1986 09 09 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
September 9, 1986 7:00 p.m.
1. CALL TO ORDER
A. Flag Salute
2. ROLL CALL
3. HEARINGS
A. TENTATIVE TRACT MAP NO. 21880, A request to divide 417 acres
into 340 lots to accommodate 324 single-family residential
lots and an 18-hole golf course, with the remaining 314 acres
of the entire 731-acre site remaining in natural, mountainous,
open space; Sunrise Company, Applicant. (CONTINUED FROM
8/26/86 PLANNING COMMISSION MEETING)
1. Report from Staff.
2. Motion for Adoption.
4. CONSENT CALENDAR
A. PLOT PLAN NO. 86-359, A request for approval to construct
a single-family dwelling at the northwest corner of
Cortez Lane and Roadrunner Lane; Don Crager, Applicant.
B. MINUTES of regular meeting of August 12, 1986.
C. MINUTES of regular meeting of August 26, 1986.
5. BUSINESS
A. 1986 - GENERAL PLAN REVIEW - CYCLE III:
(1) General Plan Amendment No. 86-012, a request to amend
the Land Use Plan from Medium Density Residential to
High Density Residential on 27.5 acres on the west of
Adams Street between Fred Waring Drive and the Whitewater
River; J.C.C. Enterprises, Applicant.
AGENDA - PLANNING COMMISSION
September 9, 1986
Page 2.
(2) General Plan Amendment No. 86-013, a request to amend
the Land Use Plan from High Density Residential to lower
density designations on certain properties in close
proximity to the "Village Pointe" apartment project,
generally along Calle Tampico and west of Washington
Street; City Initiated.
(3) General Plan Amendment No. 86-014, a request to amend
the Circulation Element to reclassify Miles Avenue
from a Secondary Arterial to a Primary Arterial; City
Initiated.
(4) General Plan Amendment No. 86-015, a request to amend
the Land Use Plan from Open Space to Low Density
Residential on 9.6 acres, generally south of 54th Avenue
along the west side of the All -American Canal; Cody and
Brady, Applicants.
(5) General Plan Amendment No. 86-016, a request to amend
the Land Use Plan from Medium and Low Density
Residential to High Density Residential on 71.42 acres
at the northeast corner of Washington Street and Miles
Avenue; C. W. Meisterlin, Applicant.
B. Consideration of an amendment to the Planning Commission
By -Laws concerning the Order of Business and the inclusion of
a Public Comment Section.
1. Discussion
2. Directions to Staff
6. ADJOURNMENT
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PLANNING COMMISSION MEETING
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COMKISSIONERS:
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NO ABSTAIN ABSENT
7 YES
NO
PRESENT
MEMORANDUM
CITY OF LA QUIMTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: September 9, 1986
SUBJECT: TENTATIVE TRACT MAP NO. 21880 (REVISION #1)
LOCATION: Southeast Corner of Avenida Bermudas and 52nd Avenue
APPLICANT: The Heritage Club/Crystal Canyon of La Quinta
REQUEST: To divide 417 acres of a 731-acre site into 340 lots for
330 single-family residences, an 18-hole golf course and
appurtenant facilities, with the remainder of the site in
natural, mountainous, open space.
At the last regularly scheduled meeting, the Planning Commission
continued the subject tentative map to allow additional consideration
of the following:
- Location of maintenance facility (Condition No. 18.a)
- Need for and access to "B" Street
In addition to these issues, which were a basis for the continuance,
the Planning Commission indicated general concurrence to revise a
number of conditions. These included the following:
Condition No. 7: Review final language with City Engineer
for intent.
"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
state are as per the approved plans and grading permit. This
is required prior to issuance of building permits. Certifi-
cation at the final grade stage and verification of pad
elevations is also required prior to final approval of grading
construction."
Condition No. 11(c): Review final language with City Engineer
for intent.
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 2.
"That the Applicant shall have prepared street improvement
plans (for public and private streets) that are prepared by
a Registered Civil Engineer. Street improvements, including
traffic signs and markings, and raised median islands (if
required by the City General Plan) shall conform to City
standards as determined by the City Engineer and adopted by
the LQMC (3" AC over 4" Class 2 Base Minimum for Residential
Streets). Street design shall take into account the subgrade
soil strength, the anticipated traffic loading, and street
design life."
Condition No. 17(c): To be revised as follows:
"A Landscape Maintenance and Lighting District shall be
formed to maintain medians on 52nd Avenue and landscape
and wall improvements on the northerly side of 52nd.
Applicant shall establish, through its Homeowners
Association, provisions to maintain the parking and
setback areas along the south side of 52nd and the east
side of Bermudas contiguous to the project. These
provisions shall allow the City to take over maintenance
if not adequately performed."
Condition No. 20 to be revised as follows:
"Provision shall be made for a significant viewing
opportunity on both sides of the main project entrance
at 52nd and Washington through the use of landscaping,
lakes, fence design and setbacks. Provision shall also
be made on Avenida Bermudas near both intersections of
"I" Street with "C" Street for extensive wall setback and
landscaping to enhance views, but open fencing shall not
be required."
Condition No. 22 shall be revised as follows:
....of the Fire Marshal, who may approve alternate means
of compliance where deemed appropriate and equivalent to
these standards."
Condition No. 22 shall be modified by adding the underlined:
"a. ..no less than 25 feet from any building nor more
than....."
DESCRIPTION OF THE REVISED MAP
The Applicant revised Tentative Tract Map No. 21880 with the
following major changes:
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 3.
- Relocation of the maintenance facility to the southwest
corner of the project site.
- Elimination of "B" Street (emergency and public access
to the northwest portion of the site).
- Addition of six (6) single-family lots along the previous
location of "B" Street.
On September 5, 1986, the Applicant submitted the revised map and
information items as follows:
- Exhibit A - Tract Map No. 21880, Revision No. 1
- Exhibit B - Detailed Site Plan of Maintenance Facility
- Attachment No. 1 - Letter from Applicant explaining revisions.
- Attachment No. 2 - Traffic information relative to the
maintenance facility.
STAFF COMMENTS AND ANALYSIS
Maintenance Facility Relocation
The relocation of the maintenance facility to the southwest corner of
the project site, which will be surrounded by mountains, will
effectively mitigate visual and noise impacts of the facility
relative to nearby residents..
In terms of rerouting employee and service delivery traffic down
Avenida Bermudas, the impacts are not expected to be significant.
According to the Applicant, the facility will generate traffic
equivalent to 12 personal vehicles entering and leaving daily except
for weekends during which time volumes would be reduced to six
vehicles per day. The only major concerns with the rerouting would
be the effect of an increase in large service and delivery vehicle
travel on nearby residents and local traffic. In this case, the
Applicant has assured that service vehicles are generally small van
or pickup trucks with delivery vehicles in the class of trucks no
larger than three axles (no trailer). Given these statements, the
relocation should not cause a major problem on Avenida Bermudas.
However, the actual entrance location, approximately 230 feet south
of Calle Arroba may create a traffic hazard. The proximity of the
curve on Avenida Bermudas in relation to the proposed entrance could
be viewed as posing a traffic conflict. Of particular concern are
left turns (easterly) from the street to the entrance. Larger
delivery vehicles negotiating this turn, such as a petroleum truck,
could create a more significant hazard. A means of eliminating this
problem would be to extend the entrance northward to directly line up
with Calle Arroba. This would be a more logical location for
entering and exiting the project site. With this modification, it is
recognized that the map may have to be adjusted to accommodate both
an adequate sized frontage road and a sufficient landscaped setback
area along Bermudas.
Eli
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 4.
Turning now to the specific design of the maintenance facility, it is
noted that the Applicant will need to submit a separate plot plan
application for review and approval.
Increase in Number of Lots
The elimination of "B" Street enabled the Applicant to add six
single-family lots to the original subdivision. The increased number
of lots still allows the project to maintain an overall density of .8
units per acre, which is well within the General Plan Land Use
density permitted for the area. The only changes that need to be
addressed are technical modifications to the original Findings
and Conclusions of the August 26, 1986, Planning Commission Staff
Report. The changes include the number of units approved in
Conclusion No. 4 and Findings Nos. 3 and 6.
Elimination of "B" Street
The elimination of "B" Street will not have a major impact on the
project per se, but does create some technical problems related to
the 52nd Avenue realignment and construction on the Desert Club
property. Pursuant to City Council Resolution No. 85-38, access
shall be provided from the aligned 52nd Avenue to the front of the
Desert Club (REFER TO ATTACHMENT NO. 3). Also, the Fire Marshal has
indicated that emergency access via the "B" Street alignment will
eventually have to be provided at time of construction of the Desert
Club property. In any case, access must be provided from 52nd Avenue
to the front of the Desert Club in accordance to Resolution No. 85-38.
Revised Conclusions
4. With development of the flood control works, the site is
physically suitable for the proposed 330-unit project. All
utilities are available or can be extended to the site.
Revised Findings
The subject site is physically suitable for a 330-unit develop-
ment with a density of 0.8 units per acre.
The location and appearance of the proposed dwelling units are
compatible with the area in which the 330-unit development is
located.
Additional Conditions
44. The Applicant shall provide access from the realigned 52nd Avenue
to the front of the Desert Club to the requirements of the City
Engineer and in accordance with La Quinta City Council Resolution
No. 85-38.
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 5.
45. Prior to recordation of any portion of Tract Map No. 21880, the
Applicant shall submit for review and approval by the City
Engineer and Planning Director plans which relocate the mainte-
nance facility entrance and associated frontage road improvements
to an appropriate location which will minimize traffic hazards and
conflicts on Avenida Bermudas and Calle Arroba to the extent
feasible.
STAFF RECOMMENDATION
Based on the revised Finding and Conditions and added conditions as
noted above, the Planning Department recommends approval of Tentative
Tract Map No. 21880 (Revision No. 1), subject to the attached
conditions of approval.
PREPARED BY: APPROVED BY:
Go --a w.G-'
Gary W. Price Murrel Crump
Associate Planner Planning Director
GWP:MC:dmv
Atchs: 1. Exhibit A, Revised Tract Map No. 21880
2. Exhibit B, Detailed Site Plan (Maintenance Facility)
3. Atch #1, Letter from Applicant Dated 9/5/86
4. Atch #2, Traffic Information Relative to Maintenance
Facility
5. Atch #3, Resoiution No. 85-38
6. Atch #4, Staff Report for Tentative Tract Map
No. 21880 (Original)
0
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SUMSE
COMPANY
September 5, 1986
Mr. Murrel Crump
Planning Director
City of La Quinta
P. O. Box 1504
78-105 Calle Estado
La Quinta, CA 92253
Dear Murrel:
Re: Tentative Tract 21880
SEP �86
CDMMUCY OF
N,7V DE VEt OPh trATIT OFPF
Following up on the Planning Commission hearing of
August 26, 1986, and our conversations of this morning,
delivered herewith is a revised Tentative Tract Map
and an enlarged exhibit for our new proposed maintenance
area. The new proposed maintenance area located in
the southwest corner of the project site is an excellent
location for a number of reasons:
1. It has immediate access to the golf course.
2. It is shielded from Avenida Bermudas by a large
rock outcropping to the west of the maintenance
site and shielded from the south by the mountains.
3. It is relatively isolated from lots (future home
owners) within the project, being in the immediate
proximity of really only one lot.
Access from Avenida Bermudas at this location is
essential. An emergency access had already been
proposed at this location; this emergency access now
can be efficiently combined with the maintenance access.
The level of traffic carried by Avenida Bermudas as
a result of this location is extremely small. The
enclosed memo from our Vice President of Golf Course
Operations describes the types and amount of traffic
that we could expect entering this maintenance facility.
ATTACHMENT #1
75-005 Country Club Drive, Palm Desert, California 92260, Telephone (6i9) 568-2828
Builder of America's Finest Country Club Communities
Page 2
As we discussed, we believe that this location is an
excellent alternative and that its merits far outweigh
any possible detriments.
The secondary access street has been eliminated on the
revised tentative map; initially this street was intended
to allow access to the proposed maintenance site and
as an added convenience to future residents. With the
maintenance site re -located, we do not need this
alternative access; the main access street is quite
adaquate to serve the project.
It has been a pleasure working with you on these issues
and I look forward to a productive ongoing relationship
with you.
Ver truly yours,
-Resne
Jam s L. Resney
Vice President
JLR/pc
SUMSE
CC) MPANY
Interoffice
Correspondence
To: Jim Resney
Vice President
ra
Date: 9/4/86
Subject: The Heritage Club - From: Dennis Orsborn
Golf Course Maintenance Building Vice President-
Golf(;purse Operations
As per your request for the traffic information, the following assumptions
will provide a good indication as what to expect at the proposed golf course
maintenance facility.
EMPLOYEE TRANSPORTATION:
The maintenance staff will be comprised of about 18 people. We should see
approximately 12 personal vehicles entering the property at dawn and then exit
by mid afternoon. Carpooling is a common practice amongst employees. The
actual number of vehicles could be less. This traffic would be experienced
Monday thru Friday. Weekends would be reduced to 6 vehicles per day.
SERVICE DELIVERIES:
Vehicles delivering items -such as equipment parts, irrigation parts, uniform
laundry, and sales calls would total about 10 per week. These calls would be
made during business hours Monday thru Friday. Type of transportation is
usually small van or pick-up truck.
MATERIAL DELIVERIES:
Trash bin disposal is accomplished once per week. Fuel tanks are topped once
per week. Both trucks are three axle (no trailer).
Bulk materials such as sand, fertilizer, and nursery stock require three axle
or semi -trailer trucks. These deliveries are infrequent and never accepted on
weekends. Once per month would be reasonable to assume for this type of
vehicle.
I hope this,information is satisfactory. Please call if there are any
questions.
DJO/db
ATTACHMENT #2
RESOLUTION NO. 85-38qP
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, VACATING CERTAIN PORTIONS
OF AVENUE 52.
WHEREAS, the City Council did adopt its Resolution No. 85-34
declaring its intention to vacate certain portions of Avenue 52
pursuant to the Public Streets, Highways and Service Easements
Vacation Law; and,
WHEREAS, said Resolution No. 85-34 fixed April 16, 1985, at the
hour of 7:30 p.m. in the Council Chambers, as the time and place for
hearing all persons interested in or objecting to the proposed vacations;
and,
WHEREAS, a Notice of Public Hearing was published in the time and
manner provided by law and notices of said.hearing were posted along
said portions of the street to be vacated in the time and manner
provided by law; and,
WHEREAS, the Planning Commission has adopted its Resolution No.
P.C. 85-004 determining that the vacation of said street is not in
conflict with the Circulation Element or any other element of the
General Plan; and,
WHEREAS, the City Council has conducted its hearing and has heard
the evidence concerning this matter.
NOW, THEREFORE, the City Council of the City of La Quinta does
RESOLVE as follows:
1. The City Council 'hereby finds and determines that the
following described portion of Avenue 52 is unnecessary
for present or prospective public use and hereby orders
said street vacated and abandoned.
2. Said street ordered vacated and abandoned is Avenue 52
between Avenida Bermudas and a point 1,321 feet west of
Jefferson Street. Said real property is particularly
described in Exhibit "A", attached hereto and incorporated
herein by this reference. A map designating the portion
of said drive and boulevard to be vacated is attached
hereto as Exhibit "B".and incorporated herein by this
reference.
