of the buildings shown in the elevations, but that of the elevation along the longer east and west sides of the building where the second story is 140 feet long. The height of the building cannot be lowered any further because it will be a gymnasium. Therefore, Staff is recommending that as a modification to the design that the mansard type style be approved, and in addition, a condition be added so that the Applicant would provide some additional design treatment on the second story of the buildings, which could include more windows or some sort of relief on the walls in order to break apart the long, flat wall. Ms. Bonner advised the Commission that Staff is recommending approval of this matter in accordance with Exhibit B, the floor plan submitted to you previously, and Exhibit C which is the mansard roof design, and subject to the conditions including the addi- tion of the request for additional design treatment on the second -story walls. As the Applicant had a representative present, Chairman Thornburgh invited him to speak. Bill Rossworn, Superintendent of the Project since its inception, spoke in favor of the change, stating that - 8 - they liked both of the alternatives, but until they get their cost of construction, they could not choose any one particular design. However, they would like to be able to do either Exhibit A or B when the time comes. Chairman Thornburgh advised Mr. Rossworn that the Commission would have to make a decision tonight of one or the other, and reiterated that Staff has recommended Exhibit B which is the mansard style roof. During the discussion, the Applicant was advised that he still had the option of returning to the original approved design should the monies become available. He would not lose that option as a result of tonight's decision. There being no further discussion, Chairman Thornburgh called for a motion. 2. Commissioner Moran made a motion, seconded by Commissioner Walling, to approve the minor change to Public Use Case No. 84-001 in accordance with Exhibits B and C, as amended, and with the mansard style roof as an alternative to the original elevations, and subject to the conditions of approval. Unanimously Adopted. Chairman Thornburgh introduced the last item of business as follows: B. FIRST EXTENSION OF TIME - TENTATIVE TRACT MAP NO. 20016, Approval of a one-year extension of time in which to file a final map; Dune Palms, Inc., Applicant. He called for the Staff Report. 1. Principal Planner Bonner informed the Commission that the Applicant agrees with the conditions of approval as proposed. The only matter that is up for discussion is the possibility of the smaller streets, where there is a 24' width, to be widened to 28' per Staff's recommendation. This would involve having to relocate the building pads of which there is a sub- stantial number. Therefore, Staff will contact the City Engineer for discussion on this matter. This concern was raised by the Applicant today, so we did not have an opportunity to prepare a response. The Applicant is willing to stand by the conditions as proposed for forwarding on to the City Council and Staff will discuss this with the City Engineer and the Community Development Director in the meantime. Staff is recommending approval of the request for extension of time in accordance with the Findings and subject to the conditions of approval as proposed. There being no discussion, Chairman Thornburgh called for a motion. 2. Commissioner De Gasperin made a motion, seconded by Commissioner Brandt, to approve the first extension of time for Tentative Tract Map No. 20016 to July 18, 1987, based upon the above Findings and subject to the conditions of approval as proposed. Unanimously Adopted. - 9 - 6. ADJOURNMENT There being no further items of agenda to come before the Planning Commission, Chairman Thornburgh called for a motion to adjourn. Commissioner De Gasperin made a motion, seconded by Commissioner Moran, to adjourn to the next regular meeting of the Planning Commission to be held on July 8, 1986, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. The regular meeting of the Planning Commission of the City of La Quinta, California, was adjourned at 8:21 p.m., June 24, 1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. - 10 - ITEM NO. �. DATE PLANNING COMMISSION MEETING RE: Q� SECOND M DE GASPERINP 1 •• I: ROLL CALL VOTE: CO*lMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO ® MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: ADAMS STREET REALIGNMENT DESIGN LOCATION: Between Avenue 50 and Calle Tampico APPLICANT: Rufus Associates REQUEST: Conceptual Approval of the Design of the Adams Street Realignment Pursuant to conditions of approval for Parcel Map 19834, Rufus Associates, the developer, was required to dedicate various street rights -of -way for their nearby property for Adams Street, Avenue 50, and Jefferson Street. This is to advise the Planning Commission of the proposed realignment of Adams Street south of Avenue 50. On the north end, Adams Street lines up with the Park/School access road. On the south end, the street reconnects with the old alignment for future connections to Calle Tampico as part of the Oak Tree West (La Quinta Lodge Golf Course) project. The Adams Street curvilinear centerline alignment was established by the City Engineer in consultation with the developer's engineer. A copy of the May 20, 1986, memorandum establishing the Adams Street Design criteria is attached. For comparison, a preliminary alignment design is also attached. STAFF RECOMMENDATION The Community Development Department recommends that the Planning Commission conceptually approve the Adams Street Realignment as shown on attached Exhibit "B". j;i STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. PREPARED ,BY: APPROVED BY: Sandra L. Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Department SLB:LLS:dmv t N ,v. Jv. ev �cf N. W. Yq of M. W. f/4 AvEmlac 50th 0--w-vy-m—syF-M, 00 woo A&.169' arm 37/ ie'NON t0 Nli L Ea\. 4 3 e'N.MN'. 4.::� OAl"At IV cfir ®' REALIGNME o — NT OF .............. ............... M1110 w:Hnvm.w AMAMS STREET m oWE,9-w%-L" 91�, ;rrlON OF rHE N w 114 OF ME on PALM Sppjjt4GS, CALIF01,011A OVER A POP N.W. 114 or SECTION 5. T55,R7E. SOBBAf E HID XtI I ^Ago' RESOLUTION No. 11 78-105 CALLE ESTADO - LA OUINTA, CALIFORNIA 92253 - (619) 564-2246 May 21, 1986 Mr, Jack Saunders Sanborn Webb 600 E. Tahquitz Way, Suite 0 Pala Springs, CA 92262 SUBJECT: Parcel Map 19834, Adams Street Dear Jack: In reviewing the proposed realignment of Adams Street, I have had to determine applicable design standards per what I would expect would be the probable traffic volumes and vehicle useage (ie school bus use), Therefore, please find enclosed By thoughts on the alignment adjustments of Adams Street, south of Avenue 50 plus a Copy of our street project that connects Adams to the school site for your files. The centerline alignment adjustments in brief are to provide a short tangent section between the south right -of -ray of Avenue 50 (for vehicle left turn storage) and the Adams Street OCR. I suggest 20-foot minimum, I would like more if possible. The curve segment should be for a 35 mph design. This would require a 550-foot radius at centerline (using 2% street crossfall). Please review the enclosures and advise if you see any problems or have any suggestions. Very truly yours, COMMUNITY DEVELOPMENT DEPARTMENT ENGINEER 6 DIVISION Robert W. Weddle, PE City Engineer RWW:psn CC: Sandra Bonner Enclosure MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253 ,MEMORANDUM CITY OF LA QUINTA TO: PM 19834 files / FROM: Bob Weddle, City Engineer DATE: May 20, 1986 SUBJECT: Adams Street Design Criteria - Avenida Tampico to Ave. 50 As a part of the dedication requirements for PM 19834, the dedication of Adams Street is required. A 60-foot wide right -of -ray was determined to be necessary. With the realignment of Adams and its southerly "curve" connection at Calle Tampico (at Oak Tree West), I believe that there is a good likelyhood that this street will generate more traffic than one would normally anticipate on a "General Local Street". My reasoning is tied to the fact that this street connects Calle Tampico at Washington St. to the School/Park site on Avenue 50, and would be a good bypass of the Washington/Ave. 50 intersection. As no residential frontages are anticipated along Adams, I can also anticipate higher speed than the 25 ■ph deisgn standard on a general local street. Therefore, a 35 mph design for that portion south of Avenue 50 should be necessary (ie curve radius at 550' for 2% crossfall). However, the curve radius at Calle Tampico/Adams should also be compatable. The tangent length between the horizontal reverse curves should not be less than 100'. Additionally, the intersecting street (ie Adams at Ave. 50) should have a minimum tangent distance of 20-feet measured from the south right -of -ray line (extended) for Ave. 50 The striping for this section of Adams should provide a continuous left turn pocket for drive -ways or private street entry points. Criteria used to develop these standards are attached. RWW:pan .Q Z O W .W, 4 �• N V l � e .W . `` 2 Lu Z CQ a Waf } a io County of Riverside TYPICAL STREFrSrmm Collector Street L •-trn I I I rr-.o STANDARD NO.103 uo iT— Pig � �'•■ f m x� Q 2 � O 6 �ti o V � m m County of Riwnide TYPICAL STREET SECTION Genera/ Loco/ Sftel wtnsiors ,,.,, STANDARD NO. 104 F:0.067 V z ,R CITY LIMITS NNval/Di of auib Im gm Its lamva/vall la lava ova vaaI somolalalMva O lalalosses l I nnO//valaIla age i vl REALL ENT OF IN ADATREET c.. E v--.•I.d s..w. MAIM pRINGS. CAIIFpRN1A OVER A PORTION OF THE N.W. I /4 OF THE N.W. //4 TION S, T55, RTE. S.g98M EXHIBIT "B" RESOLUTION MEMORANDA CITY OF LA OUINTA I� F TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: July 15, 1986 SUBJECT: ADAMS STREET REALIGNMENT DESIGN LOCATION: Between Avenue 50 and Calle Tampico APPLICANT: Rufus Associates REQUEST: Conceptual Approval of the Design of the Adams Street Realignment On July 8, 1986, the Planning Commission reviewed the above matter and unanimously approved the realignment of Adams Street to match the park/school entrance road. In discussing the matter, the Planning Commission expressed concern that pedestrian/bicycle access be provided at Avenue 52 and Calle Rondo to tie into this link. There was no other discussion on this matter. 7SUB ITTED Bj /. w- (-J/// Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atch: 1. Planning Commission Staff Report of 7/8/86 ITEM NO. DATE PLANNING COMMISSION MEETING RE: MOTION BY: L� DE GASPERIN MORAN WALLING THORNBURai SECOND BY: BRANDT DE GASPE MORAN WALLING THO,rRNNBURMi DISCUSSION: 'alti7j M ® �!%(.