Loading...
1986 08 12 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 August 12, 1986 7:00 p.m. pa 1. CALL TO ORDER A. Flag Salute�h 2. ROLL CALL J� 3. HEARINGS �-(J A TENTATIVE TRACT MAP NO. 21640, A request to divide 198.4 acres within the PGA West project into 17 lots for land wglsale purposes only; Landmark Land Company, Applicant. I1. Report from Staff. 2. Motion for Adoption. B. SPECIFIC PLAN NO. 86-007, AMENDMENT 01, a request to amend Specific Plan No. 86-007, the Washington Street Corridor Specific Plan, relating to access requirements; Drew Wright & Associates, Applicant. 1. Report from Staff. 2. Motion for Adoption. C. CHANGE OF ZONE NO. 86-021, A request to rezone approximately 40.3 gross acres from R-3*, R-2-8000, and R-1, to R-1; Drew Wright & Associates, Applicant. 1. ]Report from Staff. 2. Motion for Adoption. D. TENTATIVE TRACT MAP NO. 21555, A request to subdivide approximately 40.3 gross acres into 151 single-family lots; Drew Wright & Associates, Applicant. 1. Report from Staff. �v 2. Motion for Adoption. c�D� 11 u AGENDA - PLANNING AUGUST 12, 1986 4. CONSENT CALENDAR A. PLOT PLAN NO. 86-352, A request for approval to construct a single-family dwelling at the northeast corner of ll- Coachella Drive & Avenida E1 Nido (La Quinta Golf Estates); �N v Dan Edgar, Applicant. 5 B. PLOT PLAN NO. 86-353, A request for approval to construct a single-family dwelling on the west side of Avenida Obregon; 50' north of Calle Nogales; Ray Berney, Applicant. C. PLOT PLAN NO. 86-354, A request for approvalto construct a single-family dwelling on the east side of Avenida Alvarado; 200' north of Calle Ensenada; Romeo Jesena, Applicant. D. MINUT'ES of regular meeting of July 22, 1986. 5. BUSINESS 6. ADJOURNMENT �r - 2 - • MEMORANDUtJf CITY OF LA QUINTA 3 A. TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: August 12, 1986 SUBJECT: TENTATIVE TRACT MAP NO. 21640 LOCATION: West of PGA Boulevard, South of Avenue 54, Generally within the PGA West Specific Plan Project Area. APPLICANT: Landmark Land Company REQUEST: Division of 199+ Acres into 17 Lots for Future Residential Subdivision and Development for the Purpose of Sale and Six (6) Lots for Golf Courses and Lakes. BACKGROUND 1. General Plan a. Site: Low Density Residential (2 to 4 dwellings/acre). Specific Plan No. 83-002, "PGA West", designates the site as residential and golf course. b. Surrounding Area: Low Density Residential (2 to 4 dwellings/ acre) to the north, south, and generally east; a portion General Commercial to the east; Low Density Residential, Watercourse/Flood Control and Open Space to the West. 2. Zoning a. Site: R-2 (Multiple -Family Dwellings), R-3 (General Residential), and A-1-10 (Light Agricultural). b. Surrounding Area: A-1-10 (Light Agricultural) to the north; W-1 (Watercourse), W-2-20 (Controlled Development), and R-5 (Open Space Combining Zone - Residential) to the west; R-2 (Multiple -Family Residential) to the south, and generally east, with a portion being zoned C-P-S (Scenic Highway Commercial) to the east. 3. Existing Conditions: A major portion of the site is located within the "PGA West" project with portions to the northwest and north falling out of the current Specific Plan area boundaries. STAFF REPORT •- PLANNING COMMISSION August 12, 19136 Page 2. The site encompasses the recently completed Arnold Palmer Golf Course which includes several water elements and to the north a golf course maintenance facility. PGA Boulevard, which is the central circulatory corridor of "PGA West", has been fully improved to the main clubhouse with four lanes and landscaped parkway, and median -main access to the site via Arnold Palmer, is currently being improved. All utilities are existing along PGA Boulevard which will eventually be extended to the project site. Relative to the status of other areas within "PGA West", approxi- mately 120 condominium units have been completed, several of which are being occupied, and over 200 are under construction. To the west of PGA Boulevard, adjacent to the project site, a major portion of the main golf maintenance facility has been completed, and the main clubhouse and tennis club are under construction with major progress being made. Sunrise Company, constructing all residential units at PGA West (to date), has filed Tentative Tract Map No. 21846 for specific residential development on a portion of the property contained within this map. 4. Environmental Assessment: An Environmental Impact Report was prepared on the overall "PGA West" Specific Plan which was certified, by the City Council on May 14, 1984. Mitigation measures were incorporated into the conditions of approval for the subject specific plan and are currently being implemented with its phased development. It was found that the "PGA West" project would have a significant environmental impact, and therefore:, a Statement of Overriding Consideration was adopted for Specific Plan No. 83-002. It should be noted that a 22-acre portion of the tract map lies outside the boundaries of the Specific Plan. In addition, Lot 18, which is the approved and partially constructed "PGA West" main golf maintenance facility, is also not part of the adopted specific plan. The specific plan must therefore be amended to include these portions. For the purposes of this proposal, being strictly a land division request with no major improvements or developments, the project presents no major or significant environmental impact. A discussion on growth inducing impacts on adjoining properties to "PGA West" was developed in the Environmental Impact Report, which to a certain degree addresses impacts on the extraneous properties. All major development requests within these exterior portions shall be environmentally reviewed as appropriate. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 3. Project Description: The Applicant (Landmark Land Company of California) is requesting to divide approximately 199 acres, a major portion of which lies within the "PGA West" project area, for the purpose of transferring residential land ownership. This subdivision includes 117.58 acres (4 lots) devoted to golf course uses, 58.92 acres (17 lots) devoted to residential uses, 7.87 acres (2 lots) devoted to strictly lake uses, and 4.12 acres (1 lot) devoted to a golf maintenance facility (refer to Attachment "B". Sunrise Company, the proposed buyers of the residential acreage, has already filed Tract Map No. 21846, an overlying map for specific development of some of the residential sites of this project. The proposed tract map includes approximately 26 acres which are not within the "PGA West" Specific Plan area including: 21.86 Acres - Northwestern Corner of the Tract Map. A portion of Lots No. 17 and 24. 4.12 Acres - "PGA West" Main Golf Maintenance Facility. It is important to note that the 21.86-acre site, contiguous to "PGA West" was recently conveyed from federal ownership to the Applicant. The Applicant has recently submitted an amended Specific Plan for preliminary Staff review, which includes the 21.86-acre site as well as the golf maintenance facility site as part of the overall amended "PGA West" Specific Plan. (Refer to Attachment "C", Boundary/Parcel Map). Comments From Other Agencies and Departments: a. City Engineer: (1) The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. (2) That the Applicant shall construct private street improvements to the requirements of the City Engineer and the La Quinta Municipal Code. (3) The Applicant shall have prepared private street plans that are prepared by a Registered Civil Engineer. (4) The Applicant shall have prepared a grading plan prepared by a Registered Civil Engineer. (5) Along with the grading plan, a thorough engineering geological and soils engineering investigation shall be prepared to the satisfaction of the City Engineer. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 4. (6) No easements shall be granted or recorded over this property without approval of the City Engineer. (7) Drainage disposal facilities shall be provided as required by the City Engineer. (8) All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compac- tion test reports for review by the City Engineer. (9) Prior to transmittal of the final map to the City Council by the Community Development Departemnt, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. (10) 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. (11) 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. (12) Street width shall comply with standards adopted by the La Quinta Municipal Code, and the approved specific plan. (13) If no building will occur until future (further) subdivi- sions of land, the final map shall give constructive notice. This notice must appear on the record map with wording approved by the City Engineer. Said wording to be similar to the following: "No building permits will be issued until the filing and recording of a subsequent final condominium map." Improvement conditions will be imposed and security posted at the time subsequent maps are approved. Survey monument bonds will still be required if corners are not set at time of map recordation. (14) The Applicant shall agree to dedicate vehicular access rights and have this so noted on the final map. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 5. (15) Prior to approval of any portion of the final tract map, the Applicant shall prepare a hydrological analysis for approval by the City Engineer which will indicate method and design to protect development from the 100-year flood and any flooding caused from breach of embankment of Lake Cahuilla or the Coachella Canal. This plan shall be consistent with the purposes of any similar plans of the Redevelopment Agency and/or the Coachella Valley Water District. b. City Fire Marshal: No comment at this time. Conditions regarding widths of travelways, water system, and vehicular access remain the same as before. c. Chamber of Commerce: The Chamber has reviewed this applica- tion and has no input or comment at this time. d. Coachella Valley Water District: This area is subject to stormwater flows from the La Quinta Cove area. The construction of the La Quinta Stormwater Project has begun. Upon completion of the La Quinta Stormwater Project, this area will be protected from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance Rate Maps which are in effect at this time. The District will furnish domestic water and sanitation service to this area in accordance with the current regula- tions 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. e. Southern California Gas Company: None. Comments were requested, but not received from Imperial Irrigation District and General Telephone Company. Related Actions and Approvals: a. Specific Plan No. 83-002, "PGA West", approval of a 1665-acre project oriented around four, 18-hole golf courses; with 5000 residential units, 20 acres retail/office commercial, and a 65-acre resort village with a 400-room hotel and 250 apartment/condominium hotel units. Approved May 15, 1984. b. General Plan Amendment No. 84-002, an amendment to the City's Land Use Element from Agricultural Estate, Agricultural Reserve and Very Low Density Residential (3 or less dwellings per acre), to Low Density Residential and General Commercial; 0 0 STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 6. an amendment to the County Open Space and Conservation Element from Agricultural to Urban; an amendment to the Circulation Element deleting portions of Jefferson Street and Madison Avenue. Approved May 15, 1984. c. Change of zone No. 84-007, zoning 1580 acres R-2, 65 acres R-3 for the resort village, and 20 acres C-P-S for the commercial center. Approved May 15, 1984. d. Street Vacation No. 84-004, vacating Jefferson Street between Avenues 54 and 58, and vacating Airport Boulevard between Madison and Jefferson Streets. Approved September 18, 1984. e. Tentative Tract Map No. 20717, division of 132+ acres into 109 lots with 19 single-family lots and with 547 attached condominium units. Initially approved May 7, 1985. Unit mix revision approved June 4, 1985. f. Tentative Tract Map No. 21381, division of 40 acres into 118 condominium units and lakes. Approved March 18, 1986. g. Parcel Map No. 20426, division of a 452-acre portion of "PGA West" into eight (8) lots, each exceeding 20 acres in size, and one access lot. This map implements Specific Plan No. 83-002 by dividing the property into different land uses with lots 1 and 4 for residential uses; Lots 5, 6, and 7 for golf courses; Lot 8 for a commercial center; and Lots 2 and 3 for the resort village area. Approved February 26, 1985. h. Parcel Map No. 21055, division of a 42.6-acre portion of "PGA West" into four parcels to accommodate Tentative Tract Map No. 21381. Approved January 30, 1985. STAFF COMMENTS AND ANALYSIS Tentative Tract Map within the northwes designed to allow o, the tract. Sunrise upon recordation of tentative tract map development. No. 21640 is a land division only to separate uses terly portion of "PGA West". The map has also been anership transfers of the residential portions of Company, who will be purchasing several parcels the final map, has already filed an overlying for specific residential (condominium) Compliance with the Municipal Land Division Ordinance The tentative tract map complies with all requirements relative to the Municipal Land Division Ordinance. Appropriate access is provided from PGA Boulevard via Arnold Palmer. The street design and layout conforms to the standards for private streets of the ordinance. A more detailed analysis of street and circulation design as well as 0 STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 7. specific lot size and dimensions will be done in reviewing specific residential tract proposals on the subject property. Consistency with the "PGA West" Specific Plan The tentative tract boundaries extend out of the "PGA West" Specific Plan boundaries at Lots 17 and 22 along the northwest corner of the property. I:n addition, the map includes Lot #18, the main golf course maintenance facility at "PGA West" which also is not currently within the original Specific Plan area. The Applicant intends to file an amendment to the specific plan which will include the expanded tract boundaries. It should be noted that there was some reticence in processing a tract map which does not comply with the current "PGA West" Specific Plan. The expanded boundary portion of the map is an integral part of the "PGA West" plan as it completes the circulation loop and provides for additional residential and golf course develop- ment opportunities. Therefore, final tract map approval or recordation should be contingent upon the Applicant's submittal of a complete application amending Specific Plan No. 83-002 ("PGA West"). The amendment should include Lots 17, 18, and 22 of the tract as a part of the overall "PGA West" project boundaries. The general layout of the tract map is consistent with the circulation and land use patterns of the "PGA West" Specific Plan. Zoning Considerations The majority of the project is within residential zoning districts. However, the approximately 22 acres of property located outside the "PGA West" boundaries are within a A-1-10 Zone (Light Agricultural). This zoning .is not consistent with the proposed residential and recreational uses within the tract. Since the General Plan Land Use Map designates this site for Low Density Residential (2-4 units/acre) and the project site needs to be brought up to a consistent zoning such as R-2 (Multiple -Family Residential). Therefore, prior to recordation of the tentative tract map for Lots 17 and 24, a zoning approval to a consistent zoning should be secured. The Applicant is advised to submit an application for a zone change for immediate processing. CONCLUSIONS 1. The proposed proejct, cumulatively with other projects within "PGA West", will generate substantial traffic impacts, improve- ments already made, such as improvements to Avenue 54 and Madison Street, as well as improvements to be made such as traffic signalization at the intersection of Jefferson Street and Avenue 54, will be appropriate to handle the increased traffic generated. STAFF REPORT' - PLANNING COMMISSION August 12, 1986 Page 8. 