3. The City Council hereby finds and determines that the
street hereby vacated and abandoned is not useful as a
non -motorized, transportation facility as defined in
Streets and Highways Code, Section 156, nor useful as
a bicycle path or route pursuant to Public Resources
Code, Section 5079
ATTACHMENT *3
f
RESOLUTION NO. 85-3
4. This Council hereby determines that the public convenience
and necessity require, and it is accordingly ordered, that
there is reserved and excepted from the vacation of the
said street, an easement in favor of the public, the City
of La Quinta, the County of Riverside, the State of California
and all public agencies, and their officers, agents, employees
and contractors, for access, ingress and egress of fire, police
and other emergency services vehicles and personnel, on, in,
over and across the areas of the said street herein ordered
vacated.
5. The City Council hereby finds and determines that public
convenience and necessity require that the presently existing
public utility easements shall be either relocated and/or
abandoned to the satisfaction of the affected public utilities
prior to the recordation of this Resolution.
6. The portion of Avenue 52 hereby vacated shall not be closed
to public use nor shall any construction or demolition occur
thereon until the following conditions are completed and
performed:
a. Access shall be provided from realigned Avenue 52 to the
front of the Desert Club in accordance with City require-
ments and to the satisfaction of the Applicant, the owner
of the Desert Club and the City Council.
(1) If an agreement satisfactory to the Applicant and the
owner of the Desert Club cannot be accomplished, then
public road access shall be provided
b. The Applicant shall be responsible to pay all costs associates
with the relocation of Avenue 52 in accordance with the pro-
visions and conditions of approval for Specific Plans Nos.
85-005A and 85-005B. These costs shall include, but not be
limited to the construction or installation of road improve-
ments, noise barriers, landscaping and traffic control devices
C. The portion of Avenue 52 approved for vacation shall not be
closed to the public use nor shall any construction or
demolition thereon until the following conditions are
completed and performed:
(1) All improvements shown on Exhibits "B" and "D", as
contained in the Community Development Department's
file for Specific Plans Nos. 85-OO5A and 85-005B,
and as amended by those conditions of approval,
shall be completed by the Applicant and accepted by
the City of La Quinta, including:
(a) Full -width improvements to an ultimate width of
100 feet for that portion of Avenue 52 between
Desert Club Drive and Washington Street, in
accordance with Exhibit "B".
- 2 -
r '
RESOLUTION NO. 85-3
El
(b) Full -width improvements to an ultimate width of
110 feet for that portion of Avenue 52 between
Washington Street and a point 662 feet west of
Adams Street, in accordance with Exhibit "B".
(c) Interim 28-foot-wide, paved road between the
point 662 feet west of Adams Street and a point
1,321 feet west of Jefferson Street, in accordance
with Exhibit "D".
(d) One-half width improvements to an ultimate width
of 100 feet for that portion of Avenue 52 between
Avenida Bermudas and Desert Club Drive.
(e) One-half width improvements to an ultimate width
of 42 feet for that portion of Avenida Nuestra
between Washington Street and Calle Rondo.
(f) Closure of Avenida Nuestra at Washington Street.
(g) Installation of noise buffers and landscaping
along Avenue 52 and Avenida Nuestra as required
by the provisions and conditions of Specific
Plans Nos. 85-005A and 85-005B.
(h) Installation of improvements to the intersection
of Avenue 52 and Avenida Bermudas.
d. Improvement plan drawings for road improvements shall be
subject to review and approval by the City Engineer.
Transitional pavement for intersections and lane reduction
areas, channelization (or striping) plans, and traffic
control device plans shall be submitted for review and
approval with the street improvement plans.
(1) Any required encroachment permits shall be secured
prior to beginning any work within rights -of -way.
(2) All necessary right-of-way dedications shall be made.
e. Prior to the closure of existing Avenue 52, the Applicant
shall dedicate a site and contribute to the construction
of a new fire station, in accordance with the conditions
of approval for Tentative Tract Map No. 20328, Revision
No. 1. Provision shall be made to assure that adequate
access to and from the existing fire station is maintained
during construction of improvements.
f. .Specific Plans Nos. 85-005A and 85-OO5B shall be adopted
and in effect prior to the vacation of existing Avenue 52.
- 3 -
RESOLUTION NO. 85-38
7. The City Clerk is hereby authorized and directed to record
a certified copy of this Resolution in the office of the
County Recorder of Riverside County at such time as the
conditions set forth in Sections 5 and 6 hereof are satis-
factorily completed and performed.
APPROVED and ADOPTED this 16th day of April, 1985, by the
following vote:
AYES: Council Members Allen, Bohnenberger, Wolff and Mayor Cox.
NOES: None.
ABSENT: Council Member Pena.
ATTEST:
APPROVED AS TO FORM:
MAYOR
APPROVED AS TO CONTENT:
- 4 -
CITY MANAGER
MEMORANDA
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: August 26, 1986
SUBJECT: TENTATIVE TRACT MAP NO. 21880
LOCATION: Southeast Corner of Avenida Bermudas and 52nd Avenue
APPLICANT: The Heritage Club/Crystal Canyon of La Quinta
REQUEST: To divide 417 acres of a 731-acre site into 340 lots for
324 single-family residences, an 18-hole golf course and
appurtenant facilities, with the remainder of the site in
natural, mountainous, open space.
BACKGROUND
1. General Plan:
a. Land Use - Low Density Residential (2-4 dwelling units per
acre); Open Space and Watercourse/Flood Control (SEE ATTACH-
MENT NO. 1).
b. Circulation:
(1) 52nd Avenue - Designated as a major--arterial-(120-foot.
right-of-way with 96-foot, curb -to -curb width) east of
Washington Street and a primary arterial (100-110 foot
right-of-way with 76-82 Loot, curb -to -curb width) west
of Washington Street. Designated as Secondary Image
Corridor. Adopted Speci�ic Plan road with special
design treatment.
i
(2) Avenida Bermudas - Designated as a secondary arterial
(88-foot right-of-way with 64-foot, curb -to -curb width).
2. Zoning: R-2*-20,000 (Multiple-Far&i:ly--Res,idential,,.1200:,Sq.Ft,- - ---
Minimum Dwelling Size, 20,000 Sq.Ft.'Net Lot Area Per
Dwelling Unit); R-1*++-10,000 (One -Family Dwelling,
1200 Sq.Ft. Minimum Dwelling Size, 10,000 Sq.Ft. Minimum
Lot Area); N-A* (Natural Assets, 1200 Sq.Ft. Minimum
Dwelling Size).
ATTACHMENT #4
0
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 2.
Existing Conditions: The project will be located on 417 acres of
731-acre site. Approximately 315 acres of the site are toes or
slopes of mountains, while the remaining 417 acres are located on
the sandy alluvial fan. The eastern portion of the project site
is currently developed with citrus orchard and Burns Ranch
buildings. The western portion is sandy, sloping ground with the
predominant vegetation being creosote bush. A sandy wash area is
located in the southeasterly portion of the development along the
base of the mountain.
Avenida Bermudas and 52nd Avenue exist as paved, two-lane roads.
The adopted Specific Plan provides for realigning 52nd Avenue to
the north of the Desert Club facility to Calle Sinaloa from which
it proceeds westerly to Eisenhower Drive.
Utilities are generally available at the site or can be extended
to serve it.
Environmental Assessment: An initial environmental study has
been prepared on the project and it has been determined by Staff
that although the proposed project could have a significant effect
on the environment, there will not be a significant effect in this
case because appropriate mitigation measures have been made condi-
tions of the development approval. Therefore, a Negative
Declaration has been prepared.
The following summarizes the major impacts and appropriate
mitigation measures:
Flora - Major impact will be to the sandy wash area located
within the vicinity of the No. 4 and 5 golf holes. The EIR
prepared for the La Quinta Redevelopment Project stated that
this plant community should be preserved. Applicant shall
provide detail design of this sandy wash area and specifics
on how the wash and vegetation will be incorporated into the
design. However, flood control improvements required by
Coachella Valley Water District will require modification of
the wash area in order to channel this drainage to retention
areas.
Fauna - The project may have an impact on prairie falcon by
affecting its foraging area. Additional study concluded that
the project will not affect the falcon's nesting areas. The
location of the golf holes against the mountain should provide
a buffer between the dwellings and the birds' nesting area. No
fencing is proposed on perimeter of development adjacent to
mountains; this will allow wildlife to get to water and vege-
tation within the project.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 3.
* Traffic - The project will generate a substantial amount of
traffic which will impact local streets. Mitigation will be
provided by requiring the installation of street and traffic
control improvements as required by the conditions of approval.
* Noise - The realignment of 52nd Avenue will create noise impacts
on the existing residential development to the north; mitigation
has been addressed in the conditions imposed on Specific Plans
Nos. 85-005A and 85-005B. An acoustical study for the tract
will be required to determine mitigation of roadway noise on the
project.
* Public Services - The project will result in an incremental
increase in the demand for public services. Mitigation will be
provided by the payment of fees to the City for public improve-
ments and facilities.
The proposed realignment of 52nd Avenue will affect fire
department response time towards the east. Mitigation will be
provided by the Applicant providing a new fire station site on
the north side of realigned 52nd Avenue.
The project will impact the public schools within the Desert
Sands Unified School District which are already operating at or
above designed capacity. Applicant will be required to pay a
per unit school mitigation fee prior to the issuance of building
permits.
* Archaeological Resources - Eight archaeological sites exist on
the parcel. Additional study and/or collection of artifacts
at several locations within the project has been conducted and
will be verified prior to grading. The project design has been
modified to preserve several important areas of interest. These
mitigation measures have been deemed sufficient by the
UC Riverside Archaeological Research Unit, which also performed
the survey of the site.
5. Project Description: The proposal is a subdivision of a 417-acre
portion of a 731-acre site into 340 lots. Of these lots, 324 are
for single-family residential use; five (5) are for golf course
use, including the driving range and clubhouse; nine (9) are for
landscaped open space, including a maintenance facility, lakes,
five (5) pool areas, a putting clock, and a tennis clubhouse with
six (6) courts; one (1) is for the 314-acre, natural, mountainous
open space; and one (1) is unimproved for future development. The
overalldensity of the project is 0.8 dwelling units per acre
(including the golf course and excluding the natural open space).
The 324 single-family residential lots are intended as custom home
sites, except for Lot No. 324, which retains the existing ranch
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 4.
house and it appurtenant structures. These custom home sites are
designated as either estate lots (130' x 150' - 19,500 Sq.Ft. -
0.45 acres), or villa lots (80' x 120' - 9600 Sq.Ft. - 0.22 acres)
There are approximately 120 villa lots and 204 estate lots
although it should be noted that there is some variation in
typical lot sizes, especially along curves and in cul-de-sac
areas. Since all lots will be developed with individual custom
homes, no building plans have been submitted.
The five (5) golf course lots include the 18 holes of golf, the
driving range, and the golf course clubhouse with its appurtenant
parking. No plans have been submitted for this clubhouse. It
should be noted that the golf course contains drainage facili-
ties and retention areas which are part of the La Quinta
Stormwater Project.
The nine (9), landscaped, open space lots contain a variety of
facilities, as follows:
No. 330 - tennis clubhouse with parking lot, six (6) tennis
courts, pool area, landscaping, perimeter wall along
52nd Avenue.
No. 331 - landscaping, perimeter wall along 52nd Avenue and
"B" Street.
No. 332 - maintenance facility, landscaping, perimeter wall
along Avenida Bermudas.
No. 333 - booster site, landscaping.
No. 334 - lake, landscaping.
No. 335 - putting clock, two (2) pool areas.
No. 336 - landscaping.
No. 337 - pool area.
No. 338 - lake, pool area.
No plans have been submitted for the maintenance or tennis
buildings.
Lot No. 340 is an eight -acre (approximate), triangularly -shaped
lot located outside of the development project on the north side
of 52nd Avenue between Washington Street and Desert Club Drive.
It is anticipated that the new fire station will be located on a
one -acre portion of this site, but there are no plans for the
remainder of it.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 5.
52nd Avenue and Avenida Bermudas, which are public streets, will
be improved as part of the project. 52nd Avenue will be realigned
as provided by the Specific Plan and will be a full -width improve-
ment including noise attention walls and landscaped berms along
Avenida Nuestra. Additional right-of-way dedication is proposed
along Avenida Bermudas to accommodate its full -width while
reducing right-of-way needs from smaller, single-family lots on
the west side of Avenida Bermudas.
Interior streets are proposed as private, 36-foot wide
(curb -to -curb) streets with a pattern almost identical to that
previously approved for Tract No. 20338 on this site.
The main, gated entrance is proposed at Washington Street (along
"A" Street) and a secondary, gated entrance is proposed approxi-
mately 200 feet east of Desert Club Drive (along "B" Street).
These private entry roads are wider with a landscaped median.
Emergency access entrances are shown on 52nd Avenue as an
extension of the "L" Street cul-de-sac (near the tennis facility)
and on Avenida Bermudas as an extension of "J" Street (near the
booster site). A separate entrance is shown to Avenida Bermudas
for the maintenance facility.
6. Comments from Other Agencies:
a. City Engineer:
1. The Applicant shall dedicate all necessary public street
and utility -easements as required by the City Engineer.
(a) 52nd Avenue
(1) 110' total right-of-way, west project boundary
to 400' west of Washington
(2) 120' total right-of-way from 400' west of
Washington to east project boundary
(3) Intersection at Washington as required by City
Engineer
(b) Avenida Bermudas: 50' half -street right-of-way
(c) Washington Street: Intersection at 52nd Avenue as
required by City Engineer.
The Applicant shall dedicate vehicle access rights, except
at street intersections, to the following streets: 52nd
Avenue and Avenida Bermudas.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 6.
3. A common area lot shall be established for that area
between the tract perimeter wall and street right-of-way
for 52nd Avenue and Avenida Bermudas. Landscape mainte-
nance responsibility of the total common lot and street
landscape parkway shall be the responsibility of the
development.
4. That the Applicant shall construct street improvements for
52nd Avenue (full -width); Avenida Bermudas (half -street);
and private streets to the requirements of the City
Engineer and the La Quinta Municipal Code (LQMC).
5. That the Applicant shall have prepared street improvement
plans (for public and private streets) that are prepared
by a Registered Civil Engineer. Street improvements,
including traffic signs and markings, and raised median
islands (if required by the City General Plan) shall
conform to City standards as determined by the City
Engineer and adopted by the LQMC. (3" AC over 4" Class 2
Base minimum) for residential streets). Street design
shall take into account the subgrade soil strength, the
anticipated traffic loading, and street design life.
6. The Applicant shall have a grading plan that is prepared
by a Registered Civil Engineer, who will be required to
supervise the grading and drainage improvement construc-
tion; 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
building permits. Certification at the final grade 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. The developer of this subdivision of land shall cause no
-easements to be granted or recorded over 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.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 7.
9. Drainage disposal facilities shall be provided as required
by the City Engineer. The Applicant shall comply with the
provisions of the City Master Plan of Drainage, including
payment of any drainage fees required therewith, and the
City's flood protection ordinance. Drainage facilities
along 52nd Avenue shall be constructed and drainage ease-
ments dedicated as required by the City Engineer.
10. 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.
11. Prior to transmittal of the final map to the City Council
by the City Planning Department, 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.
12. The Applicant shall pay the required processing, plan
checking, and inspection fees as are current at the time
the work is being accomplished by City personnel or sub-
contractors for the Planning, Building, or Engineering
Departments.
13. 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.
14. Install traffic signals at 52nd Avenue and Washington
Street.
15. "B" Street shall.be realigned with Desert Club by either
acquisition of lots necessary for a direct connection
either north or south of 52nd Avenue. If acquisition is
waived, then "B" Street to be located on 52nd Avenue at
least 450 feet from Desert Club and no closer than 600
feet from Washington Street, if median opening provided
on 52nd Avenue.