` - '� i � . / 7-639 ROLL CALL VOTE: CO*!MISSIONERS: A a, AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO r MEMORANDU CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: July 8, 1986 SUBJECT: PLOT PLAN NO. 86-340 LOCATION: West Side of Eisenhower Drive; 100' South of Calle Arroba APPLICANT: Deseret Homes REQUEST: Approval to Construct a Single -Family House Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 1200-Sq.Ft. Minimum Dwelling Size, 17' Height Limit); S-R (Special Residential) Zoning is Proposed. 3. Existing Conditions: The 50' x 100' lot is located on the west side of Eisenhower Drive, south of Calle Arroba, and is adjacent to two other houses proposed by the Applicant. Development along this block is sparse with all the houses having the typical California style of architecture. All the houses have stucco siding and gable roofs, with the majority having roofs covered with Spanish tile or with gravel and Spanish tile trim or accents. Except for two older houses, all the existing homes are constructed on one lot. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, a contractor, is requesting approval to construct a three -bedroom, three -bath house with 1,531 gross and 1,370 net square feet of livable area. This is plan "C" of the three basic house designs which the Applicant is proposing on his lots in the Cove area. This design has a large, central, open courtyard. A media/guest bedroom with STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 2. a bathroom is proposed; although it is connected to the garage, its only access is from the courtyard. All three bedrooms have interior clear dimensions of 10 feet or larger. The three baths each have a tub with no showers indicated on the plan. The attached, double -car garage has 20' x 20' interior dimensions with a 2-1/2 foot deep alcove for mechanical equipment and a connecting pedestrian door into the house. The setbacks are as follows: Front Yard - 22 Feet Side Yards - 5 Feet Rear Yard - 19 Feet Concerning the exterior, the modern Spanish style architecture is comparable to the style of the Applicant's other proposed houses. The 5 and 12 pitched roof mixes gable and hip style roofs with varying ridgelines. The roof eaves are 18 inches. The exterior walls will have light beige -colored stucco, medium beige trim, and the roofing will be red concrete Spanish style tile. As shown on the elevations, the majority of the windows are along the center courtyard. The overall height of the building is 16 feet. STAFF COMMENTS This request is one of five applications submitted concurrently by Deseret Homes for construction of houses in the Cove area. The Applicant owns 23 additional lots which will be developed with one of their three basic house designs (see Attachment No. 1 to Plot Plan No. 86-338). All the houses are intended for sale though none have been presold at this time. The Applicant has not received any previous approvals for houses in the City. While the Applicant intended to use this house and the two other adjacent proposed houses as a model complex, Staff has informed them that this would not be a permitted use in the R-1*++ Zone. Although this house has several very good design points, Staff has serious reservations about the guest bedroom which can be so easily converted to a rental unit. Although connected to the garage, the only access to this room is from the courtyard. There is a large, full bath, adequate room to install a strip kitchen, and the 220-amp service for the dryer adjacent in the garage could be easily extended to accommodate a stove in this room. While the statement can be made that anyone with a conventional three -bedroom house can rent out a room, this guest bedroom has the added incentive of being separated from the main dwelling. While a resident of a conventional house may hesitate to rent out a room, since the renter would be inside their home, sharing the bathroom and kitchen facilities, and having ready access to their belongings, this proposed design provides for the renter to be separated from the main dwelling so that privacy and r STAFF REPORT - PLANNING COMMISSION July 8, 1986 Page 3. security are retained for the owner's home and belongings. Staff is aware of two houses in the Cove area which were approved by Riverside County with this similar design feature and both are being used as essentially duplex units. Obviously, this use is inconsistent with the single-family residential character. Staff may not have such serious reservations about this design if it were a custom house rather than a production unit, which will be marketed by Deseret Homes for construction on their remaining 23 lots in the Cove area. In addition, approval of this design could set an undesirable precedent for other contractors building houses in the Cove area. Staff has discussed our concerns with the Applicant. While the Applicant stated that they understand Staff's reservations about the guest room as designed, they do not feel that it will be used as a rental unit. STAFF RECOMMENDATION The Community Development Department recommends that the Planning Commission continue Plot Plan No. 86-340 to July 22, 1986, and direct the Applicant to redesign the house to integrate the guest bedroom into the main living area of the dwelling. PREPARED BY: APPROVED BY: Sandra L. Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Director SLB:LLS:dmv Atchs: 1. Conditions of Approval 2. Exhibits A, B, & C