2. The expanded boundaries of the project, out of the original "PGA West" project area, will be included as a part of a future amended specific plan to be filed by the Applicant. 3. The proposed project is a standard land division with no specific development requests. The division of land for the purpose of property ownership transfer is not expected to cause any signifi- cant environmental impacts. 4. A portion of the tract map is not a portion of the "PGA West" Specific Plan. 5. A portion of Tentative Tract Map No. 21640 contains an inconsistent A-1-10 (Light Agricultural) Zoning and must be changed for the proposed uses to comply with zoning as well as be made consistent with the La Quinta General Plan. 6. The environmental impacts associated with the proposed project, within the "PGA West" Specific Plan boundaries, have been adequately addressed in the Environmental Impact Report. A Statement of Overriding Findings has been approved by the La Quinta City Council. FINDINGS 1. That the proposed Tentative Tract Map No. 21640 is consistent with the goals, policies and intent of the La Quinta General Plan. 2. That the design and improvement of Tentative Tract Map No. 21640 is consistent with the goals, policies and intent of the La Quinta General Plan. 3. That Tentative Tract Map No. 21640 is consistent with the goals, policies, and intent of the La Quinta Redevelopment Plan. 4. That the subject site is physically suitable for the proposed land division. 5. That the project is consistent and fully complies with the standards of the Municipal Land Division Ordinance. 6. That the design of Tentative Tract Map No. 21640 is not likely to cause substantial environmental damage or injury to fish or wildlife or their habitat. 7. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. STAFF REPORT - PLANNING COMMISSION August 12, 1986. Page 9. 8. That the, environmental impacts associted with the proposed project, within the "PGA West" Specific Plan have been adequately addressed in the certified Environmental Impact Report prepared for the entire "PGA West" Specific Plan. The environmental impacts associated with a standard land division for the purpose of property ownership transfer within the project, not located in the "PGA, West" Specific Plan, are not expected to cause any significant environmental impacts. The significant impacts presented by the overall project will be appropriately mitigated through conditions of approval for the project to the extent feasible. The Applicant has submitted a complete application with all required information to appropriately review and make a deter- mination of approval or denial of Tentative Tract Map No. 21640. 10. The City of La Quinta has adopted Specific Plan No. 83-002 in which a major portion of this project is a part of, and that Tentative Tract Map No. 21381, as conditionally approved, is generally consistent in design with said Specific Plan. 11. The proposed subdivision is not development specific and will not result in any violation of existing requirements prescribed by the Coachella Valley Water District and the Regional Water Quality Control Board. STAFF RECOMMENDATION Based on the above findings, the Community Development Department recommends approval of Tentative Tract Map No. 21640, subject to the attached conditions. PREPARED BY: G w.s� — Gary W. Price Associate Planner GWP:LLS:dmv APP VED BY - Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions of Approval 2. Lot/Acreage Distribution 3. :Boundary Expansion Map FcElrC;�l�® ENGINEERING SERVICE CORPORATION earls •!v Rf LA UINTA 11IIiJi1. IV CVCI l GYCNT f1CM CONSULTANTS IN CIVIL ENGINEERING & LAND PLANNING kECEIVED CITY OF LA gUINTA COMMUNITY DEVELOPMENT DEPT LOT - NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 TENTATIV€-TRACT NO.-21640 LOT AREA.- AC. 2.83 2.42 3.16 2.35 4.35 2.77 3.25 7.35 4.11 3.37 2.65 3.70 2.15 2.72 2.11 4.92 15.24 4.12 3.85 4.02 31.20 43.74 19.51 -23.13 TOTAL ACREAGE OF PROJECT = 199.02 W.O. 2170-23 LAND -USE RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL GOLF MAINTENANCE LAKE LAKE GOLF COURSE GOLF COURSE GOLF COURSE GOLF COURSE ATTACHMENT B 74-303 HIGHWAY 111. SUITE A . PALM DESERT, CALIFORNIA 92260 . TELEPHONE 619/566-5997 W 0 c z v m m x a z 0) 0 z W O C 9 A m a m w Cl) _ O m n O c z { a w co m y to O a !o 3 a v m z a m ATTACHMENT C CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21640 - PROPOSED August 12, 1986 General 1. Tentative: Tract Map No. 21640 shall comply with the standards and requirements of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. Tentative Tract Map No. 21640 shall comply with all applicable conditions and requirements of Specific Plan No. 83-002, "PGA West", or as amended and in effect at the time of recordation. 3. This tentative tract map shall expire two years after the date of approval with the ability to extend approval as provided by the State Subdivision Map Act and the Municipal Land Division Ordinance:. 4. The Final. Map shall conform substantially with the approved tentative map as contained in the Community Development Department's file for Tentative Tract Map No. 21640 and the following conditions of approval, which conditions shall take precedence in the event of any conflict with the provisions of the tentative tract map. Streets, Drainage, and Grading 5. Legal access from all lots within Tentative Tract Map No. 21640 to a City maintained street shall be provided in accordance with the requirements of the La Quinta Land Division Ordinance. 6. All offers of dedication and conveyances shall be submitted and recorded as directed by the City Engineer. 7. Easement:, when required for roadways, drainage facilities, utilities;, etc., shall be shown on the Final Map. Said easements shall be submitted and recorded as directed by the City Engineer. 8. Street improvements shall be constructed to the requirements of the City Engineer at the time of development. Public Services and Utilities 9. Fire protection shall be provided at the time of development in accordance with the requirements of the Municipal Code and the City Fire Marshal. 10. The Applicant shall comply with the following requirements of the Coachella Valley Water District: a. The domestic water system shall be installed in accordance with the district and City requirements at the time of development. 0 CONDITIONS OF' APPROVAL - TENTATIVE TRACT MAP NO. 21640 - PROPOSED August 12, 1986 Page 2. b. The Applicant shall provide and dedicate to the district any land needed for the provision of additional facilities including, but not limited to, sites for wells, reservoirs, and booster pumping stations. 11. The Applicant shall comply with the following requirements for Utility easements: a. Prior, to submittal of the final record map for plan check, the Applicant shall coordinate with all utility companies (including gas, water, sewer and electricity) to ensure that adequate provisions are made for on- and off -site easements for the provision of future facilities. b. At the time of final map submittal, the Applicant shall provide the Community Development Department with letters from the applicable utilities stating that adequate provi- sions; for future facilities are provided and that there are no conflicts with other easements. C. All easements shall be shown on the final record map. Miscellaneous 12. The Applicant acknowledges that the City is considering a City- wide Landscape and Lighting District and by recording a subdivi- sion map agrees to be included in the district. Any assessments will be clone on a benefit basis as required by law. 13. If no building will occur until future subdivision(s) of land, the final map shall give constructive notice. This notice must appear on the record map with wording approved by the City Engineer. Said wording to be similar to the following: "No building permits will be issued until the filing and recording of a subsequent final condominium map. Improvement condition will be imposed and security posted at the time the subsequent final map is approved. Survey monument bonds will still be: required if corners are not set at time map records." 14. The Applicant understands that this approval is for a land division only and that separate development approvals, such as Plot Plans, Use Permits, Zone Changes, and Tract Maps as applicable, and as deemed necessary by the Community Development Department, will be required prior to any development actions. 15. Prior to approval of development for Lots 17 and 24 of Tentative Tract No. 21640, the Applicant shall secure the appropriate zoning approvals to assure consistency with adopted General and Specific Plans. Ali ;� oz MEMORANDUM K CITY OF LA OUINTA Cf�OFTt��� . TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: August 12, 1986 SUBJECT: SPECIFIC PLAN NO. 86-007, AMENDMENT #1 LOCATION: Washington Street between Eisenhower Drive and Avenue 50 APPLICANT: Drew Wright & Associates REQUEST: To Amend the Adopted Washington Street Specific Plan Text Relative to Access Provisions. 1. General Plan: a. Land Use - SEE ATTACHMENT_#1. b. Circulation: (1) Washington Street - designated as a Major Arterial (120' Right-of-way; 96' Curb -to -Curb) with special design/landscaping considerations. (2) Sagebrush Avenue & Bottlebrush Drive - designated as local streets (60' Right -of -Way; 40' Curb -to -Curb). 2. Zoning: SEE ATTACHMENT #2. 3. Existing Conditions: The Washington Street Specific Plan provides for cul-de-sacs to be installed at Sagebrush Avenue and at Saguaro Drive (See Attachment #3). These streets currently serve the existing Desert Club Manor Tract, running east/west between Date Palm Drive and Washington Street. These streets access directly to Washington Street, while dead -ending at Date Palm Drive. The existing subdivision is sparsely developed along these streets with single-family homes. No other development currently exists along the east side of Washington Street between Avenue 50 and Eisenhower Drive. 4. Environmental Considerations: All enviromental impacts associated with Specific Plan No. 86-007 were addressed within the La Quinta General Plan Master Environmental Assessment (MEA). STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 2. Mitigation measures set forth by the MEA, to be incorporated into Specific Plan No. 86-007, will mitigate those impacts to the extent feasible. Specific Plan No. 86-007, Amendment #1, has been determined to be within the scope of the original environmental determination. Therefore, mitigation measures to be incorporated into Specific Plan No. 86-007 will be applicable and adequate in mitigating impacts associated with Specific Plan No. 86-007 and Amendment #1, which will be substantially similar to those associated with the original specific plan. 5. Description of Request - The Applicant's request is to amend the cul-de-sac locations as specified within the adopted Washington Street Corridor Specific Plan relative to the existing Desert Club Manor Tract (See Attachment #4). The streets currently designated as being cul-de-sacs are Sagebrush Avenue and Saguaro Drive, with Bottlebrush Drive remaining as an access to Washington with no median opening. In conjunction with his proposed 40+ -acre subdivision on the north side of Sagebrush, the Applicant requests that the cul-de-sac locations be amended so that Bottlebrush Drive, rather than Sagebrush Avenue, be one of the cul-de-sac locations. The second aspect of the request is that a direct access be allowed from Washington Street to the project itself, approximately 1000' north of Sagebrush Avenue. In addition, the Applicant requests signalization at both access points, which would dictate that median openings also be permitted. 