16. ,Street standards and alignment shall be per the approved
52nd Avenue Specific Plan, as amended by recent street
classification upgrades in the City Circulation Plan and
the Washington Street Corridor Specific Plan.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 8.
17. "A" Street shall be realigned to connect to the new
precise centerline of Washington Street.
18. New 52nd Avenue shall be operational before old 52nd
Avenue's traffic is routed. No closures of 52nd Avenue
are permitted.
19. Tract entry streets shall provide two entrance and two
exit lanes (28' minimum one-way).
20. "A" Street shall provide four travel lanes from "N" Street
to 52nd Avenue. "B" Street shall provide four travel
lanes from "C" Street to 52nd Avenue.
21. The width of all interior drives, which have units along
both sides of the roadway, excluding cul-de-sacs, shall
have a minimum pavement width of 36 feet, except for "C"
Street between "A" and "B" Streets which shall have a
minimum width of 40 feet.
22. Provide a bicycle/pedestrian link between 52nd Avenue and
Avenida Nuestra at Calle Rondo.
b. Fire Marshal:
1. Install Super fire hydrants (6" x 4" x 2-1/2" x 2-1/2"),
located no less than 25' nor greater than 165' from any
lot frontage. Hydrants shall be spaced no more than 330'
apart as measured along approved vehicular travelways.
Installation shall be on a water system capable of
delivering 2500 GPM fire flow for a two-hour duration at
20 PSI residual operating pressure.
2. Any street 150' or longer shall be provided with a
cul-de-sac turnaround with a minimum diameter of 90'.
Cul-de-sacs shall be no longer than 550' long, unless
provided with an approved emergency alternate access or
other appropriate fire protection as approved by the City
Fire Marshal.
3. Developer shall furnish two copies of water system plans
to the fire department for review and approval. Plans
shall conform to fire hydrant types, location, and
spacing; the water system shall meet fire flow require -
Plans shall be signed by a Registered Civil
Engineer and approved by the water company.
4. Prior to arrival of combustible materials on the
construction site, the above conditions (1. and 2.) must
be operating.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 9.
5. Interior street widths shall be a minimum of 36' wide.
6. The Applicant shall comply with the following requirements
regarding fire station facilities:
(a) Prior to recordation of the final map, the Applicant
shall donate to the City a site for a fire station
at a location approved by the Riverside County Fire
Department and the City of La Quinta.
(b) The Applicant shall prepare and submit building plans
for the proposed station for the review and approval
by Riverside County Fire Department and City of
La Quinta.
(c) The Applicant shall make a prepayment, to be deter-
mined, to provide for the partial construction of the
fire station. This payment shall be used as a credit
for fire facilities infrastructure fees until those
fees exceed the amount of credit, except that each of
the residences to be constructed shall pay a fire
facility fee, also to be determined at the time of
building permit issuance.
c. Coachella Valley Water District:
1. A portion of this area is shown to be subject to shallow
flooding and is designated Zone A, on Federal Flood
Insurance Rate Maps which are in effect at this time.
2. We have met with the developer and have not come to agree-
ment on the concepts to protect this area from stormwater
flows. The alignment and size of the stormwater facili-
ties are not shown on the tract maps and may be subject to
change.
3. The District will furnish domestic water'and sanitation
service to this area in accordance with the current regu-
lations 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.
4. This area shall be annexed to Improvement District No. 55
of Coachella Valley Water District for sanitation service.
5. There may be conflicts with existing District facilities.
We request the appropriate public agency to withhold the
issuance of a building permit until arrangements have been
made with the District for relocation or abandonment of
these facilities.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 10.
d. Southern California Gas Company: No comments.
e. Building Division: No comment.
f. Community Safety Department: No comment.
g. Sheriff's Department: There will be an increase in traffic
and demand on our services. A traffic signal or stop sign
should be placed at the main entrance. Landscaping should
be trimmed to minimize height. House number should be visible
and easy to read.
h. Chamber of Commerce: Application reviewed. No input or
comment.
i. Desert Sands Unified School District: Require agreement with
DSUSD and developer to mitigate impact to DSUSD schools.
Agreement to be provided by developer to City prior to
recordation.
j. Comments requested, but not received from the following:
Imperial Irrigation District, General Telephone, Property
Owners Association.
7. Previous Actions:
a. Change of Zone No. 84-012, a zone change from R-3*-4000
(General Residential, 4000 Sq.Ft. Net Lot Area, 1200 Sq.Ft.
Minimum Dwelling Size), R-1* and N-A* to R-1*++, R-2*-20,000,
and N-A* approved by the City Council on September 4, 1984.
b. Tentative Tract Map No. 20328, a project with 672 condominium
units, 51 single-family house lots, an 18-hole golf course
and a tennis club on 360 developable acres of a total 674-acre
site approved by City Council on September 4, 1984.
c. Change of Zone Case No. 85-015, a request for R-1++**-10,000,
R-2*-20,000 zoning to facilitate Tentative Tract Map No.
20328, Revision No. 1, approved by City Council on April 16,
1985.
d. Street Vacation No. 85-007A and 85-007B, requests to vacate
existing 52nd Avenue right-of-way between Avenida Bermudas
and a point 1321 feet west of Jefferson Street, approved by
City Council on April 16, 1985.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 11.
e. Specific Plan No. 85-005A and 85-005B, a request to amend the
City's adopted 52nd Avenue Specific Plan by realigning this
road approximately 500 feet northward between Desert Club
Drive and Jefferson Street, approved by City Council on
April 16, 1985.
f. Tentative Tract Map No. 20328, Amended No. 1, a project with
843 condominium units and 47 single-family custom lots
oriented around an 18-hole golf course and tennis club on a
417-acre portion of a 731-acre site, approved by the City
Council on April 16, 1985.
STAFF COMMENTS AND ANALYSIS
Relationship to Previous Submittals
This proposed tract map represents a major shift in the project
density and the type of housing product while retaining in
substantial form the circulation system and the golf course with its
associated flood control parameters from the most recent prior
approval. As a result, much of what has been previously established
for the site can be reutilized in the consideration of this new
proposal.
Flood Control/Drainage Considerations
The previous approval of the Crystal Canyon project resulted in a
major shift in the alignment of 52nd Avenue. This was done to
accommodate an increased need for flood improvements associated with
the La Quinta Stormwater Project and to handle drainage from the
La Quinta Cove area as required by the City. Those criteria, which
were discussed at length in the previous proceedings on this site,
are incorporated into the design of this proposal and need not be
debated further. It should be noted that the Stormwater Project is
nearing completion with the,improvements through the subject property
being the last major link. CVWD and the City are continuing
discussion on design details related to flood control and some minor
revisions could result from that process.
Density
The density has been further reduced from the 850 units (2.04 units/
acre) approved with Tract No. 20328, Amended No. 1, to the 324 units
(0.8 units/acre) now proposed. This is a 60% reduction in density
and occurs primarily because of a shift in the type of housing
product - from predominantly condominiums to exclusively custom home
lots. This will obviously serve to reduce a number of impacts
(traffic, demand for public services, etc.).
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 12.
Building Height Limits
With the prior project, a number of two-story condominium units were
proposed and this resulted in considerable debate since single-family
property to the west was limited to 17-feet in height. Conditions
prohibited two-story units within 100 feet of the north and west
project boundaries and required Planning Commission review of all
two-story units. Since none of the building designs are available for
the custom home lots, it may be appropriate to impose height limit
criteria on this tract approval especially since the underlying zoning
would provide for a 17-foot height only on Lots 235-277. The
following alternatives seem appropriate for consideration:
* Limit the entire project to one-story in height, specifying
a maximum number of feet.
* Limit a portion of the project to one-story in height - such
as along Bermudas, 52nd and the Desert Club facility. Past
approvals have used between 75 and 200 feet for one-story
setbacks.
If any such height limits are imposed, they should also address the
maintenance facility and tennis clubhouse since they are located
proximate to the project perimeter.
Maintenance Faq!!LtY
The proposed maintenance facility is located, as before, off Bermudas
near the front door of.the Desert Club. The previous approval
required the Applicant to work with Staff on other possible
alternative locations. This proposal also appears to show an access
driveway to Bermudas as the entrance to the maintenance facility.
This location and the direct access to Bermudas seem inappropriate.
A more suitable site needs to be found. Staff suggests that a
location off 52nd Avenue near the proposed emergency access (east of
the tennis courts near Lot 323) would be better. This moves it away
from other off -site uses with which it may be incompatible and
locates it across the street from a similar facility. The 20-foot
setback on 52nd Avenue also provides better buffer opportunities.
This would also allow the facility to have an entrance separate from
the project's entries.
Views into the Project
The City General Plan encourages views into projects in order to
break up the negative appearance that can occur with walled
communities dominating major street corridors. When the type of site
design proposed is used, viewing is difficult to facilitate.
Furthermore, there is a desire on the part of developers of walled
communities to protect privacy and this is in direct conflict with
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 13.
the viewing concept. In this case, it is not clear how perimeter
wall and landscaping will interface along the perimeter public
streets. However, from the plan, Staff believes that four or five
viewing opportunities are possible without destroying desired
privacy. These locations are the tennis facility, the maintenance/
driving range area, the maintenance facility area (if relocated as
recommended), and near each of the two intersections of "I" Street
with "C" Street. It is also possible that adjustments in perimeter
wall design to create much larger setbacks and appropriate land-
scaping could create the same effect without actual view openings.
Perimeter Walls
Careful attention must be paid to perimeter wall and landscaping
designs to avoid the potential adverse visual effects that a wall can
cause to surrounding non -walled communities - particularly along
Bermudas. Previous designs on this site have included larger setbacks
4 to 8-foot high rolling berms and similar features. These should be
part of this project as well. Of course, the treatment along 52nd
Avenue is substantially covered by the adopted Specific Plan which is
quite precise in its design.
Impact of Wildlife Habitat
A concern was previously raised by several local residents about the
impact of the project on wildlife habitat. As noted in the project
description and the section on the environmental assessment, 314
acres of the mountainous portion of the site will remain in natural,
open space. The conditions of approval prohibit the installation of
fencing which will restrict wildlife access from this area into the
project. In addition, the sandy wash habitat area in the southeast
area will be incorporated into the design. At the initiative of the
City Staff, the biologist who prepared the section within the
La Quinta Flood Control Redevelopment Project Environmental Impact
Report on flora and fauna reviewed the project with respect to the
mitigation measures adopted as a part of the flood control project.
He stated that although any project affects existing habitat and
foraging area, the design of the project and conditions of approval
would reduce these impacts significantly.
Although destruction of any wildlife habitat is a serious concern, it
should be noted that the area of introduced plant species, or non -
indigenous species planted by man, also serves as a habitat and
foraging area for wildlife. This is demonstrated by the fact that the
pyracantha bushes cited as a nesting area are not native vegetation.
Extreme care will be taken by Staff in reviewing the landscape and
tree retention plans to ensure that impacts on wildlife will be mini-
mized to the extent feasible.
STAFF REPORT - PLANNING
August 26, 1986
Page 14.
Fire Station
The fire station will be relocated to the 8-acre parcel located at the
northwest corner of the project. As under the original conditions of
approval, the Applicant will dedicate a one -acre site and prepay a
portion of this infrastructure fee on the condominiums to contribute
to the construction of a new station.
Vacant Parcel
The 8-acre parcel located at the northwest corner of the site north
of the proposed 52nd Avenue alignment is not proposed for residential
development. The zoning of the lot is R-2*-20,000. Control over the
use of this property by both the Zoning and the provisions of the
Municipal Land Use and Land Division Ordinances.
CONCLUSIONS
1. The proposed density of 0.8 units per acre is substantially less
than that permitted under the General Plan and the current zoning.
2. The proposed density is substantially less than the density of the
surrounding residential areas. The proposed use would be
compatible with surrounding, existing development.
3. Approximately 70% of the net developable area will be developed
with open space and recreational uses, which substantially exceeds
the city's planned residential development standards.
4. With development of the flood control works, the site is
physically suitable for the proposed 324-unit project. All
utilities are available or can be extended to the site.
5. The environmental impacts of the project are the effects on flora,
fauna, archaeological resources, City streets and circulation,
public schools and public services. Mitigation will be provided
for by the conditions of approval.
6. Development of the project will provide benefits for the City as
a whole by the installation of regional flood control improvements
and provisions for a community storm drainage system.
7. Although the project will generage additional traffic, improve-
ments to Washington Street, 52nd Avenue, and Avenida Bermudas
will be adequate to handle the anticipated traffic.
8. The proposed circulation system, if modified in accordance with
the conditions of approval, will provide for the safe and
efficient movement of vehicles within the project.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 15.
9. The project will impact the response time of the fire department.
Relocation of the station to realigned 52nd Avenue will mitigate
the project's impacts.
10. The unit designs, as modified by the conditions of approval, will
be in compliance with the City standards and requirements.
11. The proposed and required recreational facilities will adequately
provide for the residents' needs. The mountains will remain in
natural open space.
FINDINGS
1. The design and improvement of the proposed subdivision are
consistent with the goals and objectives of the La Quinta General
Plan.
2. The project is consistent with the standards of the municipal
zoning and land division ordinances.
3. The subject site is physically suitable for a 324-unit develop-
ment with a density of 0.8 units per acre.
4. The design of the subdivision and its related improvements are
not likely to cause environmental damage or substantially and
avoidably injure fish and wildlife or their habitat provided
that approval conditions related to mitigation measures for the
flora, fauna, and archaeological resources are complied with.
5. The design of the subdivision and the type of improvements are
not likely to cause public health problems nor would they
conflict with existing public easements.
6. The location and appearance of the proposed dwelling units are
compatible with the area in which the 324-unit development is
located.
7. The proposal to provide approximately 70% of the site as usable
open space area exceeds the minimum requirements for planned
residential developments.
B. The project will not have a significant adverse impact on the
environment provided that appropriate mitigation measures are
incorporated into the project approval.
STAFF REPORT - PLANNING COMMISSION
August 26, 1986
Page 16.
STAFF RECOMMENDATION
Based upon the above findings, the Planning Department recommends
approval of Tentative Tract Map No. 21880 subject to the attached
conditions of approval.
PREPARED AND APPROVED BY:
Lawrence L. Stevens, AICP
LLS:dmv
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 21880 - PROPOSED
AUGUST 26, 1986
General
1. Tentative Tract Map No. 21880 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 Planning Department.
4. Prior to the issuance of a grading (a) or building (b) 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 (a)
- City Engineer (a,b)
- Planning Department (a,b)
- Riverside Co. Environmental Health Dept. (b)
- Desert Sands Unified School District (b)
- Coachella Valley Water District (a,b)
Evidence of said permits or clearances from the above mentioned
agencies shall be presented to the Building Department at the time
of the application for a building permit for the use contemplated
herewith.
5. This approval shall be in compliance with all conditions and
applicable provisions of ,Specific Plan Nos. 85-005A and 85-005B,
Street Vacation Nos. 85-007A and 85-007B, and the Washington
Street Corridor Specific Plan.
Grading and Drainage
6. 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.
7. 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 state are as
per the approved plans and grading permit. This is required prior
E
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 2.
to issuance of building permits. Certification at the final grade
stage and verification of pad elevations is also required prior to
final approval of grading construction.
8. Prior to issuance of grading permits, the Applicant shall submit
to the Planning Department the following detailed components of
the grading plan for review and approval:
a. Design of golf holes No. 4 and 5, which shall incorporate to
the extent feasible, the retention of the existing sandy wash
area and the existing Palo Verde trees.
b. Design of the area of R-1 zoned lots shall incorporate natural
elements and any necessary specialized grading techniques
and design features to minimize potential adverse effects of
hillside grading and of views from the exterior of the
project.
9. A thorough preliminary engineering geological and soils engineer-
ing 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.
10. Applicant shall comply with provisions of the Master Plan of
Drainage, including payment of fees required therewith, and the
City's flood protection ordinance. Drainage disposal facilities
shall be provided as required by the City Engineer. Drainage
facilities along 52nd Avenue shall be constructed and drainage
easements dedicated as required by the City Engineer.
Traffic and Circulation
11. 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.
(1) 52nd Avenue:
(a) 110' total right-of-way from west project boundary
to 400' west of Washington Street.
(b) 120' total right-of-way from 400' west of Washington
to east project boundary.
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 3.
(c) Intersection at Washington Street as required by the
City Engineer.
(2) Avenida Bermudas: 50' half -street right-of-way.
(3) Washington Street: Intersection at 52nd Avenue as
required by City Engineer.
b. That the Applicant shall construct street improvements to the
requirements of the City Engineer and the La Quinta Municipal
Code (LQMC).
(1) 52nd Avenue: Full width, plus a minimum of two lanes
from the west project boundary to Avenida
Bermudas, if not constructed by the
adjacent developer (will be subject to
reimbursement).
(2) Avenida Bermudas: Half -width.
(3) Private Streets: As set forth herein.
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 Minimum for Residential
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 the
City's standards prior to construction of any streets. The
soils engineer shall provide the necessary compaction test
reports for review by the City Engineer.
12. Applicant shall dedicate vehicle access rights, except at street
intersections, to 52nd Avenue and Avenida Bermudas.
13. Applicant shall install traffic signal at Washington Street and
52nd Avenue.
14. Applicant shall comply with the following requirements for private
street improvements:
a. "B" Street shall be realigned with Desert Club Drive by either
acquisition of lots necessary for a direct connection either
north or south of 52nd Avenue. If acquisition is waived, then
Auk
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 4.
"B" Street shall be located on 52nd Avenue at 450' from the
Desert Club Drive centerline and no closer than 600' from
Washington Street centerline, if a median opening is provided
on 52nd Avenue.
b. "A" Street shall be aligned to connect to the new precise
centerline of Washington Street.
c. Tract entry streets shall provide two entrance and two exit
lanes with a minimum 24-foot each way.
d. The width of all interior streets, which have units along
both sides of the roadway, excluding cul-de-sacs, shall have
a minimum pavement width of 36'.
15. Applicant shall provide a bicycle/pedestrian link between 52nd
Avenue and Avenida Nuestra near Calle Rondo.
Tract and Building Design
16. Development of the project site shall comply with Exhibit A,
pursuant to Planning Department's Tentative Tract No. 21880, as
conditionally approved.
17. A minimum 20' landscaped setback shall be required along 52nd
Avenue and Avenida Bermudas. Design of these setbacks shall be
approved by the Planning Commission and shall be consistent with
the 52nd Avenue Specific Plan.
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. 17(c),
unless an alternative method is approved by the Planning
Department.
c. A Landscape Maintenance and Lighting District shall be formed
for the maintenance of the parkway areas.
18. This approval authorizes the construction of a golf clubhouse,
tennis building with tennis courts, gatehouses, and a maintenance
facility at the general locations shown on Exhibit A, as amended
by these conditions. These buildings' specific locations, design,
height, and size shall be subject to separate plot plan approval
by the Planning Commission.
a. The maintenance facility shall be relocated to the area near
the end of the "L" Street cul-de-sac. A properly designed
separate access to 52nd Avenue may be permitted.
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 5.
19. The development of custom, single-family lots shall be governed
by the following:
a. The Applicant shall establish a Design Review Committee to
review and approve all development within Tentative Tract
No. 21880. The main objectives of this Committee shall be
to assure that building architecture, building materials
and colors, building height and setbacks, and landscape
design follow appropriate design themes throughout the tract.
b. Applicant shall establish within the CC&R's site design
standards appropriate to estate and villa lots, including but
not limited to, front, side and rear setbacks, lot coverage,
etc. Standards shall be reviewed by the Planning Department
as part of its review of the CC&R's, but be no less restric-
tive than the R-1 or R-2 Zone standards, as appropriate.
c. Prior to issuance of an occupancy permit for any house within
Tentative Tract No. 21880, landscaping/groundcover shall be
installed and appropriately maintained. Type of planting,
method of installation, and maintenance techniques shall be
subject to plan approval by the Planning Department.
d. All roof -mounted equipment shall be screened from view at all
sides by design of the house. All ground -mounted mechanical
equipment shall be screened from view by methods approved by
the Planning Department.
e. All housing development within Tentative Tract No. 21880 shall
require approval of a plot plan, pursuant to Section 18.30 of
the Municipal Land Use Ordinance, prior to issuance of a
building permit(s), or such other processing requirement as
may be in effect at the time of development.
f. No two-story units shall be allowed on a lot any portion of
which is within 200' of 52nd Avenue, Avenida Bermudas, or
common property lines with the Desert Club of La Quinta. No
two-story units shall be allowed within the R-1 Zoned portion
of the site unless appropriate zoning changes are approved.
20. Provision shall be made to provide a minimum of four "viewing
areas" into the project with at least two each on 52nd Avenue and
Avenida Bermudas. Design of these areas shall be subject to
review and approval by the Planning Commission.
21. Any minor changes in lot mix, or size, lot lines or shapes, or
street alignments, shall be approved by the Planning Department.
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 6.
Public Services and Utilities
22. The Applicant shall comply with the requirements of the City Fire
Marshal:
a. Install Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/211)
located no less than 25 feet nor more than 165 feet from any
lot frontage. Hydrants shall be spaced not more than 330 feet
apart as measured along approved vehicular travelways.
Minimum fire flow shall be 2500 GPM for two -hour's duration at
20 PSI.
b. Cul-de-sacs longer than 150 feet shall have a minimum turning
diameter of 90 feet. Cul-de-sacs shall be no longer than 550
feet unless provided with an approved emergency alternate
access or other appropriate fire protection approved by the
Fire Marshal.
c. Applicant/Developer shall furnish two (2) copies 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."
d. Prior to arrival of combustible materials on the site, the
above conditions (a and b) must be operating.
e. Interior street widths shall be a minimum of 36 feet.
23. The Applicant shall comply with the requirements of the Coachella
Valley Water District (CVWD) 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. 21880 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.
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 7.
d. The alignment and size of the stormwater facilities, including
any needed off -site facilities, shall be in accordance with
plans approved by CVWD in conjunction with the La Quinta
Redevelopment Project.
(1) Applicant shall provide easements without compensation
for these stormwater facilities in accordance with the
signed agreement with the City of La Quinta and Coachella
Valley Water District.
(2) Actual construction of stormwater facilities shall be
subject to reimbursement from redevelopment agency funds
to the extent that construction is part of the regional
stormwater facility system and in accordance with any
signed agreement.
24. Applicant shall install "dry" stormwater facilities on Avenida
Bermudas in conjunction with the installation of street improve-
ments. These facilities shall include catch basins, culverts,
and other improvements to connect these facilities to the
regional system, pursuant to plans approved by CVWD and the City
of La Quinta.
a. Applicant shall provide easements without compensation for
these facilities in accordance with the Applicant's signed
agreement with the City of La Quinta and Coachella Valley
Water District.
b. Actual construction of local stormwater facilities shall be
subject to reimbursement by any assessment district (or
similar funding mechanism) if such is implemented to the
extent that construction is for facilities to accept off -site
local drainage.
c. Applicant shall comply with his signed agreement with the
City to accept local drainage from the developed area to the
west.
25. The Applicant shall comply with the following requirements regard-
ing fire station facilities:
a. Prior to recordation of the final map, the Applicant shall
donate to the City a one -acre site for a fire station, at a
location approved by the Riverside County Fire Department and
the City.
b. The Applicant shall perpare and submit building plans for
the proposed station for the review and approval by Riverside
County Fire Department and the City.
CONDITIONS OF APPROVAL
August 26, 1986
Page 8.
- TTM 21880 - PROPOSED
c. The Applicant shall make a payment of $100,000 to provide for
the partial construction of the fire station. This contribu-
tion shall be used as a credit for fire facilities
infrastructure fees until those fees exceed the amount of the
credit.
26. 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.
27. All utility improvements shall be installed underground.
28. 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).
b. Prior to the issuance of any building permits, the Applicant
shall provide the Planning Department with written clearance
from the DSUSD stating that the per -unit impact fees have been
paid.
Walls, Fencing, Screening, and Landscaping
29. Prior to the issuance of building permits, the Applicant shall
submit to the Planning Department, 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, viable condition
for the life of the project. Landscaping within 10' of all
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 9.
entry roadways shall not exceed 30" in height. Landscaping
shall not interfere with vehicle overhang areas.
30. Desert or native plant species and drought resistant planting
materials shall be encouraged to be incorporated into the land-
scaping plans for the site. Provision shall also be made for
planting materials which provide forage and nesting areas for
nearby wildlife.
31. Adequate provision shall be made for continuous maintenance of
landscaping and related features.
32. Provision shall be made for a minimum six -foot -high, solid,
masonary wall along the perimeter of the project, except for the
perimeter adjacent to the mountains where fencing, if any, shall
be designed so as to permit wildlife to enter the site. The exact
location, design, and materials shall be subject to review and
approval by the Planning Department.
33. 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 Planning Department.
34. The existing trees on the site shall be incorporated into the
design wherever feasible. Prior to submittal of plans for final
map check, the Applicant shall submit a tree retention plan for
review and approval by the Planning Department.
Management
35. Prior to the recordation of the final map, the Applicant shall
submit to the Planning Director the following documents which
shall demonstrate to the satisfaction of the City that the open
space/recreation areas and private streets and drives shall be
maintained in accordance with the intent and purpose of this
approval.
a. The document to convey title;
b. Covenants, Conditions, and Restrictions to be recorded, and,
c. Management and maintenance agreement to be entered into with
the unit/lot owners of this land division.
The approved Covenants, Conditions, and Restrictions shall be
recorded at the same time that the final subdivision map is
recorded.
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 10.
A homeowners association, with the unqualified right to assess the
owners of the individual units for reasonable maintenance costs,
shall be established and continuously maintained. The association
shall have the right to lien the property of any owners who
default in the payment of their assessments. Such lien shall not
be subordinant to any encumbrance other than a first deed of
trust, provided that such deed of trust is made in good faith and
for value and is of record prior to the lien of the homeowners
association.
Miscellaneous
36. Plot Plan approval shall be secured prior to establishing any
construction facilities, sales facilities, and signs on the
subject property.
37. 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.
38. Prior to the issuance of any grading permits, the Applicant shall
contract with the UC-Riverside Archaeological Research Unit to
complete the resource study and collection at the following sites:
a. CA-Riv-2823: Recover information and preserve rock cairns
where possible.
b. CA-Riv-2824: Conduct date recovery excavations.
C. CA-Riv-2826: Move some of the seed milling features to an
interpretative setting elsewhere within the
project.
d. CA-Riv-2827: Conduct additional testing and, on the basis of
this testing, conduct recovery excavations if
warranted.
e. CA-Riv-1179: Conduct data recovery excavations.
Applicant shall provide verification to the Planning Department
of completion of this task.
39. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate
mitigation measures can be taken.
40. 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.
CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED
August 26, 1986
Page 11.
41. 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 personnal or subcontractors for the Planning,
Building, or Engineering Departments.
42. Applicant shall submit plans for street lighting along roads, if
any, for review and approval by the Planning Department.
43. The developer of this subdivision of land shall cause no easements
to be granted or recorded over 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.
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LA QUINTA GENERAL PLAN LAND USE MAP
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CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 21880
AUGUST 26, 1986
General
1. Tentative Tract Map No. 21880 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 Planning Department.
4. Prior to the issuance of a grading (a) or building (b) 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 (a)
- City Engineer (a,b)
- Planning Department (a,b)
- Riverside Co. Environmental Health Dept. (b)
- Desert Sands Unified School District (b)
- Coachella Valley water District (a,b)
Evidence of said permits or clearances from the above mentioned
agencies shall be presented to the Building Department at the time
of the application for a building permit for the use contemplated
herewith.
5. This approval shall be in compliance with all conditions and
applicable provisions of Specific Plan Nos. 85-005A and 85-005B,
Street Vacation Nos. 85-007A and 85-007B, and the Washington
Street Corridor Specific Plan.
Grading and Drainage
6. 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.
7. The Applicant shall have prepared a grading plan that is prepared
by a Registered Civil Engineer, who will be required to certify
that the constructed conditions at the rough grade state are as
per the approved plans and grading permit. This is required prior
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 2.
to issuance of building permits. Certification at the final grade
stage and verification of pad elevations is also required prior to
final approval of grading construction.
8. Prior to issuance of grading permits, the Applicant shall submit
to the Planning Department the following detailed components of
the grading plan for review and approval:
a. Design of golf holes No. 4 and 5, which shall incorporate to
the extent feasible, the retention of the existing sandy wash
area and the existing Palo Verde trees.
b. Design of the area of R-1 zoned lots shall incorporate natural
elements and any necessary specialized grading techniques
and design features to minimize potential adverse effects of
hillside grading and of views from the exterior of the
project.
9. A thorough preliminary engineering geological and soils engineer-
ing 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.
10. Applicant shall comply with provisions of the Master Plan of
Drainage, including payment of fees required therewith, and the
City's flood protection ordinance. Drainage disposal facilities
shall be provided as required by the City Engineer. Drainage
facilities along 52nd Avenue shall be constructed and drainage
easements dedicated as required by the City Engineer.
Traffic and Circulation
11. 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.
(1) 52nd Avenue:
(a) 110' total right-of-way from west project boundary
to 400' west of Washington Street.
CONDITIONS
August 26,
Page 3.
(2)
(3)
OF APPROVAL - TTM 21880
1986
(c) Intersection at Washington Street as required by the
City Engineer. \
Avenida Bermudas: 50' half -street right-of-way.
Washington Street: Intersection at 52nd Avenue as
required by City Engineer.
b. That the Applicant shall construct street improvements to the
requirements of the City Engineer and the La Quinta Municipal
Code (LQMC).
(1) 52nd Avenue: Full width, plus a minimum of two lanes
from the west project boundary to Avenida
Bermudas, if not constructed by the
adjacent developer (will be subject to
reimbursement).
(2) Avenida Bermudas: Half -width.
(3) Private Streets: As set forth herein.
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 411 Class 2 Base Minimum for Residential
Streets). Street design shall take into account the subgrade
soil strength, the anticipated traffic loading, and street
design life.
d. All utilities will be installed and trenches compacted to the
City's standards prior'to construction of any streets. The
soils engineer shall provide the necessary compaction test
reports for review by the City Engineer.
12. Applicant shall dedicate vehicle access rights, except at street
intersections, to 52nd Avenue and Avenida Bermudas.
13. Applicant shall install traffic signal at Washington Street and
52nd Avenue.
14. Applicant shall comply with the following requirements for private
street improvements:
a. "A" Street shall be aligned to connect to the new precise
centerline of Washington Street.
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 4.
b. Tract entry streets shall provide two entrance and two exit
lanes with a minimum 24-foot each way.
c. The width of all interior streets, which have units along
both sides of the roadway, excluding cul-de-sacs, shall have
a minimum pavement width of 36'.