6. Agency Comments: a. City Engineer: Do not have a problem with right -turn -only out of Sagebrush (no median opening on Washington Street). No signal would be installed at this intersection (won't meet signal warrants). Median opening could be allowed at Tract 21555 access point as it is 2200' north of Avenue 50 and 1450' south of Eisenhower. Only one median opening suggested between Avenue 50 and Eisenhower. If tract entry becomes only access for southbound Washington Street traffic, then many others will use it. We should consider public road aspect. b. City Fire Marshal: Cul-de-sacs appear in excess of 500'; secondary access provision will be necessary. C. Community Safety Department: No comment. d. Building Division: No comment. e. Coachella Valley Water District: No comment. f. Southern California Gas Company: No comment. STAFF REPORT - PLANNING August 12, 1986 Page 3. g. La Quinta Chamber of Commerce: No comment. h. Riverside County Sheriff's Office: No applicable comments on this proposal. i. The following agencies did not respond: - Imperial Irrigation District - General Telephone Company - La Quinta Property Owners Association - Desert Sands Unified School District STAFF COMMENTS General Plan Considerations: The amendment, as proposed by the Applicant, is generally consistent with the La Quinta General Plan. Per Policy 7.5.13, intersections (i.e., median breaks) must be spaced at least 1/4-mile (13201) apart. This would dictate that only one median break would be advisable. Based upon the General Plan policy, the acceptable location should be at the tract access point as suggested in the City Engineer's comments. The General Plan further establishes the City as being responsible for traffic monitoring to determine the need for traffic control provisions (i.e., signali- zation). It is doubtful that either access point could meet requirements of a warrant study for signalization. Alternative Analysis An important consideration relative to this request is access to easterly adjoining properties. Upon ultimate development of those parcels, both access points will be utilized for circulation. It is anticipated that a median break access would ultimately carry more traffic as it would handle southbound Washington Street turning movements. This dictates that various options/alternatives beyond the Applicant's needs should be addressed. Alternative #1- Applicant's Request The Applicant proposes that a median break be permitted at the northerly tract access, with a secondary right -turn, in/out access at Sagebrush Avenue. In consideration of this alternative, it seems likely that a substantial amount of traffic would be funneled through the proposed tract. Southbound Washington Street traffic with destinations into the existing and proposed subdivisions, as well as the easterly properties, would use this access point. This would create a situation where traffic volumes within the project could be substantial in terms of normal internal subdivision traffic. This alternative would, in general, unnecessarily route additional traffic 1 STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 4. through the project to Sagebrush Avenue in order to access the property immediately east of the area along the La Quinta Evacuation Channel. Alternative #2 - Right Turn In/Out at Both Access Points This alternative poses a number of concerns. First, any access from southbound Washington Street would require a U-turn at signalized Avenue 50, and continue north on Washington Street to either Sagebrush or the tract access. Secondly, due to this orientation, it is likely that a very minimal amount of right -turn traffic from Washington will enter at the tract access, unless a particular resident's location makes that access point more convenient. This means the majority of the traffic would move east on Sagebrush. Third, one factor which makes this a less than desirable alternative is that there would be no provision for access to southbound Washington Street. A right turn would have to be made, with the driver entering the far left- hand lane in order to make a U-turn at Eisenhower. This alternative has basically the same effect as Alternative #1. All southbound traffic with destinations within the subdivided areas must flow through the proposed tract. This can have a number of effects ranging from the physical feeling of creating isolated areas within the tract, to creating a roadway too busy to function as an interior residential street. Also, northbound traffic moving east on Bottlebrush would intensify conflicts with driveway access on the north and south sides of the street. Alternative #4 - Access with This alternative addresses most of the concerns identified by the other alternatives presented previously. It would reduce traffic flow and its impacts through both the existing and proposed tract. No southbound Washington Street traffic would enter the tract directly, nor would traffic wanting to access southbound Washington Street be able to do so from that point. This would mitigate the effects of a "through -traffic" circulation system. The routing of most traffic down Sagebrush Avenue has three advantages. First, it minimizes the number of individual driveway conflicts which would occur if traffic were to route onto Bottlebrush Drive. Second, it provides a more central access to the proposed tract, the existing tract, and the eastern properties at the terminus of Sagebrush. Third, it will allow an interim access to the proposed subdivision until such time as Washington Street is improved. Additionally, this STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 5. configuration would allow the most consistent intersection distancing to the 1/4-mile standard along Washington between Eisenhower and Avenue 50. Alternative #1, the Applicant's request to allow a median break at the tract entry with secondary right -turn, in/out from Sagebrush, would seem to be a feasible alternative which allows this street to access Washington. However, due to the increased amount of traffic flow via this access point, the street system would have to be designed to the appropriate standards. A private street design would be inadequate and inappropriate for this type of traffic flow. Problems such as vehicle stacking, turning movements and driveway conflicts, as well as hazards to pedestrians, would increase. Additionally, this street would also need to serve access to the adjacent property to the east, as it would be the north and south - bound access to Washington. This would funnel additional traffic through the proposed tract at time of future development of the adjacent property. As the text of the specific plan does not prohibit access to the tract itself, it is not necessary to review the request exclusively for access, but to review the tract access to the extent of its relationship to the basic request of changing the cul-de-sac locations as set forth in the specific plan. The extent of this request is to allow Sagebrush to remain as a through access to Washington, and to designate Bottlebrush Drive as a cul-de-sac location. This change is considered by Staff to be a more logical configuration based on the following: a. The access point would be an additional, approximately, 250' from the Avenue 50/Washington Street intersection, providing spacing close or equal to the 1/4-mile standard of the General Plan; b. It would create a more central access for the proposed Tentative Tract 21555 and the existing Desert Club Manor Tract; c. Location of this access would provide adequate accessibility to projects which may develop in the future to the east of the current terminus of Sagebrush Avenue; d. Individual driveway conflicts with through traffic would be reduced, as only one side of Sagebrush provides access to existing single-family lots. Based on the previously discussed alternatives and preceding consid- erations, a cul-de-sac at the Bottlebrush Drive access to Washington Street is considered a more appropriate location. Access at Sagebrush Avenue will provide more efficient access to properties in the area STAFF REPORT - PLANNING August 12, 1986 Page 6. and more consistent access spacing along Washington, as it is antici- pated that a median break along this segment will be necessary in order to adequately serve those properties. Direct tract entry considerations are related primarily to the development proposal itself, and will be more extensively reviewed with that request. However, it is important to consider the impacts of this access as it relates to the Washington Street Plan and the segment of the plan that this request affects. Based on General Plan goals and policies as they relate to the Washington Street Specific Plan, access to Washington Street at Sagebrush rather than Bottlebrush should allow a more logical and efficient circulation pattern and provide better overall accessibility in this area. CONCLUSIONS 1. Specific Plan No. 86-007, Amendment #1, is consistent with goals and policies of the La Quinta General Plan. 2. Specific Plan No. 86-007, Amendment #1, is consistent with the intent of the original Specific Plan No. 86-007. 3. Environmental impacts identified by the original EIR for the La Quinta General Plan, as they relate to Specific Plan No. 86-007, are substantially the same as those associated with Specific Plan No. 86-007, Amendment #1. 4. Location of a cul-de-sac at Bottlebrush will allow for an access at Sagebrush, which could ocnform to General Plan standards to allow a median break. 5. Sagebrush Avenue is a more central location for serving properties on the east side of Washington Street. 6. A median break to allow southbound Washington Street traffic access and egress to easterly properties seems desirable. 7. Access at Bottlebrush provides less than minimal intersection distance for a median break to provide access to and from southbound Washington Street. 8. Extension of Sagebrush east of Date Palm Drive along its existing alignment will adequately serve the parcels east of Date Palm Drive. 9. Access at Sagebrush Avenue will provide some flexibility for intersection location and design relative to the proposed tentative tract, for which the amendment was requested. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 7. FINDINGS 1. Specific Plan No. 86-007, Amendment #1, is consistent with goals and policies set forth in the La Quinta General Plan, subject to the amendment recommendation. 2. Specific Plan No. 86-007, Amendment #1, is consistent with the intent and provisions of the original Specific Plan No. 86-007. 3. Environmental impacts associated with Specific Plan No. 86-007, Amendment #1, are substantially equivalent to those associated with Specific Plan No. 86-007. 4. The EIR prepared for the La Quinta General Plan is adequate in addressing environmental impacts associated with Specific Plan No. 86-007, Amendment #1. 5. Approval of Specific Plan No. 86-007, Amendment #1, will not result in adverse impacts to the environment as these impacts were addressed in the EIR prepared for the La Quinta General Plan. 6. Location of access at Sagebrush Avenue will lessen the impacts of increased traffic flow on.existing and proposed developments. 7. Location of an access at Sagebrush Avenue will allow for adequate access provisions to parcels east of Date Palm Drive. 8. Location of an access at Sagebrush Avenue will allow some flexi- bility in the location and type of access within the guidelines of the original Specific Plan No. 86-007, the La Quinta General Plan, and existing and future conditions. 9. The location of an access at Sagebrush Avenue will provide for a more logical collection and dispersal of traffic for existing and proposed development. STAFF RECOMMENDATION Based upon the above finding, the Community Development Department recommends approval of Specific Plan No. 86-007, Amendment #1, subject to the recommended text changes attached as Exhibits "A" and "B". STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 8. PREPARED BY: APP OVED� ,/�% =Y /-/ /I/Ar,e f � Wallace H. Nesbit Lawrence L. Stevens, AICP Planning Assistant Community Development Director WHN:LLS:dmv Atchs: Attachment #1, Land Use Plan Attachment #2, Existing Zoning Attachment #3, Cul-De-Sac Locations (Wash. St. Spec. P1.) Attachment #4, Limits of SP 86-007, #1 Exhibit "A", Staff Recommendation Exhibit "B", Cul-De-Sac Locations (Appl's. Request) LAND USE PLAN RESIDENTIAL ❑ VERY LOW DENSITY 0-2 dwellings/acre. ❑ LOW DENSITY 2-4 dwellings/acre ,' MEDIUM DENSITY 4-8 dwellings/acre - HIGH DENSITY 8-16 dwellings/acre; vvv 1 Y A w r .ate w �M1TOF6 S?E01FIC. RLAN.;.M #66-0.07, AMENDMENT, ;G •••••••••••• I C JGp00 r . _ n 'j "`JO J' T�CDO'G( JC `C " x J � J ACC � npC• r . C V J'S ATTACHMENT #2 QEXISTING ZONING 11 i �00 •' �o o 'co�ggqe►� �'•rpo C7v Q ,..:1�L7•C.�d�r ism- FF a�oa�3aa��a � aaoo.oa.P � O�OdaOCl1'90�0 v • daeeab �rs�n; D •��. oiG�EE�Es4^�C�3J3J:�CC�'' ��PO�en QE o R39FC3LEE�e[ 1 JA�3^} it. o� � + ' rt.:rrznvrm.wig{ � W 1�. �+� J Q ` Hi6GE�luarfi(�SoAC�3E©. a IR442,600 41 •a • r 1 � e.y �„ . 9turr•. 1 z + - EIS NH R DRIVE- r r; R-6 3 0P71-003 2 -v__- i �:p .R. • � l,.l \ T R1- ;'T .{i �% �. 3 R-2-6.000 R-1-12.000 S �12. 00 _ J r u�. '�'� s 'i (I�il �i // I• �tI'p; z.f1T I, I - -- , • h\� r -� 1•��6�06d� IR 1 . R-1-- _-_ R-2-12.000 ,T g /-2-B.00Q R-2-7.000 R-6 W-1 R=6 Re2-1.000 .t R-2=6,000 ~ 9 R-1 NAP R-6 R-6 B.00 ijl I .•. i Z _ '. .t_ 1. . 1;I C-P-6 R-2-6.360 ..ICI �'i I 'I1 � -F • 1F. 1- O-P-O .. Fii1 I t __... .. __ imy- 4 oil :J ^C'YII- - I'I'r''{{ _ _t.e. a• rats• R-1 10.000 fT�T{ �f� y •{ 111'i f t.l • 1]1+i 11i•. +lk R-2�i i -• i-lil ly-- - CUL-DE-SAC LOCATIONS ATTACHMENT *3 49 ATTACHMENT *4 - ------------- L-------------------- ---------------------- DNIVE tD L:� -- - - - - - - - - - - L - - - - - - - - - - - - --- - - - - - - - - - -- CZ 86-021 TT 21555 '79 Z - ----------- --------- - ---------- --- LIMITS OF SPECIFIC PLAN #86-007, AMENDMENT #1 EXHIBIT "A" STAFF RECOMMENDATION Amend Table VIII - Recommended Mitigation Measures and Costs Priority #8 on Page 42, to read as follows: 118. Cul-de-sac Bottlebrush Drive, Saguaro Drive, Calle Paloma (2 locations), and Calle Obispo (2 locations)." Add the following paragraph between paragraphs 2 and 3 on Page 43 as follows: "Roadway access for new development proposals shall be based on applicable standards within the La Quinta General Plan and requirements of the City Engineer, as they relate to a specific project. Proposals will be reviewed on a case -by - case basis with respect to the guidelines of this study and the standards indicated above." �- 11 .- _.L _______--____ E15 N R'ORIVE �; �...,..i...,. %�� r rr+ L- , -- -- - - - - -- f, R 1 -T :i 3 R-2-6,000 R-1-12,000 w-1 m R-6 I;1 i I,I C-P-6 R �-2-4.000F: , 1 / i -., , r- R,M M4lyl0 -, _UT, 1 1 -. I"1l i}LbI,.' r l 6 CM�f N.n, i� R 1-_ ---_ R-2-12,000 R-2-7,000 R-1 d -1 Iii 1i1�:• �_�.:.