15. Applicant shall provide a bicycle/pedestrian link between 52nd
Avenue and Avenida Nuestra near Calle Rondo.
Tract and Building Design
16. Development of the project site shall comply with Exhibit A,
pursuant to Planning Department's Tentative Tract No. 21880, as
conditionally approved.
17. A minimum 20' landscaped setback shall be required along 52nd
Avenue and Avenida Bermudas. Design of these setbacks shall be
approved by the Planning Commission and shall be consistent with
the 52nd Avenue Specific Plan.
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. 17(c),
unless an alternative method is approved by the Planning
Department.
c. A Landscape Maintenance and Lighting District shall be formed
to maintain medians on 52nd Avenue and landscape and wall
improvements on the northerly side of 52nd. Applicant shall
establish, through its Homeowners Association, provisions to
maintain the parking and setback areas along the south side
of 52nd and the east side of Bermudas contiguous to the
project. These provisions shall allow the City to take over
maintenance if not adequately performed.
18. This approval authorizes the construction of a golf clubhouse,
tennis building with tennis courts, gatehouses, and a maintenance
facility at the general locations shown on Exhibit A, as amended
by these conditions. These buildings' specific locations, design,
height, and size shall be subject to separate plot plan approval
by the Planning Commission.
a. The maintenance facility shall be relocated to the area near
the end of the "L" Street cul-de-sac. A properly designed
separate access to 52nd Avenue may be permitted.
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 5.
19. The development of custom, single-family lots shall be governed
by the following:
a. The Applicant shall establish a Design Review Committee to
review and approve all development within Tentative Tract
No. 21880. The main objectives of this Committee shall be
to assure that building architecture, building materials
and colors, building height and setbacks, and landscape
design follow appropriate design themes throughout the tract.
b. Applicant shall establish within the CC&R's site design
standards appropriate to estate and villa lots, including but
not limited to, front, side and rear setbacks, lot coverage,
etc. Standards shall be reviewed by the Planning Department
as part of its review of the CC&R's, but be no less restric-
tive than the R-1 or R-2 Zone standards, as appropriate.
c. Prior to issuance of an occupancy permit for any house within
Tentative Tract No. 21880, landscaping/groundcover shall be
installed and appropriately maintained. Type of planting,
method of installation, and maintenance techniques shall be
subject to plan approval by the Planning Department.
d. All roof -mounted equipment shall be screened from view at all
sides by design of the house. All ground -mounted mechanical
equipment shall be screeneds from view by methods approved by
the Planning Department.
e. All housing development within Tentative Tract No. 21880 shall
require approval of a plot plan, pursuant to Section 18.30 of
the Municipal Land Use Ordinance, prior to issuance of a
building permit(s), or such other processing requirement as
may be in effect at the time of development.
f. No two-story units shall be allowed on a lot any portion of
which is within 200' of 52nd Avenue, Avenida Bermudas, or
common property lines with the Desert Club of La Quinta. No
two-story units shall be allowed within the R-1 Zoned portion
of the site unless appropriate zoning changes are approved.
20. Provision shall be made for a significant viewing opportunity on
both sides of the main project entrance at 52nd and Washington
landscaping, lakes, fence design and setbacks. Provision shall
also be made on Avenida Bermudas near both intersections of "I"
Street with "C" Street for extensive wall setback and landscaping
to enhance views, but open fencing shall not be required.
21. Any minor changes in lot mix, or size, lot lines or shapes, or
street alignments, shall be approved by the Planning Department.
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 6.
Public Services and Utilities
22. The Applicant shall comply with the
Marshal, who may approve alternate
deemed appropriate and equivalent
requirements of the City Fire
means of compliance where
to these standards:
a. Install Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/211)
located no less than 25 feet from any buildinguor more than
165 feet from any lot frontage. Hydrants shall be spaced not
more than 330 feet apart as measured along approved vehicular
travelways. Minimum fire flow shall be 2500 GPM for
two -hour's duration at 20 PSI.
b. Cul-de-sacs longer than 150 feet shall have a minimum turning
diameter of 90 feet. Cul-de-sacs shall be no longer than 550
feet unless provided with an approved emergency alternate
access or other appropriate fire protection approved by the
Fire Marshal.
c. Applicant/Developer shall furnish two (2) copies
system plans to the fire department for review.
of the water
Plans shall
conform to fire hydrant types, location and spacing,
system shall meet the fire flow requirements. Plans
signed/approved by a Registered Civil Engineer and t
water company with the following certification: "I
that the design of the water system is in accordance
requirements prescribed by the Riverside County Fire
Department."
and, the
shall be
he local
certify
with the
d. Prior to arrival of combustible materials on the site, the
above conditions (a and b) must be operating.
e. Interior street widths shall be a minimum of 36 feet.
23. The Applicant shall comply with the requirements of the Coachella
Valley Water District (CVWD) 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. 21880 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.
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 7.
d. The alignment and size of the stormwater facilities, including
any needed off -site facilities, shall be in accordance with
plans approved by CVWD in conjunction with the La Quinta
Redevelopment Project.
(1) Applicant shall provide easements without compensation
for these stormwater facilities in accordance with the
signed agreement with the City of La Quinta and Coachella
Valley Water District.
(2) Actual construction of stormwater facilities shall be
subject to reimbursement from redevelopment agency funds
to the extent that construction is part of the regional
stormwater facility system and in accordance with any
signed agreement.
24. Applicant shall install "dry" stormwater facilities on Avenida
Bermudas in conjunction with the installation of street improve-
ments. These facilities shall include catch basins, culverts,
and other improvements to connect these facilities to the
regional system, pursuant to plans approved by CVWD and the City
of La Quinta.
a. Applicant shall provide easements without compensation for
these facilities in accordance with the Applicant's signed
agreement with the City of La Quinta and Coachella Valley
Water District.
b. Actual construction of local stormwater facilities shall be
subject to reimbursement by any assessment district (or
similar funding mechanism) if such is implemented to the
extent that construction is for facilities to accept off -site
local drainage.
C. Applicant shall comply with his signed agreement with the
City to accept local drainage from the developed area to the
west.
25. The Applicant shall comply with the following requirements regard-
ing fire station facilities:
a. Prior to recordation of the final map, the Applicant shall
donate to the City a one -acre site for a fire station, at a
location approved by the Riverside County Fire Department and
the City.
b. The Applicant shall perpare and submit building plans for
the proposed station for the review and approval by Riverside
County Fire Department and the City.
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 8.
c. The Applicant shall make a payment of $100,000 to provide for
the partial construction of the fire station. This contribu-
tion shall be used as a credit for fire facilities
infrastructure fees until those fees exceed the amount of the
credit.
26. 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.
27. All utility improvements shall be installed underground.
28. 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).
b. Prior to the issuance of any building permits, the Applicant
shall provide the Planning Department with written clearance
from the DSUSD stating that the per -unit impact fees have been
paid.
Walls Fencing Screening, and Landscaping
29. Prior to the issuance of building permits, the Applicant shall
submit to the Planning Department, 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, viable condition
for the life of the project. Landscaping within 10' of all
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 9.
entry roadways shall not exceed 30" in height. Landscaping
shall not interfere with vehicle overhang areas.
30. Desert or native plant species and drought resistant planting
materials shall be encouraged to be incorporated into the land-
scaping plans for the site. Provision shall also be made for
planting materials which provide forage and nesting areas for
nearby wildlife.
31. Adequate provision shall be made for continuous maintenance of
landscaping and related features.
32. Provision shall be made for a minimum six -foot -high, solid,
masonary wall along the perimeter of the project, except for the
perimeter adjacent to the mountains where fencing, if any, shall
be designed so as to permit wildlife to enter the site. The exact
location, design, and materials shall be subject to review and
approval by the Planning Department.
33. 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 Planning Department.
34. The existing trees on the site shall be incorporated into the
design wherever feasible. Prior to submittal of plans for final
map check, the Applicant shall submit a tree retention plan for
review and approval by the Planning Department.
Management
35. Prior to the recordation of the final map, the Applicant shall
submit to the Planning Director the following documentss which
shall demonstrate to the satisfaction of the City that the open
space/recreation areas and private streets and drives shall be
maintained in accordance with the intent and purpose of this
approval.
a. The document to convey title;
b. Covenants, Conditions, and Restrictions to be recorded, and,
c. Management and maintenance agreement to be entered into with
the unit/lot owners of this land division.
The approved Covenants, Conditions, and Restrictions shall be
recorded at the same time that the final subdivision map is
recorded.
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 10.
A homeowners association, with the unqualified right to assess the
owners of the individual units for reasonable maintenance costs,
shall be established and continuously maintained. The association
shall have the right to lien the property of any owners who
default in the payment of their assessments. Such lien shall not
be subordinant to any encumbrance other than a first deed of
trust, provided that such deed of trust is made in good faith and
for value and is of record prior to the lien of the homeowners
association.
Miscellaneous
36. Plot Plan approval shall be secured prior to establishing any
construction facilities, sales facilities, and signs on the
subject property.
37. 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.
38. Prior to the issuance of any grading permits, the Applicant shall
contract with the UC-Riverside Archaeological Research Unit to
complete the resource study and collection at the following sites:
a. CA-Riv-2823: Recover information and preserve rock cairns
where possible.
b. CA-Riv-2824: Conduct date recovery excavations.
c. CA-Riv-2826: Move some of the seed milling features to an
interpretative setting elsewhere within the
project.
d. CA-Riv-2827: Conduct additional testing and, on the basis of
this testing, conduct recovery excavations if
warranted.
e. CA-Riv-1179: Conduct data recovery excavations.
Applicant shall provide verification to the Planning Department
of completion of this task.
39. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate
mitigation measures can be taken.
40. 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.
CONDITIONS OF APPROVAL - TTM 21880
August 26, 1986
Page 11.
41. 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 personnal or subcontractors for the Planning,
Building, or Engineering Departments.
42. Applicant shall submit plans for street lighting along roads, if
any, for review and approval by the Planning Department.
43. The developer of this subdivision of land shall cause no easements
to be granted or recorded over 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.
44. The Applicant shall provide access from the realigned 52nd Avenue
to the front of the Desert Club to the requirements of the City
Engineer and in accordance with La Quinta City Council Resolution
No. 85-38.
45. Prior to recordation of any portion of Tract Map No. 21880, the
Applicant shall submit for review and approval by the City
Engineer and Planning Director plans which relocate the
maintenance facility entrance and associated frontage road
improvements to an appropriate location which will minimize
traffic hazards and conflicts on Avenida Bermudas and Calle Arroba
to the extent feasible.
Ah
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: September 9, 1986
SUBJECT: PLOT PLAN NO. 86-359
LOCATION: Northwest Corner of Cortez Lane and Roadrunner Lane
APPLICANT: Donald E. Crager
REQUEST: Approval to construct a single-family dwelling intended
for a personal residence.
BACKGROUND
1. General Plan: Low Density Residential (2-4 Dwellings Per Acre)
2. Zoning: R-1 (One Family Dwellings, 7200 Sq.Ft. Minimum Lot Size)
3. Existing Conditions: The site is an 8,546-square-foot lot
located in the Indian Springs area, within Tract 2667. Almost
all development is located immediately adjacent to the site, with
the remainder of the block being predominantly vacant. The lot
slopes down to the street level, and pad elevations on the block
in this area are significantly different. Some of the units are
split-level designs, as they are backed up to the hillside with
the garage under the floor area. Building designs are generally
Spanish or California Ranch with some architectural variation.
Roof types are either wood shake or Mission tile, with pitches of
4 or 5 and 12. Roof heights vary due to topography and range from
13' on level terrain to about 20' for homes on sloped lots. Light
earthtone colors are dominant with a few variations; the unit west
of the site is a Dolphin Blue Stucco with white trim.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality Act
(CEQA) and a Notice of Exemption will be filed with the County
Recorder.
5. Description of Request: The Applicant proposes a three -bedroom,
two bath unit with a net livable area of about 1,647 sq.ft. All
bedrooms, as measured, meet or exceed the 10' x 10' clear
dimension standard. The garage has internal access to the dining
area. Interior dimensions of the garage are 22.5' x 241. The
I�f'�,
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 2.
laundry appliances are located in a nook, just off the dining
area.
Regarding the site layout, the following setbacks are provided:
Front Yard - 20'
North Side Yard - 6'
West Side Yard - 5'
The rear yard is considered to be the area as measured 10 feet
inward from the point where the side property lines meet; there
are no structural encroachments into the defined rear yard area.
A pool with jacuzzi is delineated in the rear yard area, and
there are no encroachments into any setback areas.
The building design is a Spanish -Ranch style architecture. The
house will have a red, Mission tile roof of a 4 and 12 pitch.
Height of the unit will vary between 15.5' and 19' due to final
grade differences on the site. Exterior siding will be an off-
white stucco finish with light-colored wood trim accents.
STAFF COMMENTS
The Applicant has had no prior development approvals and intends for
the residence to be his family's primary dwelling. The house meets
or exceeds all development standards for the R-1 Zone as adopted by
the City. Some minor conditions will have to be addressed by the
Applicant. The proposed architecture and color scheme is appropriate
relative to the immediate area. As this site is not within the
Special Residential Zone district, it is still regulated under
standard R-1 Zoning standards and policies adopted by the City, which
require this report for Planning Commission approval. Height of the
unit is compatible with surrounding development, and is acceptable,
as there is a height limit of 35' in the R-1 Zone.
FINDINGS
1. The project will not have a significant adverse impact on the
environment.
2. The request is consistent with the requirements of the R-1*++
Zone and goals and objectives of the La Quinta General Plan.
3. The building design is compatible with the area development
contingent upon the conditions of approval.
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 3.
STAFF RECOMMENDATION
Based upon the above findings, the Planning Department recommends
approval of Plot Plan No. 86-359 in accordance with Exhibits A, B,
C-1, C-2, C-3, and subject to the attached conditions.
PREPARED BY:
Wallace H. Nesbit
Planning Assistant
WHN:MC:dmv
BY
Planning Director
Atchs: 1. Conditions of Approval
2. Exhibits A, B, C-1, C-2, & C-3
0
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A, B, C-1, C-2, & C-3, contained in the file for
Plot Plan No. 86-359, 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 thereafter diligently pursued to completion.
3. Water and sewage disposal facilities shall be installed in
accordance with the requirements of the Riverside County
Health Department.
4. Fire protection shall be provided in accordance with the
standards of the Uniform Fire Code as adopted by the City of
La Quinta.
5. Prior to the issuance of a building permit, the developer
shall submit and have approved, a detailed landscape plan for
the front yard showing the species, size, location and spacing
of all planting materials, including a minimum of two (2)
15-gallon, street trees. The plan shall indicate the irriga-
tion system and the location of the required three (3) outdoor
water spigots. Prior to the issuance of a Certificate of
occupancy, the Applicant shall install landscaping in
accordance with the approved landscape plan. All trees and
plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and cooling mechanical equipment shall be ground
mounted, or screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
8. The driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from
the following agencies prior to submitting these plans to
the Building Department for plan check:
* Riverside County Health Department
* City Fire Marshal
* Planning Department
* Desert Sands Unified School District
I I
�J
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-359
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 Building Department
prior to issuance of a building permit.
11. The structure shall have a Class "A" roof covering.
12. All on -site utilities shall be installed underground.
13. Applicant shall provide fencing plans/details to the
Building Department at time of plan check submittal, if
fencing and/or walls are to be provided.
AOL
M I N U T E S
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta
California
August 12, 1986
1. CALL TO ORDER
7:00 p.m.