• t. I..,. R-1 10,000 1 •,1'jp i it R-2'--- CUL-DE-SAC LOCATIONS R EXHIBIT B 78-105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564.2246 August 28, 1986 Drew Wright, President Drew Wright & Associates, Inc. P. O. Box 1876 Indio, CA 92202 SUBJECT: TENTATIVE TRACT MAP NO. 21555; A Request to Subdivide Approximately 40.3 Gross Acres into 151 Single -Family Lots. Dear Mr. Wright: This letter is to report that the Planning Commission, at its meeting of August 26, 1986, recommended denial of the above referenced Tentative Tract Map. The Planning Commission adopted the Findings contained in the attached Notice of Decision being transmitted to the City Council for their September 2 meeting. Pursuant to Section 6.5 of the La Quinta Subidvision Ordinance, the Planning Commission is an advisory agency only on tentative subdivi- sion maps. The City Council is required to set a hearing within 30 days of receiving a Notice of Decision. It is expected that the City council's public hearing will be September 16. There is no appeal on tentative tract maps. Should you need further clarification or information regarding this matter, please do not hesitate to contact this office. Very truly yours, PLAN INGDEPARTMENT Lawrence L. Stevens, AICP LLS:dmv Atchs: 1. 8/27/86 Notice of Decision to City Council 2. Section 6.5, La Quinta Subdivision Ordinance MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 ® MEMORANDUM CITY OF LA OUINTA .3. C. TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: August 12, 1986 SUBJECT: CHANGE OF ZONE NO. 86-021 APPLICANT: Drew Wright & Associates LOCATION: Northeast Corner of Washington Street & Sagebrush Avenue REQUEST: Approval of a Zone Change from R-3*, R-2-8000, and R-1 to R-1 in Conjunction with a Proposed 151 Lot, Single - Family Subdivision on 40.33 Gross Acres. BACKGROUND 1. General Plan a. Land Use - SEE ATTACHMENT #1. b. Circulation - REFER TO STAFF REPORT FOR SPECIFIC PLAN NO. 86-007, AMENDMENT #1. 2. Zoning - REFER TO STAFF REPORT FOR SPECIFIC PLAN NO. 86-007, AMENDMENT #1; ATTACHMENT #2. 3. Existing Conditions: The site is comprised of numerous sand dune areas, vegetated with mesquite and other native desert brush. The site is bordered by Sagebrush Avenue on the south and Washington Street along the southerly, approximately 375 feet on the west. Washington Street then curves northwesterly from its alignment, with the distance from property line to right-of-way varying up to approximately 95' along the remaining frontage. The site is located adjacent to and south of the approved Grove project. Regarding utilities, facilities and capacities are generally available or can be extended to the site. 4. Environmental Considerations: Environmental Assessment No. 86-052 was prepared in conjunction with this request. The site is located in the Coachella Valley Fringe -Toed Lizard habitat area, and the appropriate mitigation fee shall be paid by the Applicant. The Community Development Department has determined that, although the proposal has the potential to cause adverse environmental impacts, the mitigation measures to be STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 2. incorporated into development approval will reduce those impacts to an insignificant level. Adoption of Environmental Assessment No. 86-052 is also being considered with this request. 5. Description of Request: The Applicant requests a zone change from R-3*, R-2-8000, and R-1 to R-1 over the entire 40.33-acre site, in order to accommodate a subdivision of 151 single-family lots and two (2) landscape retention and recreation areas (See Attachment #3). The proposed Tentative Tract Map No. 21555 is being considered concurrently with this request, as well as a request to amend the Washington Street Specific Plan relative to cul-de-sac locations in the project area. The R-1 zoning is necessary to designate the site in accordance with the associated tract application. The current zoning designations would consist of the following: a. R-3* (General Residential; 1200-Square-Foot Minimum Dwelling Size). This zoning allows uses permitted in R-1 and R-2 zones, as well as a number of office and light commercial uses. This designation is not consistent with the land use designation of Low Density Residential on the site. This designation generally is comprised of four (4) acres along the west portion of the property. b. R-2-8000 (Multiple -Family Dwellings, 8,000-Square-Foot Minimum Lot Area Per Dwelling). This district allows any use permitted in the R-1 Zone, as well as multi -family structures, apartments, etc. Development standards are the same as the R-1 Zone, except for the 8,000 square -foot lot area attached to this designation. The easterly approximately 30 acres is designated as such. C. R-1 (One -Family Dwellings). This zone permits single-family dwellings subject to the appropriate development standards of the ordinance. The Applicant requests that this designation be retained over the existing approximately six (6) acres of R-1 land and be applied also to the remaining approximately 34 acres. Comments from Other Agencies a. City Engineer: SEE COMMENTS FOR TENTATIVE TRACT MAP 21555. b. Fire Marshal: No comments at this time. c. Community Safety: No comments. d. Building Division: No comments. 0 STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 3. e. Coachella Valley Water District: The area is safe from storm - water flows except in rare instances (Zone C on Federal Flood Insurance Rate Maps in effect). The District will furnish domestic water and sanitation service to this area. The area shall be annexed to Improvement District No. 55 of Coachella Valley Water District. f. Southern California Gas Company: No comments. g. La Quinta Chamber of Commerce: No comments. h. Riverside County Sheriff: No applicable comments. Comments were requested, but not received from, Imperial Irrigation District, General Telephone Company, La Quinta Property Owners Association, and Desert Sands Unified School District. STAFF COMMENTS The requested zone change to R-1 is appropriate for the General Plan Land Use Designation of Low Density Residential. R-3 and R-2 generally are not applicable to or intended for lower density uses. Establishment of R-1 zoning on th single-family uses adjacent to th reduction in density as it relate associated with the request than family zoning over most of the pr dependent upon site design criter As an example, public streets are density subdivision development, needs such as road maintenance, may provide private circulation s condominiums, etc. These types to the tentative tract proposed i is site is compatible with existing e south. As this is�in effect, a s to zoning, less severe impacts are currently exist, due to the multi- operty. However, impacts would be is and may be based on other factors. commonly associated with lower - and would increase public service whereas many higher density projects ystems, such as in apartments, of impacts are discussed with respect n conjunction with this request. CONCLUSIONS 1. Change of Zone No. 86-021 is consistent with the La Quinta Land Use Plan designation of Low Density Residential. 2. Change of Zone No. 86-021 is consistent with goals and policies of the La Quinta General Plan. 3. The proposal will not adversely affect the environment. 4. R-2 and R-3 zoning designations in existence on the property are not consistent with the goals and policies of the La Quinta General Plan. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 4. 5. The proposed R-1 zoning will allow residential uses which will be more compatible with existing residential areas. FINDINGS 1. Change of Zone No. 86-021 is consistent with the existing land use designation of Low Density Residential as set forth on the La Quinta Land Use Policy Map. 2. Change of Zone No. 86-021 is consistent with the goals and policies of the La Quinta General Plan. 3. R-2-8000 and R-3 zoning is not appropriate or consistent with the Low Density Residential land use designation. 4. The proposal will not have any significant adverse impacts on the environment. 5. R-1 zoning development standards will assure a more compatible residential land use pattern in the area. RECOMMENDATION Based on the above findings, the Community Development Department recommends approval of Change of Zone No. 86-021, subject to Exhibit "A" attached. PREPARED BY: Wallace H. Nesbit Planning Assistant WHN:LLS:dmv APPROVED BY: Av_ awrence L. Stevens, AICP Community Development Director Atch: Attachment #1, Land Use Plan Attachment #2, Existing Zoning Attachment #3, Proposed Zoning Exhibit "A", Staff Recommendation Public Comment Letter (Dated 8/4/86) ATTACHMENT #1 CITY OF LA QUINTA LAND USE PLAN RESIDENTIAL VERY LOW DENSITY ElLOW DENSITY MEDIUM DENSITY HIGH DENSITY 0-2 dwellings/acre 2-4 dwellings/acre 4-8 dwellings/acre 8-16 dwellings/acre ::.�.�.�. •. .�.�.�. .�. .. ...•.• ...... •..... ..' '• • . . •.. . �.�. .. ..... .�. .� r oa.:. c uc�00000'c^�.,ob OGr.�� NCO-iG�.i;GOCC C^ OJC t, [Jl G171 �c _ JJOIG'l.�O GJ! t _. 'IUVC CJOOf'JOI:O�.O �:1C1 GCC ;..G�:,: iJ;''J�'OG000J'JOt __ :'_00'�^JiJ00000CCJO00u( coJc ^.000ocf u C C c i �O 0c,00C)Cj nJf � ^OC -OOOO.�Giq '. { t 1---------------- e PM f3975Awn ----�-------------------1- - • ATTACHMENT f 2 EXISTING ZONING CZ #86-021 ------------- ------------------------------------------ PROPOSED I a/ ztz f f . o ��ee•••ac�ra�:3c.�3sao��+ Ws=�e54�es�a��a;�aca->'S� 01CB�CB6CEGcE;G ;139B33Q� �t 07GGS9Al�97E©@GBBGOf3Lul i Fy 3B[6BLdd�cEGGG6G8G99e®" ii _ 1000 a _ 1 R—� J-.A-r t �cz# Ran r - R_ 1 * t ATTACHMENT * 3 � I' * PROPOSED ZONING CZ #86-021 I I 'F PM 13975 r � n tf1 R-7'* S Y Y r qF?t JJ itCJC - � ✓g, i4i R-2 JC—P--S .. w � R-2- ,, 1 11 1_---_----.--------- i l___—_ .1 I 1 , J L J 1 . t _1i-1-12,000 u�Nt fl PROPOSED SITE j -6*-Lg "Were a �, 4Y# Q9 [:ti/It ONM Y Y , J. -1 1 �o 1 ..m.m.m.m.m.ml e e i e 1 1 WASHINGTON STREET EISENHOWER DRIVE 1324' 1327' SUBJECT SITE AREA 40.33 GROSS ACRES R-1 N NOT TO SCALE 1324' 1 ■ � 1327' l.m■®.®.me®a®.m■®.m.m■ SAGEBRUSH AVENUE ■ 1 1 m.®■s.m■mom.m.mo�.m■®.®.m.a.m.m.m.m.m.® • 50TH AVENUE 1 1 1 EXHIBIT °A' CHANGE OF ZONE #86-021 August 4, 1986 Mr. Larry Stevens Director of Community Development and Redevelopment Administrater P. 0. Box 1504 La Quinta, CA 92253 Dear Larry: �tC�iv�p AI!r coMMUNIry DEVELDPryj fM DEPT This letter is my personal opinion, certainly not Landmarks. As you already know Landmark has not and will not take a position "for or against" another developer. My friend, Mr. Martin Stone, is selling a 40 acre tract on Washing- ton Street to D. Wright and Associates subject to zoning of 5 lots per acre. I personally support 5 units per acre for this tract. Hopefully a copy of this letter will be circulated to all members of the Planning Commission and the City Council. Respectfully submitted, nnM—e� Ernie Vossler EV:Iw Encl: as noted cc: Andy Vossler Martin Stone Emest O. Vmler, Senior Vice President LANDMARK LAND COMPANY, INC., Post Office Box 1000, La Quinta, California 92253 619-564-6446, 619-345-7529 Ernie Vossler Page 3 July 29, 1986 k�CE.��ED COMMUNiry DEVEI8aMErNi OEPT In connection with the other matter we discussed, I am in escrow with a sale of my 40 acres on Washington Street to D. Wright and Associates. As I understand it, the present zoning on the property allows for development of five lots to the acre. The city of LaQuinta is considering downzoning the property to three lots which would possibly jeopardize Mr. Wright's proposed development and thereby jeopardize the closing of my sale to Mr. Wright. You indicated you would be willing to send a letter to the city council of LaQuinta advising them of your support for Mr. Wright's proposal to build a development of five lots to the acre. The hearing is to occur any day now and I will be most grateful for your support. SirMone • MEMORANDUNf CITY OF LA QUINTA 3u J TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: August 12, 1986 SUBJECT: TENTATIVE TRACT MAP NO. 21555 APPLICANT: Drew Wright & Associates LOCATION: Northeast Corner of Washington Street & Sagebrush Avenue REQUEST: To Subdivide 40.33 Gross Acres into 151 Single -Family Lots, with Stormwater Retention Lots. 1. General Plan Land Use: REFER TO STAFF REPORT FOR SPECIFIC PLAN NO. 86-007, AMENDMENT #1. 2. General Plan Circulation: REFER TO STAFF REPORT FOR SPECIFIC PLAN NO. 86-007, AMENDMENT #1. 3. Zoning: REFER TO STAFF REPORT FOR SPECIFIC PLAN NO. 86-007, AMENDMENT #1. 4. Existing Conditions: REFER TO STAFF REPORT FOR CHANGE OF ZONE NO. 86-021. 5. Environmental Considerations: REFER TO STAFF REPORT FOR CHANGE OF ZONE NO. 86-021. 6. Description of Request: The proposal is a subdivision of 40.33 gross acres into 151 single-family lots. Two additional parcels designated as landscaped stormwater retention areas are also shown on the tract map. The Applicant has provided five (5) pre -designed floor plans, which he intends to develop on the site and for which he is also seeking development approval in associa- tion with this tentative map application. The net density of the proposal, based on La Quinta General Plan policy, is 3.94 units per acre, which is within the density range for the Low Density Residential (2-4 units/acre) designation on the site. In conjunction with this proposal, the Applicant also requests rezoning of the site to R-1 (Refer to Staff Report for Change of Zone No. 86-021). The lot sizes range from 7200 to 15,670 square STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 2. feet. The Applicant has provided five (5) floor plans to be developed on these lots: PLAN I: This is a single -story design with two bedrooms, two .baths, and a front courtyard area. The net livable square footage is 1267 square feet; the plan calls out 1288 square feet. The garage is 19' x 19151. Exterior design provides a 5 and 12 pitch, gable roof with tile, stucco siding and a 4' high, courtyard wall at the front. Height is 16.5' and 15 of these units will be distributed within the subdivision. PLAN II: This is single -story also, with three bedrooms, two baths, and a family room, as well as a front courtyard. The living area is 1526 square feet. Bedroom #2 measures 10' x 9.5' clear, and the garage is 19.5' x 21' clear, with laundry applicances and storage. The exterior design is similar to California Ranch architecture, with a Dutch gable, 4 and 12 pitch, tile roof, stucco siding and a 2-1/2 -foot stucco, courtyard wall with brick columns 3' high. Building height is 16' and 40 of these units are indicated. PLAN III: This is a single -story, four bedroom, two bath unit with 1734 square feet of living area. The garage is 19' x 19.5' clear. The California Ranch style design provides a hip -style, tile roof along the garage at a 5 and 12 pitch. Exterior siding is stucco and height is 18.5'. Thirty (30) of these units are indicated. PLAN IV: This is a tri-level design with the second level only 3' above grade. The floor plan provides three bedrooms, 2-1/2 baths, and a family room. All bedrooms are upstairs. The livable area is shown as 1906 square feet. The garage is 19' x 19.51. Exterior design is a California Ranch style architecture with a 4 and 12 pitch tile roof and stucco siding. A skylight is shown over the front entry, and a brick planter area is shown along the right side of the front elevation. Height of the unit: is 24.5' and 36 such units are provided. PLAN V: This is a two-story unit, with four bedrooms, three baths, and family room. Livable area is shown as 2165 square feet. Three bedrooms are upstairs while the fourth is downstairs. The garage is shown as 22' x 20' and must be 20' x 20' clear. A three -car option is indicated on the siting plan and is shown as 31' x 201. The exterior design provides pop -out design treatments at window areas. The roof is 5 and 12 pitch tile at STAFF REPORT •- PLANNING COMMISSION August 12, 19136 Page 3. 24' high. There are no eave extensions and the garage has a flat roof. The exterior siding is stucco. With regards to the street system, the Applicant's proposal incorporates private streets, with a central loop road running through the project from Washington Street to Sagebrush Avenue. The primary access at Washington is a 60' right-of-way with a 10' median shown. This right-of-way continues approximately 550' where the right-of-way becomes 50' wide to Sagebrush. The remaining through streets in the project are 50'-wide rights -of - way while cul-de-sacs are shown at 401. Right-of-way radius of cul-de-sacs is 401. The perimeter roads show adequate right-of- way provisions for Washington Street and Sagebrush Avenue. The map also indicates landscaped perimeter setback locations along these streets in accordance with General Plan policy. Two stormwater retention parcels are shown and it is indicated that they will be landscaped and will incorporate some recreational opportunities. 7. Comments From Other Agencies a. City Engineer: We need to resolve public/private street issue for interior roads; if public streets, then right-of-way widths need to be resolved. (1) Applicant shall dedicate all necessary public street and utility easements as required by City Engineer. (2) Applicant shall construct street improvements for 1/2 of Washington Street and Sagebrush Avenue, and full width for interior streets (60' right-of-way for standard streets; 56' right-of-way for cul-de-sacs, if streets go public). (3) Applicant shall have street improvement plans prepared by a Registered Civil Engineer. (4) Applicant shall have a grading plan prepared by a Registered Civil Engineer. (5) A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review with the grading plan. (6) Developer shall cause no easements to be granted over this property between date of approval and date of final map recordation. STAFF REPORT •- PLANNING COMMISSION August 12, 19136 Page 4. (7) Drainage disposal facilities shall be provided as :required by the City Engineer. This may include off - site drainage conduit to the La Quinta Evacuation Channel. (9) Applicant shall pay required processing, plan checking, and inspection fees as are current at the time work is ]being accomplished. (10) Applicant acknowledges that City is considering a City- wide Landscaping and Lighting District and by recording a subdivision map agrees to be included. (11) 'Vehicular access rights to Washington Street and Sagebrush Avenue, except at street intersections, shall be dedicated to the City. (12) Perimeter setbacks to be established as common lots. Additional Engineering Comments: (13) If streets resolved as public: * All rights -of -way should be 60' per standard plan #104 - general local street (serving 100 or more lots) and per standard plan #105 - short local street (these are not restricted streets). No medians permitted in local streets. * Local streets to have 40' curb -to -curb width; low volume streets may have 36' curb -to -curb (City Engineer prefers 40' curb -to -curb throughout project.) * Cul-de-sacs - 56' right-of-way per General Plan with 36' curb -to -curb and 40' curb radius (Fire Marshal wants 45' curb radius usually). Prefer 60' right-of- way especially when Fire Marshal requires 45' curb radius for cul-de-sac. (14) I:f streets resolved as private: *' All. rights -of -way to be a minimum of 1' more than curb -to -curb widths. * All streets a minimum 36' curb -to -curb width except main loop connecting Washington Street and Sagebrush (40' curb -to -curb; more width if gated entry is proposed). 11 Cul-de-sac curb radii shall be 45' STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 5. b. Fire Marshal: (1) Water system must be capabel of delivering 1500 GPM for two hours at 20 PSI residual operating pressure. (2) Fire flow must be available from a Super fire hydrant (6" x 4" x 2-1/2" x 2-1/2") located no less than 25' from the building or more than 165' from any portion of the lot frontage as measured along vehicular travelways. (3) Water System Design. (4) Cul-de-sacs longer than 150' shall have a minimum of a 90' turning diameter. (5) Vehicular travelways shall be a minimum of 361. C. Community Safety Department: (1) If cul-de-sacs and traffic controls are adequate, this department has no other comments. d. CDD, Building Division: No comments. e. Coachella Valley Water District: (1) The area is protected from stormwater flows and may be considered safe except in rare instances. (2) Area is designated Zone C on Flood Insurance Rate Maps in effect at this time. (3) District will furnish domestic water and sanitation service to this area in accordance with current district regulations. (4) Area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. f. Southern California Gas Company: No comment. g. La Quinta Chamber of Commerce: No comment. h. Riverside County Sheriff's Office: (1) Suggest that developer use the California Model Building and Security Ordinance as a guide for construction of the units. Developers and communities that have adopted this have increased the value and security of projects. I STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 6. (2) The two park areas should be landscaped so that all park areas can be seen from the street. Outdoor park lighting should cover all areas. Crosswalks should be provided at parks to allow safe pedestrian movement. i. The following agencies/organizations did not respond: * Imperial Irrigation District * General Telephone Company * La Quinta Property Owners Association * Desert Sands Unified School District STAFF COMMENT This project has gone through a number of revisions since its original pre -application review. At the formal application submittal, a General Plan Amendment for the site, from Low Density Residential to Medium Density Residential was originally requested along with amend- ments to the R-1 text of the zoning ordinance. Based upon a number of discussions with Staff, as well as review by the Applicant of his own marketing data, the request has been amended to its current status. Specific Plan No. 86-007, Amendment #1, and Change of Zone No. 86-021 were submitted concurrently with this request and are being considered simultaneously with this tract map proposal. La Quinta General Plan Consistency The following comments will focus on the project as it relates to each element of the General Plan. HAZARDS ELEMENT: With respect to this proposal, flooding and noise concerns are the primary focus relative to the Hazards Element of the La Quinta General Plan. Although the site is in an area which is generally safe from flood water inundation, the physical characteris- tics of the site indicate that on -site stormwater runoff and tributary drainage could present drainage problems. Requirements of the development by the City Engineer through conditions on the project will assure that any forseeable drainage problems are addressed. Regarding noise, the La Quinta General Plan sets forth policies to alleviate possible noise impacts to proposed and existing development. The proposal is located along the future frontage of Washington Street which will likely be a six -lane divided facility, as its designation is for a major arterial at 120' right-of-way. Policy 3.6.10 requires that noise studies be provided for all projects within 2800' of major street centerlines. Local traffic has the greatest potential for creating adverse noise impacts to residential uses. Based on existing noise contours in the General Plan, the site is significantly impacted by current traffic noise (See Attachment #1). The landscaped setback 0 STAFF REPORT - PLANNING August 12, 1986 Page 7. criteria set forth in the Community Development Element policies will aid in offsetting noise impacts along Washington Street and should be considered in a noise evaluation study. NATURAL RESOURCES ELEMENT: With regard to this element, require- ments of the development should alleviate impacts of the project. Landscaping of the project should incorporate drought resistant vegetation to the fullest extent possible in order to help minimize water consumption. Impacts to air quality arising from construction work shall be mitigated through approved dust control techniques to be utilized during construction. Siting of the lots generally promotes an energy efficient design relative to building orientation. Approximately 65% of the lots provide provide a north/south orientation, and it appears that many building sites could be adjusted to provide a higher percentage. Given the somewhat curvilinear nature of the street pattern, the entire scheme of building siting is generally consistent with this element of the General Plan. The energy resources section of the Natural Resources Element encourages energy efficient design and use of energy conservation measures. The Applicant should take energy efficiency into consideration with the product design and construction. CULTURAL RESOURCES ELEMENT:The proposal is consistent with policies of the element. Payment of Infrastructure Fees will mitigate incremental impact to school, library, and recreational facilities. An archaeological survey has been previously prepared and did not identify any significant sites. This survey was done during this site's consideration as a possible school site, which is now located immediately southeast of the subject site. The proposal shows two recreation/retention areas, although it is unclear as to the extent or nature of any recreational facilities provided. COMMUNITY DEVELOPMENT ELEMENT: Land Use: The project density and concept is consistent with the City's land use policies for residential development. Ultimate development of the entire site will be within the Low Density range of 2-4 units per acre. Urban Design: Policy 6.5.2 defines Washington Street as a Primary Image Corridor with special design treatments to be incorporated into road improvement construction. Such treatments include specially landscaped medians, with parkway setbacks, meandering pedestrian ways, and landscaping, etc. In addition, building height limits are to be established as per Policy 6.5.7. Although the proposed building heights do not exceed the zoning regulations, some additional develop- ment restrictions in this area may be necessary to retain a low density appearance along Washington Street. The proposal provides 0 STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 8. the required 20' landscaped setback area along Washington Street (See Attachment #2). Some of the units along Washington Street may not meet the required R-1 rear setback once the 20' parkway setback is delineated. Some shifting in these units' ultimate siting is possible, though it may be necessary to re -site other floor plans at these locations. Also, trade-offs for setback width may be allowed if design of the parkway area warrants it. A parkway setback of 10' is provided along Sagebrush Avenue as required by the General Plan. This setback will not interfere with required R-1 setbacks in this area. The general concept of the design's provisions is consistent with the goals and policies of the La Quinta General Plan. INFRASTRUCTURE ELEMENT: Circulation: A major issue for circulation is access to the project and adjacent properties (Refer to Staff Report for Specific Plan No. 86-007, Amendment #1, for background and alternatives analysis). The basic concern is to provide the most acceptable access for the subject property, surrounding adjacent properties, and conformance to the Washington Street Specific Plan and the La Quinta General Plan. This report discusses impacts from the tract access and design viewpoint and the Staff Recommendation for the Specific Plan Amendment submitted to facilitate the tract. Based upon the recommendation for Specific Plan No. 86-007, Amendment #1, an access point can be provided at Sagebrush Avenue, with Bottlebrush and Saguaro as cul-de-sac locations. This provides a 1/4-mile minimum intersection spacing between Avenue 50 and Sagebrush Avenue in accordance with General Plan Policy 7.5.13 should there be a median break at Sagebrush. Based upon conditions relative to existing uses and approved projects (i.e., Montero access vacation, The Grove access, Washington Street villas), a median break at the Sagebrush Avenue intersection would provide the most equidistant spacing of intersections, while still providing sufficient access to and from those properties concerned onto both north/southbound Washington Street. Provision of access at Sagebrush also allows for future vehicular traffic access along the extension of Sagebrush to the east to serve the existing properties in that area (Refer to Attachment #3). Additionally, this would also reduce U-turn move- ments at the Washington Street/Eisenhower, and Washington Street/ Avenue 50 intersections. Because this proposal incorporates private streets, such an access point, funneling traffic through the proposed subdivision, would be unacceptable at the northerly tract entrance from Washington. Improvement of this roadway to a local street designation (60' right-of-way, 40' curb -to -curb) would provide a safe, adequate thoroughfare in order to move this traffic, but would create liability problems as a private street. As a result, Staff contends that any median opening should be allowed at Sagebrush Avenue. 