A. Chairman Thornburgh called the Planning Commission meeting
to order at 7:05 p.m. and called upon Community Development
Director Larry Stevens to lead the flag salute.
2. ROLL CALL
A. Chairman Thornburgh requested the roll call; Director Stevens
called the roll.
Present: Commissioners Brandt, Moran, Steding, Walling and
Chairman Thornburgh
Absent: None
Also Present was Community Development Director Lawrence L.
Stevens.
3. HEARINGS
Chairman Thornburgh introduced the first hearing item as follows:
A. TENTATIVE TRACT MAP NO. 21640, A request to divide 198.4
acres within the PGA West project into 17 lots for land sale
purposes only; Landmark Land Company, Applicant.
He called for the Staff Report.
1. Director Stevens described the proposed request and its
location, advising that this is not a proposal to develop
any of the site, except the golf course sites which are
already developed. He advised that the Commission and
Staff would see tract maps on each of these parcels for
development purposes. Sunrise Company has already
submitted an application to develop the majority of these
parcels to Staff.
Director Stevens informed the Commission that 22 acres of
this property is located outside the PGA West boundaries
and are zoned A-1-10. Staff has imposed conditions which
would defer any approvals for development purposes on that
acreage until such time as a Specific Plan Amendment and
Change of Zone are processed. The Applicant has been
consulting with Staff in that regard. Director Stevens
advised that Landmark had recently purchased this 22 acres
from the Bureau of Land Reclamation after a long procedure
with the Federal Government.
Director Stevens reiterated discussion from the Study
Session wherein the Commission felt that the portion of
Lot 18 upon which the maintenance facility stood should be
a separate lot from the undeveloped or development portion
of Lot 18. It was felt that the undeveloped portion of
Lot 18 should be added to Lot 16 or created as a separate
parcel. Staff recommended that the Commission add a
condition to their recommendation to so state this.
Director Stevens stated that the only other issue was not
really directly related to the tract map, but is the
completion of landscaping improvements along 54th Avenue,
primarily in front of the maintenance building and to the
east of that site. He noted that additional landscaping
is required in that the number and size of trees is not
consistent with the remainder of 54th Avenue improvements.
Landmark has agreed to make these modifications. He
advised the Commission that it is not necessary to impose
that landscaping condition here, as we have other avenues
to guarantee this is accomplished satisfactorily.
Director Stevens concluded the Staff Report stating Staff
is recommending approval of Tentative Tract Map No. 21640,
subject to the conditions of approval, with the addition
of a condition requiring that the maintenance facility be
a separate lot with the remainder of the acreage to either
be separate or added to Lot 16.
After a brief discussion, Chairman Thornburgh opened the
public hearing at approximately 7:15 p.m.
John Curtis, Landmark Land Company representative,
7999 52nd Avenue, La Quinta, spoke in favor of the
request.
There being no further public comments or written corres-
pondence pertaining to this matter, Chairman Thornburgh
closed the public hearing at approximately 7:16 p.m.
The Commission had no further comments; therefore,
Chairman Thornburgh called for a motion.
2. Commissioner Brandt made a motion, seconded by
Commissioner Walling, to approve Tentative Tract Map
No. 21640 subject to the conditions of approval with the
following revisions:
- 2 -
0
- Delete reference to Lot 24 in Condition No. 15.
- Add Condition No. 16 as follows:
1116. Lot 18 shall be revised to establish the Golf Course
Maintenance Facility as a separate lot from that
portion proposed for future residential development.
The residential development lot may be part of Lot 16
or be a new, separate lot."
The motion was unanimously adopted.
Chairman Thornburgh introduced the next three (3) items of
hearing, to be heard concurrently, as follows:
B. SPECIFIC PLAN NO. 86-007, AMENDMENT #1, A request to amend
Specific Plan No. 86-007, the Washington Street Corridor
Specific Plan, relating to access requirements; Drew Wright
& Associates, Applicant.
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.
D. TENTATIVE TRACT MAP NO. 21555, A request to subdivide approxi-
mately 40.3 gross acres into 151 single-family lots; Drew
Wright & Associates, Applicant.
He called for the Staff Reports.
Director Stevens reviewed the specific plan request
stating that the Applicant's request is to amend the
cul-de-sac locations specified within the adopted
Washington Street Corridor Specific Plan relative to the
existing Desert Club Manor Tract. The Washington Street
Corridor Specific Plan currently designates Sagebrush and
Saguaro as cul-de-sac streets with Bottlebrush remaining
as an access to Washington Street with no median opening.
The Applicant is requesting that the cul-de-sac locations
be amended to Saguaro and Bottlebrush, and that the
direct access be Sagebrush Avenue. Director Stevens then
reviewed several alternatives noted in the Staff Report
relative to access to easterly adjoining properties.
He reviewed some discussion regarding signalization at
both entrances to the project noting that should, in the
future, traffic be sufficient to warrant a traffic signal,
one would be considered at least at Sagebrush, where it is
likely that the only median opening would occur. However,
the preliminary reaction is that this is not likely to
occur anytime in the near future.
- 3 -
0
Director Stevens concluded this report stating that Staff
recommends approval of this specific plan amendment with
the modifications to the exhibit on cul-de-sacs in that ,
area and the addition of text to the plan that allows
roadway access for new development proposals to be
reviewed on a case -by -case basis, but to also be consid-
ered for General Plan consistency.
Moving on to the Change of Zone, Director Stevens advised
that the Applicant's request is to place one zone on the
property (R-1). Presently, there are three (3) zoning
categories on the site (R-3*, R-2-8000, R-1). He stated
that the requested R-1 Zone is generally consistent with
the General Plan. Director Stevens then reviewed the
current zoning designations and what types of development
they would allow. He explained that the Commission could
consider other zoning designations as well, such as the
"SR" Zone (Special Residential) for this property.
Concluding this report, Director Stevens stated that Staff
has recommended approval of this Change of Zone request
subject to Exhibit A of the Staff Report.
With regard to the tentative tract map request, Director
Stevens stated that the tract map is intended to implement
the zoning and has been reviewed in light of Staff's
recommendations on the specific plan amendment and the
change of zone.. This proposal is for 151 single-family
lots on the site and there are two additional stormwater
retention lots on the site also. He further described the
proposal using the wall renderings. The Applicant has
submitted five (5) different building plans proposed for
the development ranging from 1270 sq.ft. to approximately
2170 sq.ft. in size. There are two-story units proposed
with the highest being approximately 24-1/2 feet.
Director Stevens reiterated concerns raised at the Study
Session as follows:
- private vs. public streets issue; Staff recommends
public streets and the Applicant has requested that the
streets be private.
- building heights issue; Staff recommends no two-story
units on any lot located within 75' of the perimeter of
the tract boundary. Director Stevens discussed this
issue extensively.
- establishment of a greater rear yard requirement, since
the majority of the Applicant's parcels exceed the
current 10' requirement.
- 4 -
- interior fencing; the Applicant will be providing
interior fencing.
- how front yard landscaping for individual units would
be handled.
Concluding this report, Director Stevens stated that Staff
has recommended approval of the tentative tract map
subject to the conditions of approval.
There being no questions of Staff at this time, Chairman
Thornburgh opened the public hearing at approximately
7:30 p.m.
Speaking in favor of the project:
Drew Wright, President - Drew Wright & Associates,
P. O. Box 1876, Indio, CA 92202
Speaking in opposition to the project:
Bob Lotito (KWL Associates), 712 Eugene Road, Palm
Springs, CA - representing Dr. Judd Marmor, owner of
property abutting to the east.
Dr. Judd Marmor, 655 Sarbonne Road, Los Angeles, CA
Art Gault, 400 Elkhorn Trail, Palm Desert, CA -
representing "The Grove" developers.
Mr. Wright spoke in rebuttal to those in opposition.
Chairman Thornburgh advised that the Commission had also
received a letter of opposition from Montero Estates,
which has been acknowledged and is on file.
There being no further public comments,
Chairman Thornburgh closed the public hearing at approxi-
mately 7:50 p.m.
As a result of the Planning Commission's discussion on
these matters, the Applicant was requested to provide
information regarding the following:
- results of contact with Dr. Marmor, owner of the
neighboring property to the east.
- revise the site plan to show a reduction in the
height of houses located along the project perimeter.
- preliminary pad elevations along the perimeter.
- 5 -
- revise floor plans showing a more finished design
schematic.
Chairman Thornburgh called for a motion.
2. Commissioner Steding made a motion, seconded by
Commissioner Walling to continue Specific Plan No.
86-007, Amendment #1, Change of Zone No. 86-021, and
Tentative Tract Map No. 21555, to their next regular
meeting of August 26, 1986. Unanimously adopted.
4. CONSENT CALENDAR
Chairman Thornburgh introduced the items of Consent Calendar,
which consisted of three requests for approval to construct
single-family dwellings and the Minutes from the regular meeting
held July 22, 1986.
There being no discussion, he called for a motion.
Commissioner Moran made a motion, seconded by Commissioner Steding
to approve Plot Plans No. 86-352, 86-353, and 86-354, in
accordance with Exhibits A, B and C, subject to the conditions
of approval attached to each request; and to approve the Minutes
from the regular meeting of July 22, 1986 as submitted.
Unanimously adopted.
5. BUSINESS
6. ADJOURNMENT
There being no further items of agenda to come before the Planning
Commission, Chairman Thornburgh called for a motion to adjourn.
Commissioner Steding made a motion, seconded by Commissioner
Walling to adjourn to the next regular meeting of the Planning
Commission to be held on August 26, 1986, at 7:00 p.m., in the
La Quinta City Hall, 78-105 Calle Estado, La Quinta, California.
The regular meeting of the Planning Commission of the City of
La Quinta, California, was adjourned at 8:40 p.m., August 12,
1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta,
California.
M I N U T E S
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California
August 26, 1986 7:00 p.m.
1. CALL TO ORDER
A. Chairman Thornburgh called the Planning Commission meeting
to order at 7:00 p.m.; he then led the flag salute.
2. ROLL CALL
A. Chairman Thornburgh requested the roll call; the Secretary
called the roll.
Present: Commissioners Brandt, Moran, Steding, Walling, and
Chairman Thornburgh
Absent: None
Also present were Community Development & Redevelopment
Administrator Lawrence L. Stevens, Planning Director
Murrel Crump, and Secretary Donna Velotta.
3. HEARINGS
Chairman Thornburgh introduced the first three items of hearing,
to be heard concurrently, as follows:
A. SPECIFIC PLAN NO. 86-007, AMENDMENT #1, a request to amend
Specific Plan No. 86-007, the Washington Street Corridor
Specific Plan, relating to access requirements; Drew Wright
& Associates, Applicant. (CONTINUED)
B. 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. (CONTINUED)
C. TENTATIVE TRACT MAP NO. 21555, a request to subdivide approxi-
mately 40.3 gross acres into 151 single-family lots;
Drew Wright & Associates, Applicant. (CONTINUED)
He called for the Staff Report.
1. .Director Stevens briefly highlighted each of the items
starting with the specific plan amendment. The Applicant
has raised the issue of the appropriateness of
cul-de-sacing three streets just south of his project
(Saguaro, Sagebrush, Bottlebrush). The Washington Street
Corridor Specific Plan calls for Bottlebrush to remain
open to Washington Street as an access for the area, and
Saugaro & Sagebrush to be cul-de-saced. The Applicant has
requested that we cul-de-sac Saguaro & Bottlebrush and
leave Sagebrush as the main access to Washington Street.
Staff feels this is an appropriate change and is recom-
mending approval of the specific plan request.
Referring to the change of zone request, Director Stevens
advised that the Applicant is requesting to change the
three current zoning designations (R-1, R-3*, R-2-8000) to
R-1 for the entire parcel. This is being implemented to
the Lower Density Residential designation of the General
Plan and to facilitate the Applicant's tentative tract
design. He advised the Commission that other options are
available such as the Special Residential Zone, the R-1
Zone with a height limit, and they could also establish a
minimum lot size. Staff recommends approval of the
Applicant's request for the R-1 Zone.
Regarding the tentative tract map request, Director
Stevens advised the Commission it is a request to divide
the approximately 40-acre site into 151 single-family lots
varying in size from 7200 sq.ft. to a little over 13,000
sq.ft. He described the subdivision design with the aid
of wall renderings.
Director Stevens explained the two (2) major issues
raised at the meeting two weeks ago, which were the
reasons for the continuance to this meeting, regarding
these matters. Briefly, they are:
- access and primary access to abutting property to
the east; and
- building height limits.
He advised the Commission that options of imposing more
restrictive standards are through the design approval
associated with the tract map or by, in approving the
zoning, placing the 17' height limit we have imposed on
much of the subdivided sections of the City. This con-
cluded Staff's report.
Chairman Thornburgh opened the public hearing at 7:20
p.m.
Speaking for approval of the requests were:
Drew Wright, President of Drew Wright & Associates,
P. O. Box 1876, Indio, CA
- 2 -
- Dan Cavin, Senior Analyst, Goodkin Group, 3252 Holiday
Court, La Jolla, CA (Appl's Repr.)
- Wayne Garalnick, Attorney, 74-399 Highway 111, Palm
Desert, CA (Appl's Repr.)
Speaking in opposition of the requests were:
- Bob Lotito, KWL Associates, 712 Eugene Road, Palm
Springs, CA (Repr. for Dr. Judd Marmor)
- Howard Tons, 49-450 Avenida Montero, La Quinta, CA
(Repr. of 60 residents of Montero Estates)
- Margaret Miele, 78-454 Calle Seama, La Quinta, CA
(Montero Estates resident)
- Jacques Abels, 49-990 Avenida Montero, La Quinta, CA
(Montero Estates resident - presented Commission/Staff
with a letter of opposition for the record)
Drew Wright spoke in rebuttal to those in opposition.
There being no further public comments, Chairman
Thornburgh closed the public hearing at 7:50 p.m.
As a result of the Planning Commission discussion that
Q / ollowed, the consensus regarding the specific plan was to approve it as recommended by Staff; there was a 3-2
vs*e to deny the change of zone to R-1 and in lieu
thereof recommended R-2++-14,000 for the property
PTA Commissioner Brandt preferred the R-1 to remain on the
property rather than the R-2, and Commissioner Steding
preferred simply to deny the request)); and to deny the
tentative tract map adopting the appropriate Findings
prepared by Director Stevens at this meeting.
I
Chairman Thornburgh called for a motion.
Commissioner Brandt made a motion, seconded by
Commissioner Walling, to approve Specific Plan No.
86-007, Amendment #1, subject to recommended text changes
in Exhibits "A" and "B". Unanimously adopted.
Commissioner Moran made a motion, seconded by
Commissioner Walling, to deny (on a 3-2 vote) Change of
Zone No. 86-021 requesting an R-1 Zone, but in lieu
thereof, recommended R-2++-14,000 Zoning (Multiple
Family Residential, 17' Height Limit, 14,000 Sq.Ft. Net
Lot Area Per Dwelling) for the subject property.
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I Ilu
0
Chairman Thornburgh made a motion, seconded by
Commissioner Moran, to deny Tentative Tract Map
21555, adopting the appropriate Findings to support
this denial. Unanimously adopted.
Chairman Thornburgh called a recess at 8:25 p.m.; meeting recon-
vened at 8:30 p.m.
Chairman Thornburgh introduced the next item of hearing as
follows:
D. TENTATIVE TRACT MAP NO. 21609, a request to subdivide approxi-
mately 40 gross acres into 34 single-family residential lots,
plus additional street and landscaping lots; Rufus Associates,
Applicant.
At this time, Commissioner Walling advised Chairman Thornburgh
that he must step down, as he had a conflict of interest in
regard to this matter. Commissioner Walling was excused from
participating in the discussion regarding Tentative Tract Map
No. 21609.
Chairman Thornburgh called for the Staff Report.
1. Director Stevens described the project per information
submitted in the Staff Report and by use of wall render-
ings submitted by the Applicant. He reiterated comments
from the Study Session regarding height limits which was
the only issue of concern in this matter. Therefore,
based on the'Findings, Staff recommends approval of this
tentative tract, subject to conditions of approval.
Chairman Thornburgh opened the public hearing at 8:45 p.m.
Speaking for approval of the request were:
- Gregg Linder, 53-178 Avenida Obregon, La Quinta, CA
(Repr. of Rufus Associates)
- Warren Bradshaw, P. O. Box 299, La Quinta, CA (Repr.
of Rufus Associates)
There being no further public comments, Chairman
Thornburgh closed the public hearing at 9:01 p.m.
As a result of Planning Commission discussion that
followed, the consensus was to revise Condition No. 14.(c)
designating Lot "O" as a common lot, and to revise
Condition No. 18 to read as follows:
18. Buildings and related improvements on Lots #1, 2,
3, 4, and 29 shall, as part of the City's approval
- 4 -
0
process, be evaluated to assure that the building
and site design, and particularly the building
height, are appropriately designed to minimize
adverse visual impacts along 50th Avenue.
Chairman Thornbq called for a motion.
2. Commissione4made a motion, seconded by Commissioner
Moran to approve Tentative Tract Map No. 21609 in
accordance with Exhibit "A" and subject to the conditions
of approval, as amended. Approved by a 4-0 vote with one
abstention.
Chairman Thornburgh introduced the next item of hearing as
follows:
E. TENTATIVE TRACT MAP NO. 21846, A request to divide 105 acres
into 22 lots to accommodate 308 residential condominium units
within the PGA West Specific Plan project area; Sunrise
Company, Applicant.
Commissioner Walling rejoined the Planning Commission for
further hearing discussions at this time.
Chairman Thornburgh called for the Staff Report.
1. Director Stevens described the project per information
contained in the 'Staff Report noting that this request is
another extension of the PGA West project. He reiterated
discussion from the Study Session regarding changes in
a few of the conditions of approval. Therefore, Staff is
recommending approval of this request subject to the
conditions of approval, as amended.
Chairman Thornburgh opened the public hearing at 9:15 p.m.
Speaking for approval of the project was:
James L. Resney, V.P., Sunrise Company, 75-005 Country
Club, Palm Desert, CA
There being no further public comments, Chairman Thornburgh
closed the public hearing at 9:17 p.m.
As a result of the Planning Commission discussion that
followed, the concensus was to have Staff review the
language contained in Conditions 6 and 13 prior to the
City Council hearing; to add the following to Condition
#9:
- 5 -
!Ili
" (NOTE: Hydrological analysis is complete and its
recommendations shall be considered with improvement
plans.)"
Further, to revise Condition #14(d) to read as follows:
"A plan showing proposed parking along the private road
system shall be submitted for review and approval to the
Planning Department. The plan shall designate
"no parking" areas and indicate the method of identifying
them."
Add the following at the end of Conditions 26 and 27:
"(NOTE: Noise analysis is complete and its recommendations
shall be considered in building and wall plans.)"
And lastly, to change the reference in Condition 35 from
Parcel Map No. 21055 to Tract No. 21640, and delete
Condition #36.
Chairman Thornburgh called for a motion.
2. Commissioner Brandt made a motion, seconded by Commissioner
Moran, to approve Tentative Tract Map No. 21846 subject to
the Conditions of Approval, as amended. Unanimously
adopted.
At this time, Chairman Thornburgh stated that he must step down
for the next item of hearing as he had a conflict of interest.
He therefore turned the meeting over to Vice Chairman Walling.
Chairman Thornburgh was excused from discussion regarding
Tentative Tract Map'No. 21880.
Vice Chairman Walling introduced the next item of hearing as
follows:
F. TENTATIVE TRACT MAP NO. 21880, a request to divide 417 acres
into 340 lots to provide for 324 single-family residential
lots and an 18-hole golf course, with the remaining 314 acres
of the 731-acre site remaining in a natural, mountainous,
open space; Sunrise Company, Applicant.
He called for the Staff Report.
1. Director Stevens described this project per information
in the Staff Report and the use of wall renderings. He
reiterated issues of concern brought out at the Study
Session regarding some of the conditions. Therefore,
he stated that Staff recommends approval of this request
subject to conditions of approval, as amended.
i"Iu
U
Vice Chairman Walling opened the public hearing at
9:35 p.m.
Speaking in favor of the project were:
James L. Resney, V.P., Sunrise Co., 75-005 Country Club,
Palm Desert, CA
Mike Smith (Engineer on the project), Office Manager of
J. F. Davidson Associates, Palm Desert, CA.
Letters are also on file in the Planning Department from
nearby property owners who have some concern with the
project. The letters received are from:
Richard E. Bell, 180 Crown Point Drive, Carson City,
Nevada; and
Charles & Karen Sodikoff, Route 1, Box 134, Del Mar, CA.
There being no further public comments, Vice Chairman
Walling closed the public hearing at 10:00 p.m.
As a result of the Planning Commission discussion that
followed, the consensus was to grant the Applicant a
continuance to allow additional consideration of the
location of the maintenance facility (fond. #18.(a)),
and the need for and access to "B" Street. The Commission
also concurred to revise a number of the conditions as
follows:
Conditions 6 and 11(c): Review final language with City
Engineer for intent.
Delete Condition 14(a) regarding realigning "B" Street.
Condition #17(c) to be revised as follows:
"A Landscape Maintenance and Lighting District shall be
formed to maintain medians on 52nd Avenue and landscape
and wall improvements on the northerly side of 52nd.
Applicant shall establish, through its Homeowners
Association, provisions to maintain the parking and
setback areas along the south side of 52nd and the east
side of Bermudas contiguous to the project. These
provisions shall allow the City to take over maintenance
if not adequately performed."
Condition #20 to be revised as follows:
- 7 -
"Provision shall be made for a significant viewing
opportunity on both sides of the main project entrance
at 52nd and Washington through the use of landscaping,
lakes, fence design, and setbacks. Provision shall also
be made on Avenida Bermudas near both intersections of
"I" Street with "C" Street for extensive wall setback
and landscaping to enhance views, but open fencing shall
not be required."
Condition #22 shall be revised as follows:
1122. ....of the Fire Marshal, who may approve alternate
means of compliance where deemed appropriate and
equivalent to these standards."
Condition #22 shall be modified by adding the underlined:
it a. ....no less than 25 feet from any building nor
more than...."
Vice Chairman Walling called for a motion.
2. Commissioner Brandt made a motion, seconded by
Commissioner Moran to continue this Tentative Tract Map
No. 21880 request to their next regular meeting of
September 9, 1986. Approved on a 4-0 vote with one
abstention.
Chairman Thornburgh returned to his seat at this time; Vice
Chairman Walling turned the meeting back to him.
Chairman Thornburgh introduced the last item of hearing as
follows:
G. PLOT PLAN NO. 86-274, a request to construct three (3),
two-story, retail/office buildings totaling 10,216 sq.ft.
on a .846-acre site; John Feld, La Quinta Ltd., Partnership,
Applicant.
He called for the Staff Report.
1. Director Stevens described this project per information
in the Staff Report and advised that this matter had been
continued from a previous hearing because of issues
concerning the need for more complete information on
colors and materials and the Planning Commission's request
that a revision be made to the site plan to provide more
openness at the Bermudas/Montezuma corner. He reiterated
issues raised at the Study Session regarding the Planning
Commission's desire to review (on an informal basis) the
landscape plan and their concern regarding Avenida
Bermudas road improvements. Director Stevens advised the
Commission that Staff recommends approval of this request
based on the revised plot plan.
Chairman Thornburgh opened the public hearing at
10.35 p.m.
Speaking in favor of the project was:
John Feld, 2542 Denise Street, Orange, CA.
There being no further public comments, Chairman
Thornburgh closed the public hearing at 10:37 p.m.
The results of the Planning Commission discussion which
followed was their consensus to approve this request
subject to the conditions of approval, as amended:
Modify Condition #6 by adding the following:
"Applicant shall further upgrade the exterior building
elevations through the use of additional plant-ons,
building offsets, material and color variations and/or
similar architectural features. Final building eleva-
tions shall be subject to review and approval by the
Planning Commission."
Add a new condition to the section entitled "Building
Design" as follows:
"Applicant shall further revise the site design to
provide additional setback, up to approximately 10 feet,
at the Montezuma/Bermudas corner. Final site plan shall
be subject to review and approval by the Planning
Commission."
Add subsection "n" to Condition #10 as follows:
"Applicant shall cooperate with the City in providing
transitional road improvements, as required by the City
Engineer, for the intervening 100 feet between the
subject property and other full -width improvements on
the west side of Avenida Bermudas. The City shall be
responsible to acquire any necessary right-of-way and
shall arrange reasonable reimbursement for any off -site
road improvements."
Add the following at the end of Condition #19:
"(Landscape plans shall be forwarded to the Planning
Commission for comment on an informal basis.)"
Chairman Thornburgh called for a motion.
2. Commissioner walling made a motion, seconded by
Commissioner Steding, to approve Plot Plan No. 86-274
based on the revised plot plan in conjunction with
Exhibit A and Exhibits B and C and subject to the
original Conditions of Approval, as amended.
Unanimously adopted.
6. ADJOURNMENT
There being no further items of agenda to come before the Planning
Commission, Chairman Thornburgh called for a motion to adjourn.
Commissioner Steding made a motion, seconded by Commissioner
Brandt, to adjourn to the next regular meeting of the Planning
Commission to be held on September 9, 1986, at 7:00 p.m., in the
La Quinta City Hall, 78-105 Calle Estado, La Quinta, California.
The regular meeting of the Planning Commission of the City of
La Quinta, California, was adjourned at 10:45 p.m., August 26,
1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta,
California.
- 10 -
® 0
MEMORANDUM
CITY OF LA QUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: September 9, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-012
LOCATION: West of Adams Street between Fred Waring Drive and the
Whitewater River
APPLICANT: J.C.C. Enterprises
REQUEST: Amend the Land Use Plan from Medium Density to High
Density Residential on 27.5 acres
BACKGROUND
On April 15, 1986, the Applicant originally submitted a general plan
amendment application with the intension of redesignating portions of
a 251.5-acre site from Low and Medium Density Residential to High
Density Residential for the purpose of developing a 2,380-unit
apartment/condominium project oriented around an 18-hole golf
course. The Applicant subsequently amended his application
redesignating only the southern portion of the project site (27.5
acres) from Medium to High Density Residential (REFER TO EXHIBIT
A).The concept development plan proposes 9.46 dwelling units per acre
on 251.5 acres and with approval of the subject general plan
amendment application, the Applicant would be able to average the
density over the entire area. Staff proceeded to prepare a report
and set the first public hearing for the July 8, 1986 Planning
Commission meeting. Due to the inadequacy of the conceptual plan and
the results of a traffic study prepared for the project (which
concluded that the City's Circulation Plan could not accommodate any
further density increases in the area), Staff could not support
approval of the project (REFER TO THE STAFF REPORT, EXHIBIT B). On
July 7, 1986, the Applicant requested withdrawal of the application
from Cycle II to be further considered in the Cycle III General Plan
Amendment series. The Applicant intends to submit a full development
application to be considered concurrently with the Cycle III
applications. Materials to be submitted will include a Change of
Zone, Tentative Tract Map, and Plot Plan. Staff has been working
with the Applicant to perfect an application package. The Applicant
has indicated that a completed submittal will be accomplished by
September 12, 1986.
V
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 2.
GENERAL PLAN CONSIDERATIONS
The Applicant is requesting a logical and contiguous extension north
of High Density Residential (8-16 units per acre). In evaluating
surrounding property and its General Plan designations, it does not
seem necessary, at this point, to consider expanding higher density
uses to other areas in the vicinity.
Relative to the proposal's significance to other General Plan
policies, it seems appropriate to at least consider changes to other
text portions of the General Plan.
Cultural Resources Element
The proposal includes a public golf course, which to a certain extent
will provide project residents with some open space and recreational
opportunities. The scope of review should include defining how this
public area fits into the City's park dedication policies. Policy
5.1.1. states the following:
"Provide, maintain and operate park and
recreation facilities which are adequate
for the existing and planned population,
using a variable standard between one and
five acres per 1,000 population. The
standard used shall depend upon housing
type, density and the amount and availability
of private open space."
The Open Space/Community Facilities Plan specifies a Community Park
(over 10 acres) location in the general project site vicinity (REFER
TO EXHIBIT C). It may be desirable to determine a more specific
location for the Park.
Community Development Element
Since the Applicant is proposing to average densities throughout a
251.5-acre site with an amendment which covers only 27.5 acres, it
may be appropriate to establish a policy on density averaging and
transfers for various residential projects.
Relative to housing mix and development standards, Policy No. 6.2.4
states:
"The City should evaluate and establish
appropriate standards concerning minimum
floor areas for various types of residential
uses in order to assure adequate housing,
particularly for higher density land use
categories."
0
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 3.
This project will give the City an opportunity to establish minimum
floor area standards with respect to the type of housing proposed.
Recognizing that the Coachella Valley Stormwater Channel
geographically isolates this residential area from the planned
commercial uses along the Highway 111 Corridor, it may be desirable
to consider providing some minor neighborhood support commercial land
uses in the project site vicinity. In this regard, it should be
noted that Policy 6.3.2 of the General Plan defines appropriate
location for neighborhood commercial centers to be along arterial
highways. In this instance, consideration would be limited to
Washington Street, Jefferson Street, and Fred Waring Drive.
PREPARED BY: APPROVED BY:
Gary W. Price Murrel Crump
Associate Planner Planning Director
Atchs: 1. Exhibit A, Land Use Proposal
2. Exhibit B, Report to Planning Commission, July 8, 1986
3. Exhibit C, Open Space/Community Facilities Plan
CITY @F LA
QUINTA
LAND USE PLAN
EXHIBIT A
COMMERCIAL
RESIDENTIAL
0 MIXED COMMERCIAL
❑ VERY LOW DENSITY
,1 -2 dwellings/acre
ImGENERAL .COMMERCIAL
El LOW DENSITY
.2-4 dwellings/acre
COMMERCIAL PARK
- MEDIUM DENSITY
!4-8 dwellings/acre
F
W
HIGH DENSITY
8-16 dwellings/acre
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GPA 86-016
SITE
GPA 86-012
SITE
LIMIT OF
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r
MEMORANDA
CITY OF LA QUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: July 8, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-012
LOCATION: West of Adams Street Between Fred Waring Drive and the
Whitewater River
APPLICANT: J.C.C. Enterprises and City -Initiated
REQUEST: Amend the Land Use Plan from Medium Density Residential
to High Density Residential on 27.5 Acres
1. General Plan: REFER TO ATTACHMENTS la and lb.
2. Zoning: REFER TO ATTACHMENT 2.
3. Existing Conditions: The 198-acre portion of the site owned by
the Applicant is vacant with undulating sand dunes. The 17.4-
acre portion of the site at the northwest corner of Miles Avenue
and Adams Street, .which is proposed for High Density Residential
by a City -initiated action is developed with a mobilehome park
on the west half and the Family Heritage Church (under construc-
tion) on the east half. Other development within the vicinity is
shown on Attachment No. 3.