0 STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 9. The second aspect concerning access to Washington Street relates to the access point near the northwest corner of the tract. From a logical viewpoint, funneling traffic along existing Sagebrush Avenue is more desirable, as it would provide a more direct central access to serve both the existing and proposed tracts in the area, as well as the easterly properties which will develop at some future date. This does not preclude allowing right -turn, in/out only at the Washington Street access. Adequate spacing relative to the Specific Plan is provided, and nothing in the Specific Plan would preclude right -turn, in/out access from the tract in conjunction with a median break at Sagebrush Avenue. However, any access at the northerly portion of the tract requries that the Applicant acquire access rights over the existing irregularly shaped parcel between the existing Washington Street right-of-way and the tract's west property line (See Attachment #3). Securing access rights may dictate that the Applicant purchase this wedge-shaped property from the owner. This purchase may also affect the Applicant's responsi- bility for improvements along Washington Street. Staff has previously maintained that the City should not accept public street dedications at this time due to long-term maintenance and cost constraints (e.g., Lewis Homes Tentative Tract 21433). As a result, the Applicant has proposed a private street system. Based on this system, along with previously discussed factors, Staff has come to conclude that a median break at Sagebrush is the most acceptable compromise, based on the General Plan, Washington Street Specific Plan, and the Applicant's request. If a decision is made by the City, as was the case with Lewis Homes, that the streets be accepted as public, some adjustment to the design may be necessary to accommodate City design standards for local streets. However, Staff conclusions regarding access would remain substantially the same. The Applicant has indicated that the first phase of the project would be utilized, in part, as model unit/sales office area, and wishes to locate this area at the Washington Street entry. If the Applicant can acquire access to facilitate provision of an entry directly to the tract, it could be used on an interim basis to become a secondary access at such time as that portion of Washington Street is ultimately constructed. Zoning Considerations The proposal is consistent with standards of the R-1 zoning district for which the Applicant has applied with respect to this application. Setbacks on the siting plan meet or exceed R-1 requirements. Some of the lots may not meet rear yard setback requirements due to the land- scaped setback requirements along Washington Street and Sagebrush Avenue. Shifting the building siting and adjustment in final lot line locations would alleviate these concerns with no major changes to the design. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 10. Tract Design & Siting Regarding the overall tract design, the circulation system is comprised of private streets with varying right-of-way segment widths. The general interior street system provides a 50' right-of-way, while cul-de-sac streets are 40' wide. The typical section provided shows that a 32' curb -to -curb width will exist within these rights -of -way. The main through street from Washington Street to Sagebrush Avenue provides a 60' right-of-way for approximately 550' from the Washington Street entrance, then decreases to a 50' right-of-way continuing to Sagebrush Avenue. This street should be designed as a General Local Street with the full length at 60' right-of-way, 40' curb -to -curb. All other streets, if private, should be developed to 36' curb -to -curb width per the City Engineer's requirements. Cul-de-sacs currently show radii of 401; this needs to be increased to a 45' curb radius to allow adequate turning movement for fire vehicles. If these streets are to be approved as public, their design must conform to the La Quinta General Plan Circulation Element relative to street design. In any event, the median shown at the tract entry from Washington Street shall be deleted. There are also some intersection distances which do not meet the required 200' minimum spacing per the City Land Division Ordinance. The design provides two lot areas designated as stormwater detention/ recreation areas. Although no proposed facilities are indicated, it is assumed that these areas will be low-lying, passive park areas which will also serve as detention basins for storm flows. The north- westerly area is approximately 1.1 acres in size, while the southerly parcel is about .57 acres in size, more or less. The Applicant will be required to provide detailed landscape plans incorporating these parcels. Also, these areas should be set up as common lots relating to the subdivision. The design provides landscaped setbacks along Washington Street (20') and Sagebrush Avenue (101). These areas should be established as common lots along with the detention areas to be maintained through a homeowner's association. Regarding the siting of the units on the lots and within the tract in general, Staff has the following concerns: 1. Required R-1 Rear Yard Setbacks - Along Washington Street, Lots 94, 95, 113, 114, and 146 need to be set back at least 10' from the landscaped perimeter setback. It appears that some adjustments, such as changing floor plans and changing unit siting could provide the required setback. Additionally, setback modifications could be allowed if an imaginative, attractive, parkway landscaping and wall design STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 11. is provided, consistent with goals and policies of the General Plan. Such a design should provide views into the project, as an example. In the past, the City has also interpreted that an averaged setback can be acceptable. 2. Height limits along Washington Street - As specified by General Plan Policy 6.5.2, Washington Street is established as the Primary Image Corridor and major entry into the City. Policy 6.5.7 states that the City is to establish appropriate building height limits to assure low density character and appearance along such corridors. It would seem appropriate and consistent to limit building height relative to projects approved in the past. The Grove Specific Plan dictates that all residential structures will conform to a height limit of 301. Additionally, a condition of approval for The Grove limits the units to one-story only within 75' of any perimeter property line. It follows that the same regulation should be in effect for this tract, which abuts The Grove Specific Plan area, as well as along Washington Street. This should also be established in order to maintain compatibility with the southerly existing Desert Club Manor Tract, which has a 17' height limit, and to assure that future development to the east will be compatible with the area. Plans IV and V are tri-level and two-story units, respectively, and should not be sited within 75' of a perimeter property line (to be measured from the back of the landscaped setbacks along Washington Street and Sagebrush Avenue). c. Lot Dimensions - Based on the rear property line for lots along Washington and Sagebrush being established as the landscape setback line, Lots 80 and 92 do not meet the average depth of 100' required by R-1 zoning regulations. Shifting of lot lines will likely remedy this situation. Building Design Considerations The floor plans are generally consistent with past City policies concerning single-family dwellings, except for garages and some bedroom areas. Those areas not meeting these basic standards need to be adjusted by the Applicant. The exterior designs are consistent with past single-family policy in most cases. The Applicant must provide more detailed information regarding specific colors, trim, details, etc. These could be required as a condition prior to submittal of a final map. The Applicant is currently making final determinations concerning these types of details. Any of this required information could be referred back to the Planning Commission for their review if desired. Additionally, any tract design/floor plan changes could also be reviewed by the Commission if it so determines. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 12. CONCLUSIONS 1. The proposed Tentative Tract Map No. 21555 is consistent with goals and policies of the La Quinta General Plan. 2. Tentative Tract Map No. 21555 is consistent with Specific Plan No. 86-007 as amended by Specific Plan No. 86-007, Amendment #1. 3. Tentative Tract Map No. 21555 conforms to development standards of the R-1 Zone requested on the site, with a few minor deficien- cies which can be addressed prior to recordation. 4. The proposed overall net density of 3.94 units per acre is consistent with the General Plan and the R-1 Zone. 5. The environmental impacts associated with the proposal have been addressed in Environmental Assessment No. 86-052. Mitigation measures have been attached to the project through conditions of approval. Effects from construction, noise, public schools, and services, as well as effects on the Coachella Valley Fringe -Toed Lizard will be adequately mitigated. 6. The proposed Tentative Tract Map No. 21555 provides interior landscaped recreation areas which help offset the impact to existing recreational opportunities. 7. Siting of the lots overall provides an energy efficient orienta- tion. Additional energy saving techniques will be required of the units themselves as well. 8. The proposed private circulation system will adequately service the tract as modified by conditions of approval. 9. The building designs and floor plans, as modified through the conditions of approval, are consistent with general City standards regarding single-family dwellings and the La Quinta General Plan. FINDINGS 1. That the proposed Tentative Tract Map No. 21555 is consistent with the goals, policies and intent of the La Quinta General Plan. 2. That the design and improvement of Tentative Tract No. 21555 is consistent with the goals, policies and intent of the La Quinta General Plan. 3. That the proposed Tentative Tract No. 21555 is consistent with provisions of Specific Plan No. 86-007, Amendment #1, as approved. AM STAFF REPORT - PLANNIN COMMISSION August 12, 1986 Page 13. 4. The site is physically suitable for the proposed project at a net density of 3.94 units per acre. 5. The project is consistent with the standards of the Municipal Zoning and Land Division Ordinance, as modified by conditions of approval. 6. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. 7. That potentially significant environmental impacts associated with the development will be adequately mitigated through the conditions of approval. 8. That the design and improvements applicable to Tentative Tract Map No. 21555 may cause substantial environmental damage or injury to wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will mitigate this impact. 9. That the design of Tentative Tract Map No. 21555 will not conflict with easements, acquired by the public at large, for access through the project since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 10. That siting and design of the lots, along with conditions of approval requiring energy efficient construction, will minimize the consumption of energy. 11. That provision of potential on -site recreation areas, totalling approximately 1.67 acres, will offset impact to existing recreational opportunities. 12. That design of the units is consistent with City standards for single-family dwellings as modified through conditions of approval. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 14. Based on the above Conclusions and Findings, the Community Development Department recommends approval of Tentative Tract Map No. 21555, in accordance with the attached Conditions of Approval. PREPARED BY: Wallace H. Nesbit Planning Assistant WHN:LLS:dmv 77;ZZ44Z BY: Lawrence L. Stevens, AICP Community Development Director Atchs: Attachment #1, Sound Level Contours Attachment #2, Washington St. ROW Requirements Attachment #3, Affected Parcels Conditions of Approval -lf,A I,.. N � i�i :.L Ell Sound Level Contours ATTACHMENT *1 Cit • of L� QUINTA GENERAL PLAN i �Mrww canna ru; w� s uw �mml M. roueswv.w �E'^s 1 y r l i ti N n w y CA I � R e i ' ' I u 1 ' u I � I►' a I � lul ; ;1 ;I � 1 L_______________—_--, i ; I I l i l 1 ; APN I817-880-001 I r_ _ — _ _ — — — _ _ _ — r — _ _ — — — _ — — _ — _ - 1 APN r817-320-080 , , 1 TT 21688 1 ; I I ; , I �i:h'x: ;xrr�, :�. �<'•�Tt�t I PARCEL I4 • e n :t: ;rc:.a .xrize PM 20862 •.G ♦• yr �v ' 1 I< 1 a 1 I ATTACHMENT #3 CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21555 - PROPOSED AUGUST 12, 1986 General 1. Tentative Tract Map No. 21555 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Community Development Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: * City Fire Marshal * City Engineer * Community Development Department, Planning Division * Riverside County Environmental Health Department * Desert Sands Unified School District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. Grading and Drainage 5. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer. 6. 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 improvement construction; and certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of bulding permits. Certification at the final grade CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21555 - PROPOSED August 12, 1986 Page 2 stage and verification of pad elevations is also required prior to final approval of grading construction. 7. 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. 8. Applicant shall comply with provisions of the Master Plan of Drainage, including payment of any fees required therewith, as in effect at time of recordation. Drainage disposal facilities shall be provided as required by the City Engineer. This may include off -site drainage conduit to the La Quinta Stormwater Evacuation Channel. Traffic and Circulation 9. Applicant shall comply with.the following requirements of the City Engineer: a. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. All interior streets shall be dedicated as public streets. Dedi- cation of Washington Street shall be based upon 60 foot from the centerline to be established by the current precise alignment study. b. That the Applicant shall construct street improvements to the requirements of the City Engineer and the La Quinta Municipal Code (LQMC). Washington Street and Sagebrush shall be half -width improvements. All other streets have 60' right-of-way with 40' curb -to -curb distances, except cul-de-sacs shall have 56' right-of-way with 36' curb -to -curb distance. c. 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 min. for residential CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21555 - PROPOSED August 12, 1986 Page 3. streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. d. All utilities will be installed and trenches compacted to City Standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. 10. The proposed median in the main street connecting to Washington Street shall be deleted. 11. A median break shall not be permitted at the northerly tract entry, but rather shall be allowed at Sagebrush Avenue. 12. In order to obtain access at the northerly tract entry street, the Applicant is required to obtain access rights by easement or site acquisition from the owner of the parcel (APN #617-680-001). 13. Applicant shall dedicate with recordation of the tract map access rights to Washington Street for all individual parcels which back up to it. 14. Perimeter "Desert Club" easements shall be vacated or otherwise legally removed prior to recordation of the Final Map. In resolving the easement along the east property line, considera- tion shall be given to the access needs of property east of this tract. Revisions to the tract may be required to accommodate these access needs. City approval of access changes affecting property to the east shall be required. Tract and Building Design 15. Development of the project site shall comply with Exhibits A, B, 1-B through 5-B, and 1-C through 5-C, pursuant to Community Development Department's Tentative Tract Map No. 21555 as condi- tionally approved. 16. A minimum 20' landscaped setback shall be required along Washington Street. Design of these setbacks shall be approved by the Community Development Department. a. The minimum setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. The setback area shall be established as a separate common lot and be maintained as set forth in Condition No. 15(c), unless an alternative method is approved by the Community Development Department. r CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21555 - PROPOSED August 12, 1986 Page 4. c. A Landscape Maintenance and Lighting District shall be formed for the maintenance of the parkway areas. 17. The Applicant shall provide more specific colors and materials information for each residential building type prior to recorda- tion of the Final Map. At the discretion of the Community Development Director, this information may be referred back to the Planning Commission for review and approval. 18. Building setbacks shall conform to the requirements of the R-1 Zone except where a greater setback is required herein. Rear yard setbacks for lots backing up to Washington Street shall be measured from the easterly line of the landscaped perimeter setback. 19. Units in excess of one story in height shall not be located on any lot located within 75 feet of the tract boundary. 20. The following floor plan changes shall be made: a. Garages shall be a minimum 20' x 20' (clear) with no encroach by appliances, mechanical equipment, storage areas, etc. b. Bedrooms shall have no dimension less than 10 feet. 21. If any Plan V units incorporate three -car garages, the siting of these units may need to be adjusted to meet setback requirements. 22. A final siting plan delineating all setbacks, unit mix, and other applicable information shall be submitted to the Community Development Department for review and approval prior to recorda- tion of the Final Map. 23. All roof -mounted mechanical equipment shall be screened from view on all sides by the roof design. Any ground -mounted equip- ment shall be screened in an approved manner and shall be located outside of required setbacks. 24. Any minor changes in unit mix, building colors and materials, lot lines or shapes, street alignments shall be approved by the Community Development Department. Public Services and Utilities 25. The Applicant shall comply with the requirements of the City Fire Marshal: E CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21555 - PROPOSED August 12, 1986 Page 5. a. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/211) shall be located one at each street intersection and spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 GPM for 2-hours duration at 20 PSI. b. Cul-de-sacs longer than 150 feet shall have a minimum turning diameter of 90 feet. c. Applicant/Developer shall furnish one (1) copy of the 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 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." 26. The Applicant shall comply with the requirements of the Coachella Valley Water District as follows: a. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and CVWD. b. Tentative Tract No. 21555 shall be annexed to Improvement District No. 55 of the Coachella Valley Water District for Sanitation Service. c. Where there are identified conflicts with existing Coachella Valley Water District facilities, the City shall withhold permits until satisfactory arrangements have been made with the District. 27. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance of any building permits within the tract. Applicant shall provide written clearance that Imperial Irrigation District can provide service to this tract. 28. All utility improvements shall be installed underground. 29. In order to mitigate impacts on public schools, the Applicant shall comply with the following: a. Prior to recordation of the final map, the Applicant shall enter into an agreement to pay School Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD). CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21555 - PROPOSED August 12, 1986 Page 6. b. Prior to the issuance of any building permits, the Applicant shall provide the Director of Community Development with written clearance from the DSUSD stating that the per unit impact fees have been paid. Walls Fencing, Screening, and Landscaping 30. Prior to the issuance of building permits, the Applicant shall submit to the Community Development Department, Planning Division, for review and approval, a plan (or plans) showing the following: a. Landscaping, including revisions to plant types, sizes, spacing, and locations as required by these conditions, or proposed by the Applicant. b. Landscape irrigation system. C. Location and design detail of any proposed and/or required walls. d. Location and design of sidewalks on -site and on adjacent streets. e. Exterior lighting plan. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy and viable condition for the life of the project. Landscaping within 10' of all driveway approaches shall not exceed 30" in height. Landscaping shall not interfere with vehicle overhang areas. 31. Desert or native plant species and drought resistant planting materials shall be encouraged to be incorporated into the land- scaping plans for the site. 32. Adequate provision shall be made for continuous maintenance of landscaping and related features. 33. Provision shall be made for a minimum 6-foot high, solid, masonry wall along the perimeter of the project. The exact location, design, and materials shall be subject to review and approval by the Community Development Department. 34. All lighting facilities shall be designed to minimize light and glare impacts to surrounding property and shall be subject to review and approval by the Community Development Department. ,jy rky, CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21555 - PROPOSED August 12, 1986 Page 7. Miscellaneous 35. Plot Plan approval shall be secured prior to establishing any construction facilities, sales facilities and signs on the subject property. 36. 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. 37. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. 38. Prior to recordation of a Final Map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City. 39. Provisions shall be made to comply with the provisions and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 40. 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. 41. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Community Development Department. 42. Prior to issuance of building permits, building setbacks, engineering design, orientation of buildings, and noise barriers shall be used to reduce noise impacts from existing and future nearby streets to within State standards. A noise study shall be prepared by a licensed Acoustical Engineer and submitted to the Community Development Department for review prior to recordation of a Final Map. The study should concentrate on noise impacts from perimeter arterial traffic on the development and alternative mitigation techniques. Design of perimeter street parkway areas shall incorporate to the fullest extent the use of berming and landscaping techniques so as to avoid the closed or isolated impression given by walled -in developments. 43. The developer of this subdivision of land shall cause no easements to be granted or recorded o-er any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. ® MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: August 12, 1986 SUBJECT: PLOT PLAN NO. 86-352 LOCATION: Northwest Corner of Coachella Drive and Avenida E1 Nido (La Quinta Golf Estates) APPLICANT: Dan Edgar REQUEST: Approval to Construct a Single -Family Dwelling Intended For Sale. BACKGROUND 1. General Plan: Low Density Residential (2-4 dwellings per acre). 2. Zoning: R-1* (One Family Dwellings, 1200 Sq.Ft. Minimum Dwelling Size). 3. Existing Conditions: The project is located at the northwest corner of Coachella Drive and Avenida E1 Nido within the La Quinta Golf Estates. The lot is a large 8,000+ -square-foot parcel which is similar in terms of size and orientation to other lots in the neighborhood. Of the fourteen (14) lots on the block, seven (7) (including this site) are vacant. The majority of the houses on the block (five) consist of a "Spanish" style architecture with sloping, red tile roofs and earthtone stucco sidings. One house incorporates a "Contemporary" design with a shed style roof and white, block and stucco siding. Another house contains a "Mission" style architecture with an attractive, tile -decorated facade. 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 the Request: The Applicant, a contractor, has received one past approval for a single-family residence in the La Quinta Golf Estates. The house has been completed and is occupied. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 2. The proposed house contains approximately 2,432 square feet of floor area, four bedrooms, 2-1/2 baths, and an attached, two -car garage with a connecting pedestrian access way. The house has a "Contemporary Spanish" design incorporating a typical red, Mission tile, gable roof with a 4 and 12 pitch, and an off-white (Meadowbrook) stucco exterior siding with dark brown trim. Roof eaves extend out 24". The house has an angular orientation on the lot with the driveway accessing Avenida E1 Nido. The project includes a six -foot -high, stucco wall along the side yards. The site plan shows the following setbacks: * Front Yard: 20 feet * Side Yards: Interior - 6.5 feet Street - 10 feet * Rear Yard: 25 feet STAFF COMMENT AND ANALYSIS Although the site is not located within an area requiring compliance with the City's adopted standards for single-family houses, the project exceeds all single-family development requirements. The house complies with the Master CC&R's for the La Quinta Golf Estates and has gained approval by the authorized architectural review committee (authorization evidence is in file). According to the Applicant, this house has been specifically designed to the desires of the property owner. In terms of design, mass, bulk, and color scheme, the house is compatible with the neighborhood development. The garage dimensions are 21.5' x 19' clear. Pursuant to minimum City standards, the garage shall be expanded to have a minimum clear area of 20' x 201. The house design, including the attractive archway windows, brick detail, and side wing walls, will attractively accent the overall neighborhood of the La Quinta Golf Estates. FINDINGS The request is consistent with the requirements of the R-l* Zone and the goals and objectives of the La Quinta General Plan. 2. The building design is compatible with the area development contingent upon the conditions of approval. 3. The project will not have a significant adverse effect on the environment. Ili STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 3. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-352 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: (S' , W - "�— /-Z�" C�( �� Gary W. Price Lawrence L. Stevens, AICP Associate Planner Community Development Director GWP:LLS:dmv Atchs: 1. Conditions of Approval 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. 86-352, 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. 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. 86-352 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 dimensions shall be a minimum of 20' x 20' clear. ® MEMORANDUIVf CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: August 12, 1986 SUBJECT: PLOT PLAN NO. 86-353 LOCATION: West Side of Avenida Obregon; 50' North of Calle Nogales APPLICANT: Ray Berney REQUEST: Approval to Construct a Single -Family Dwelling Intended for Applicant's Private Residence. BACKGROUND 1. General Plan: Medium Density Residential (2-4 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). Special Residential Zone effective September 4, 1986. 3. Existing Conditions: The site is a 50' x 100' lot located in the Cove on the west side of Calle Nogales. The area has minimal development with five (5) of the 24 lots being built upon in the neighborhood block. Of the five (5) houses on the block, three (3) have a "California Spanish" architecture incorporating gable Mission tile roofs and white stucco sidings. The other two (2) houses incorporate flat, shed type roofs, one with a light green stucco siding, and the other with wood siding. 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 requesting approval to construct. a single-family house for use as a personal residence. The proposed house contains over 1300-square-feet of usable floor area with three (3) bedrooms, each exceeding 10-foot clear dimensions, two baths, and an attached garage. The house has several amenities including a central utility room, two walk-in STAFF REPORT •- PLANNING COMMISSION August 12, 19136 Page 2. closets, and a sunken living room with a fireplace. The garage has a large 20'x21.4" dimension with a covered, pedestrian access way into the house. The house has a "California Ranch" design incorporating a 4 and 12 pitch :roof covered with red tile. The siding consists of white stucco and dark brown trim. Roof eaves on the house vary between 18" and 24". Design elements on the front includes an archway column entryway and various wood plant-ons. Maximum house height at roof peak is 15.5 feet. The siting of the unit provides the following setbacks: * Front Yard - 20 feet * Side Yard - 5 feet * Rear Yard - 25 feet STAFF COMMENTS Although the new architectural and landscaping standards do not take effect for the Special Residential Single -Family Zone until the end of August, it seems appropriate to at least encourage, if not require, the new standards for development in the Cove. Relative to the design and architecture of the house, it does comply with both the current and approved building development standards. However, the garage dimensions of the house indicate a clear width of 1816". The 206- cubic-foot storage unit within the garage should be removed from the plans to allow for the minimum 20' x 20' clear dimension standard. No walls or fencing are proposed in the project as required in the proposed new building design standards. The Applicant is therefore encouraged to enclose the side and rear yards with a wall, fence, or vegetation screen. The house plans indicate that the roof covering is composition shingle. However, the Applicant has submitted a building material sample which specifies concrete roof tile. To assure that the house does utilize a roof tile covering, the Applicant should be required to comply with this design standard. The design and architecture of the house is compatible with neighbor- hood development and will provide an overall upgrade to the area. 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. STAFF REPORT - PLANNING COMMISSION August 12, 1986 Page 3. 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 RECOMMETIDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-353 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: 7 Gary W. Price Associate Planner GWP:LLS:dmv :7D B/ Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions of Aproval 2. Exhibits A, B, and C E 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. 86-353, 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. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 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 0 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-353 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 garage shall have minimum interior clear dimensions of 20' x 201. The 206-cubic-foot storage unit in the garage shall be eliminated. 13. The Applicant is encouraged to comply with the City's recently adopted Manual on Architectural Standards and Manual on Landscape Standards, including the installation of a view obscuring wall, fence, or landscape screen around the side and rear yards. 14. The roof structure shall incorporate a tile covering as per the color exhibit contained in the file for Plot Plan No. 86-353. MEMORANDUM CITY OF LA QUINTA * C. TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: August 12, 1986 SUBJECT: PLOT PLAN NO. 86-354 LOCATION: East Side of Avenida Alvarado; 200' North of Calle Ensenada APPLICANT: Romeo Jesena REQUEST: Approval to Construct a Single -Family Dwelling for Applicant's Private Residence BACKGROUND 1. General Plan: Medium Density Residential (2-4 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 1200-Square-Foot Minimum Dwelling (Size, 17' Height Limit); Special Residential Zone, effective September 4, 1986. 3. Existing Conditions: The 50' x 100' lot is located in the Cove area along the east side of Avenida Alvarado, north of Calle Ensenada. The area has substantial development, with 4 of the 10 houses on this block constructed on double lots. There is a variety of architectural styles, including pueblo, Colonial Spanish, and California Ranch styles. With the exception of the pueblo -style houses, all the homes have gabled roofs. Roofing materials include rock, asphalt shingle, Spanish tile, and wood shake. Almost all the homes have stucco siding. The majority of the houses along this block of Avenida Alvarado have six-foot high, stuccoed, garden walls enclosing the front yards. 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. Description of Request: The Applicant, who is also the property owner, requests approval to construct a single-family house for his personal residence. The 1270 net square foot house has four bedrooms, each with interior dimensions exceeding 10 feet, two ® 0 STAFF REPORT •- PLANNING COMMISSION August 12, 1986 Page 2. full baths, and an attached, double -car garage. The garage has interior dimensions of 23'6" x 20', with the washer, dryer, and forced -air: unit located inside. There is a pedestrian door connecting the garage with the living room. The floor plan also provides an 80-square-foot, walled courtyard adjacent to the master bedroom. Regarding the site plan, the proposed house has the following setbacks: * Front Yard - 20 Feet * Side Yard - 6 Feet * Rear Yard - 18 Feet No perimeter walls or fences are proposed to enclose the rear or side yards. Concerning the exterior design, the house will have California - style architecture with a twin -gable roof design. This roof design serves to vary the ridge line as well as provide for a row of upper :Level windows in the living room along the north side of the roof. Design elements on the front include a stucco arch with special treatment, plant-ons on the garage door, and wood trim around the sliding glass and garage doors. The six- foot -high, privacy wall adjacent to the master bedroom will be stuccoed 'to match the house and have a cap. No special treatment is proposed on the sides and rear of the house. The house is 16- feet high, with the chimney extending upwards an additional 2-1/2 feet. The house will have beige stucco, medium -brown wood trim, and red concrete tile roofing. STAFF COMMENTS Two minor changes are needed to bring the house into compliance with the current and proposed building development standards: 1) increase the garage's depth by one-half foot to 24 feet, and 2) add a third hose bib. Although not a current requirement, Staff recommends that the Applicant be encouraged to enclose the side and rear yards with a wall, fence, or vegetation screen. Regarding the exterior, the proposed design is compatible with the surrounding pueblo, old Spanish and California Ranch style homes, and no changes are needed to create additional variety. The house conforms substantially with the guidelines contained within the Architectural Standards Manual. Two minor changes recommended are that the window trim be installed on the sides and rear of the building, and that the two, 4" x 4" posts at the entryway be wrapped in stucco to be consistent with the front archway and the adjacent stuccoed, garden wall around the front patio. ® 0 STAFF REPORT -• PLANNING COMMISSION August 12, 1986 Page 3. 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 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. 86-354 in accordance with Exhibits A, B, and C, and subject to the attached conditions. PREPARED BY: 2/�_-- Sandra L. Bonner Principal Planner SLB:LLS:dmv Atchs: 1. Conditions of Approval 2. Exhibits A, B, and C APPR VED BY: Lawrence L. Stevens, AICP Community Development Director CI L 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. 86-354, 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 Qu.inta. 5. Priorto 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. 86-354 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 garage shall have minimum interior clear dimensions of 24' x 20'. 13. Three (3) outdoor hose bibs shall be provided. 14. Special window treatment shall be provided on the sides and rear of the structure. 15. The front entryway shall have stucco columns. 16. The Applicant is encouraged to comply with the City's recently adopted Manual on Architectural Standards and Manual on Landscape Standards, including the installation of a view obscuring wall, fence, or landscape screen around the side and rear yards. 0 0 M I N U T E S PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting City Hall, 78-105 California July 22, 1986 1. CALL TO ORDER Held at the La Quinta Calle Estado, La Quinta, 7:00 p.m. A. Chairman Thornburgh called the Planning Commission meeting to order at 7:00 p.m. and led all present in the flag salute. 2. ROLL CALL A. Chairman Thornburgh requested the roll call; Community Development Director Lawrence L. Stevens called the roll: Present: Commissioners Brandt, De Gasperin, Moran, Walling and Chairman Thornburgh Absent: None 3. HEARINGS Chairman Thornburgh introduced the two hearing items to be heard concurrently as follows: A. CHANGE OF ZONE NO. 86-023, a request for approval of a zone change from R-1*++ (One Family Dwellings) to C-P-S (Scenic Highway Commercial) on 2.79 acres to allow for the establish- ment of a restaurant; Robert Cunard, Applicant. B. PLOT PLAN NO. 86-343, a request for approval to convert existing residential structures to a dinner house restaurant on a 2.79-acre site; Robert Cunard, Applicant. Chairman Thornburgh called for the Staff Report. 1. Director Stevens directed the Commission's attention to a copy of a letter set before them from the Applicant's repre- sentative, which was received by Staff on July 21, 1986. The letter is requesting a 60-day continuance in order to further review their applications. Therefore, Staff feels there is no need for further discussion regarding these matters at this meeting and recommends that the Planning Commission continue them to their meeting of September 23, 1986. Chairman Thornburgh called for a motion. 1 `It'] 2. Commissioner Brandt made a motion, seconded by Commissioner Moran, to continue Change of Zone No. 86-023 and Plot Plan No. 86-343 to their meeting of September 23, 1986. Unanimously Adopted. CONSENT CALENDAR Chairman Thornburgh introduced the Consent Calendar and after a brief discussion called for a motion. Commissioner De Gasperin made a motion to approve Plot Plans No. 86-346, 86-347, 86-348, based on the Findings in the Staff Reports, in accordance with Exhibits A, B and C, and subject to conditions of approval, as amended. Motion was seconded by Commissioner Brandt. Unanimously Adopted. Commissioner De Gasperin made a motion, seconded by Commissioner Brandt, to approve the minutes from the regular meetings of May 13, 1986, May 27, 1986, and July 8, 1986, as amended. Unanimously Adopted. 5. BUSINESS Chairman Thornburgh introduced the first item of business as follows: A. PUBLIC USE CASE NO. 86-003, a request for 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 called for the Staff Report. 1. :Director Stevens informed the Commission that the .Applicant has withdrawn their request regarding the above noted matter. However, the use will continue in operation as an elementary school with a maximum of 35 students as allowed under the Public Use Permit No. 425-E, which was approved by Riverside County in 1981. :Director Stevens advised the Commission that no action is required by the Applicant's withdrawal. Chairman Thornburgh introduced the next item of business as follows: B. PROPOSED RESOLUTION. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, ADOPTING A MANUAL ON ARCHITECTURAL STANDARDS FOR SINGLE-FAMILY HOUSES AND A MANUAL ON LANDSCAPE STANDARDS TO CONFORM WITH THE PROVISIONS OF THE "SPECIAL RESIDENTIAL" ZONE. He called for the Staff Report. - 2 - 1. Director Stevens advised the Commission that no substantial changes have been made in the Architectural/Landscape Manuals from those recommended at their May 13, 1986, hearing on the related amendment to the Municipal Land Use Ordinance. He further advised the Commission that Staff is currently researching additional design standards which will be presented at a later date to them for their consideration for inclusion into the Manuals. Director Stevens stated that Staff is recommending approval of the Architectural/Landscape Manuals in accordance with the attached Resolution. After a brief discussion, it was the consensus of the Planning Commission to adopt a resolution approving the Manuals with the understanding that: * Additional work would be done on landscaping criteria for vegetation screens for future inclusion in the Manual; * Energy conservation standards will be evaluated for future inclusion in the Manual; * Staff would periodically update the Planning Commission on the effectiveness of the new approvals in the ordinance and of the Manuals themselves; and, * Handouts would be provided to the Planning Commission as they became available. Chairman Thornburgh called for a motion. Commissioner Moran made a motion, seconded by Commissioner Walking, to adopt the Manual on Architectural Standards and the Manual on Landscape Standards, in accordance with Planning Commission Resolution No. P.C. 86-002. Unanimously Adopted. 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 August 12, 1986, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. The regular meeting of the Planning Commission of the City of La Quinta, California, was adjourned at 7:40 p.m., July 22, 1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. - 3 -