Regarding public facilities and utilities, the site is accessed
from Washington Street, Miles Avneue, and Fred Waring Drive, all
of which are currently two-lane roads with no curb or gutter.
Adams Street, except for a short segment under construction north
of Miles Avenue, is unimproved. Electric, water, sewer, and
phone service is existing or can be extended to the site.
4. Environmental Assessment: The proposed general plan amendment,
as modified, will allow an additional 220 dwellings on the site.
This will result in incremental increases in the demand for
public services and utilities and in the amount of traffic
generated by future development. The traffic study prepared for
the City (which analyzed the Applicant's original request for 198
acres to be redesignated as High Density Residential) concludes
EXHIBIT B
I
STAFF REPORT - PLANNING COMMISSION
July 8, 1986
Page 2.
that the major streets in the area will be at or above Level of
Service "C" at the buildout of the area under the current General
Plan Land Use Plan. Increases in density will add additional
traffic on these roads (Refer to Attachment No.4 ). Development
of the site will also eliminate a portion of the habitat area for
the Coachella Valley Fringe -Toed Lizard, a rare and endangered
species.
Mitigation of these impacts will be incorporated into the condi-
tions of approval placed on future development. This small
increase in the maximum allowed units over that currently
permitted under the General Plan and which were addressed in the
Master Environmental Assessment is not expected to result in
significant adverse impacts. Future development plans will be
reviewed to determine specific impacts and to develop appropriate
mitigation measures.
5. Project Description: The Applicant is requesting an amendment to
the Land Use Plan on a 27.5-acre portion of the site from Medium
Density Residential (4-8 units per acre) to High Density
Residential (8-16 units per acre). This request for 220 units
more than is currently allowed by the General Plan is requested
to accommodate a total project with 2,380 dwellings on 251.5
acres (Refer to Attachment No.5 ).
This general plan amendment application has been revised from the
original request, which was presented to the Planning Commission
on May 13, 1986. The land use designations on the entire site
would be amended to,a uniform designation of High Density
Residential (8-16 units per acre) to allow the proposed 9.46
dwellings per acre density. In response to concerns that this
amendment may not be approved, and the fact that it would allow
substantially more dwellings that the Applicant intends to
construct on the site, J.C.C. Enterprises formally changed their
request on June 30, 1986.
6. Comments from Other Agencies:
a. City Engineer: The following conditions of approval are
deemed necessary when site development occurs:
(1) The Applicant shall dedicate all necessary public street
and utility easements as required by the City Engineer.
(2) That the Applicant shall construct street improvements
for all abutting public streets and internal private
streets.
STAFF REPORT - PLANNING COMMISSION
July 8, 1986
Page 3.
(3) That the Applicant shall have prepared street improvement
plans (for public and private streets) that are prepared
by a Registered Civil Engineer. Street improvements,
including traffic signs and markings, and raised median
islands (if required by the City General Plan) shall
conform to City Standards as determined by the City
Engineer and adopted by the LQMC. (31' AC over 4" Class
2 Base minimum for residential streets). Street design
shall take into account the subgrade soil strength, the
anticipated traffic loading, and street design life.
(4) The Applicant shall have prepared a grading plan that is
prepared by a Registered Civil Engineer, who will be
required to supervise the grading and drainage improve-
ment construction; and certify that the constructed
conditions at the rough grade stage area as per the
approved plans and grading permit. This is required
prior to issuance of building permits. Certification
at the final grade stage and verification of pad
elevations is also required prior to final approval of
grading construction.
(5) A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan. The
report's recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The
soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. Pursuant
to Section 11568 of the Business and Professions Code,
the soils report certification shall be indicated on the
final subdivision map.
(6) An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements. (i.e., Riverside County)
(7) The Applicant shall pay the required processing, plan
checking and inspection fees as are current at the time
the work is being accomplished by City personnel or
subcontractors for the Planning, Building, or Engineering
Divisions.
(8) The Applicant acknowledges that the City is considering a
City-wide Landscape and Lighting District and by recording
a subdivision map agrees to be included in the district.
Any assessments will be done on a benefit basis as
required by law.
STAFF REPORT - PLANNING COMMISSION
July 8, 1986
Page 4.
(9) Install traffic signals at: Washington Street at Miles
Avenue, if signal warrants met.
(10) The Applicant shall prepare a traffic impact analysis for
on- and off -site traffic circulation, and a signal warrant
study for the Washington Street and Miles Avenue inter-
section.
(11) The Applicant acknowledges that Miles Avenue and Adams
Street widths may increase, dependent upon completion of
the joint City/County Area Circulation Traffic Study.
(12) Construct all facilities for portions of site abutting
the River Channel.
b. Fire Marshal: Portions of the project are beyond the five-
minute response times for units from the Bermuda Dunes and
Indian Wells County Fire Stations.
c. Community Safety Coordinator: Traffic problems should be
thoroughly addressed. Also, fire department response times
and distances should be evaluated.
d. Coachella Valley Water District:
(1) This site isdesignated as Firm Zone C and is protected
from stormwater flows except in rare instances.
(2) There may be erosion of the banks of the stormwater
channel during periods of unusual rainfall and
discharge. Plans for protective works shall be
submitted to CVWD for review.
(3) The district will furnish domestic water and sanitation
services in accordance with district regulations.
(4) This area shall be annexed to Improvement District
No. 55 of CVWD for sanitation services."
e. General Telephone: The proposed change in density has no
effect on future plans to serve the development.
f. Southern California Gas Company: No comments.
g. Desert Sands Unified School District: No direct impact.
All residential projects will impact schools.
h. Chamber of Commerce: No comment.
STAFF REPORT - PLANNING COMMISSION
July 8, 1986
Page 5.
i. Riverside County Planning Department:
(1) The proposed density of 9.5 units per acre would be
consistent with the County's density of 5-8 residential
units per acre west of Washington Street, but would be
inconsistent with the anticipated development north of
Fred Waring Drive which is designated at a density of
2-5 units per acre.
(2) If the project were proposed within an unincorporated
area, the requirements would include the following:
water and sewer service; a minimum roadway Level of
Service "C" be maintained on impacted public road;
43% of the site's net area (excluding rights -of -way,
driveways, and auto storage) be landscaped open space;
that special design treatment be provided along Fred
Waring Drive and Washington Street, both of which are
designated scenic routes; and building setback variation,
alterations in ridgelines and imaginative site plan
layout be encouraged.
j. Comments were requested, but not received from the Cities of
Indio and Indian Wells, and Imperial Irrigation District.
Comments from the Public: No comments have been received
regarding this proposal.
STAFF COMMENTS AND ANALYSIS
Background of Request
The Applicant is requesting an amendment to the General Plan Land Use
Plan which would accommodate a conceptual development of 2,380
dwellings on 251.5 acres at an average overall density of 9.46 units
per acre. Under the original request, which was presented to the
Planning Commission on May 13, 1986, the land use designations on the
entire site would be amended to a uniform designation of High Density
Residential (8-16 units per acre) to allow the proposed 9.46
dwellings per acre density. In response to concerns that this
amendment may not be approved, and the fact that it would allow
substantially more dwellings than the Applicant intends to construct
on the site, J.C.C. Enterprises formally changed their request on
June 30, 1986.
The Applicant is now requesting a general plan amendment only on that
portion of the site south of Miles Avenue, with the current land use
designations on the remainder of the site to remain unchanged. The
proposal is to expand the High Density Residential area approximately
500 feet northward, thereby changing 27.5 acres of Medium Density
Residential to this higher density land use classification. If
STAFF REPORT - PLANNING COMMISSION
July 8, 1986
Page 6.
ent could allow a maximum of 2,380 units on the
approved, this amendm
e number of dwellings shown on the conceptual
site, which is the sam
site plan.
In conclusion, the Applicant has modified the amer endment request from
a uniform to accommodats P
te Densaverageity lintendedential (density 8-16 lOf 9.46aunits dper gacre,
n
to a more minor or fine-tuning adjustment of the Land Use Plan to
accommodate a specific cons_ ej al plan. Plan. The Applicant declined to
submitan actionponcthisnand generalaplanns oamendment isdevelopmentcompletedpreview proval until
aft «v,e rnncevtual
Plan
As discussed during the review of the applications in the City's
second cycle of general plan Alrovaltof the Landtual plan is for
Use Plan amendment
illustrative purposes only. royal of the conceptual
as requested does not confer the City's approval
plan, nor is the Applicant required to submit development plans in
accordance with the conceptual plan. Therefore, consideration of
500 feet northward and
this request is limited to reviewing the appropriateness of and expand -
accordance the High Density Residential area by
adding 27.5 acres
to this property regardless of how the
property M.B. Johnson
111 Corridor area, J.C.C. Enterprises is
Unlike the amendment to Mixed Use Commercial proposed y
Properties in the Highwayuniform land use designation for the entire
not requesting a single,
site. While both requests include only conceptual development plans,7.5
si i. apparent from both the scope of the request (to amend only and
acres of Medium Density Restexttfor theHamendmenttythat 1J CtCal) and
the Applicant's supporting plan with 2,380 units intended
Enterprises has a specific development
for the site.
development plans and
ort higher densities,
A general plan amendment without accompanying
applications makes it more difficult to supp such as
especiallytheeimthe pactseofralProPosedPlan sgeneralonly eplanlamendment, In
traffic, cannot be fully assessed unless a specific development
application is also submitted. Furthermore,
it appears that the
recently adopted Circulation Plan cannot accommodate any significant
icant
density increases.
Review ofiGeneropriatn becausenofNo.
theB6-012, followingsreasons;upon the conceptual
plan, is P
0
STAFF REPORT - PLANNING COMMISSION
July 8, 1986
Page 7.
1. The conceptual plan is for illustrative purposes only,
and the City cannot require the Applicant to submit
development applications in accordance with this request.
2. The conceptual plan does not provide sufficient detail
to adequately assess the project. For example, Justification
No. 2 of the Applicant's "Schedule A" (Refer to Attachment
No. 5) states that the project is "primarily intended for
apartment house rentals". No. 4 states that unspecified
portions of the project will be sold as lots with 16 or
less condominium units each, and No. 5 refers to the project
as an "apartment -like complex".
3. The general plan amendment and the conceptual plan are based
on the following two premises, neither of which can be assured
without the review of a development application:
* The City will allow the transfer of density between
the north and south halves of the project. While the
General Plan allows a maximum of 672 units on the site
north of Miles Avenue, the conceptual plan transfers an
additional 624 units from the south portion for a total
of 1,296 units. This density transfer of 624 units
includes the 220 additional units which could be allowed
if General Plan Amendment No. 86-012 is approved as
requested.
* The proposed amendment of 27.5 acres of Medium Density
Residential is based on the assumption that the City
will approve the future project at the maximum allowable
density for each General Plan Land Use designation on the
site. A guarantee from the City allowing development at
the maximum permitted density, especially in conjunction
with the transfer of density over the site, cannot be
given based only on a conceptual plan.
SUMMARY
Based upon the major factors discussed in the previous section,
consideration of General Plan Amendment No. 86-012 appears premature
without first reviewing and evaluating a specific development plan.
Depending on the City's approval of the main premises for this general
plan amendment - that both the maximum allowable density and the
transfer of density as proposed will be allowed - the determination
as to whether this amendment to 27.5 acres is appropriate or even
necessary cannot be made. For example, if the City approves the
overall project at a density of only 220 units less than the requested
total of 1,380 dwellings, and the Applicant is allowed to transfer
density throughout the entire site, a general plan amendment is not
required. ,
STAFF REPORT - PLANNING COMMISSION
July 8, 1986
Page 8.
CONCLUSIONS
1. The site is within an area which is predominantly vacant.
Existing residential developments within the City and adjacent
to the Bermuda Dunes area range in density from approximately
3 to 6 dwellings per acre.
2. The Applicant's request to expand the existing High Density
Residential area approximately 500 feet northward would add 27.5
additional acres of this classification.
3. No development applications have been submitted for consideration
in conjunction with General Plan Amendment No. 86-012. The
conceptual plan shows an overall average density of 9.46 units
per acre, with a density of 8.18 units per acre on the portion
south of Miles Avenue, and a density of 10.89 units per acre on
the north half of the site.
4. The Applicant modified the amendment request from redesignating
the entire site to High Density Residential, to requesting an
amendment to only 27.5 acres from Medium to High Density
Residential to coincide with the 2,380 units proposed on the
conceptual plan. This amended request is based upon the assump-
tions that at the time development plans are submitted, the City
will approve the use at the maximum allowable density and the
transfer of density over the entire site.
5. Assessment of the impacts of the proposed general plan amendment
cannot be based upon the conceptual plan because this plan is
non -binding and for illustrative purposes only, and lacks
sufficient detail and information.
6. The recently adopted Circulation Plan cannot accommodate any
significant density increases north of Highway 111.
FINDINGS
1. The proposed amendment adding 27.5 acres of High Density
Residential is not supported by development plans for the site.
2. The impacts of the proposed amendment cannot be fully assessed
unless a specific development plan is submitted.
3. The scope of General Plan Amendment No. 86-012, amending only
27.5 acres from Medium to High Density Residential, is based on
policy decisions which can only be made during the City's review
of a specific development plan.
4. The proposed increase in density may not be consistent with the
recently adopted General Plan Circulation Plan.
0
STAFF REPORT - PLANNING
July 8, 1986
Page 9.
STAFF RECOMMENDATION
The Community Development Department recommends denial of General
Plan Amendment No. 86-012.
PREPARED BY: APP ,ROVED ��
Sandra L. Bonner Lawrence L. Stevens, AICP
Principal Planner Community Development Director
SLB:LLS:dmv
Atchs: 1. Exhibit A, Amended
2. Atch. #la, Land Use Plan
3. Atch. #lb, Circulation Plan
4. Atch. #2, Zoning
5. Atch. #3 ., Existing Development
6. Atch. #4, BSI, Inc. Letter Re Traffic Impacts Forcast
7. Atch. #5, J.C.C. Enterprises Letter dated 6/30/86
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MEMORANDUM S q z
K CITY OF LA OUINTA
Caw OF TN��
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: September 9, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-013
LOCATION: Generally West of Washington Street along Calle Tampico
APPLICANT: City Initiated
REQUEST: Amend the General Plan Land Use Plan to lower residential
densities along the Calle Tampico Corridor
BACKGROUND
On June 4, 1986, City Council approved Western Corporation's "Village
Pointe" apartment project on the east side of the Desert Club Drive
alignment, approximately 450' north of Calle Tampico. Concern was
expressed that the increase in dwelling units associated with the
apartment project would intensify an already projected traffic con-
gestion problem on Washington Street. As a means to mitigate this
potential situation, the City Council requested that the City
initiate an amendment to the General Plan to reduce residential land
use densities of properties within the project vicinity. It is noted
that reducing densities in these areas would also provide for less
intense development along Calle Tampico and Washington Street, which
was the original intent of the General Plan for the Village at
La Quinta.
PROJECT DESCRIPTION
Given that the Western Corporation's "Village Pointe" apartment pro-
ject represents an addition of approximately 408 dwelling units over
that which was originally planned in the General Plan (an increase of
roughly 2,500 average daily trips to the area), an appropriate means
to compensate for this increase would be to redesignate the surround-
ing High Density Residential property (8 to 16 units per acre) to a
lower Medium (4 to 8 units per acre) or Low (2 to 4 units per acre)
density land use category. The subject properties include seven (7)
contiguous parcels which, if combined, would contain over 40 acres
(REFER TO MAP EXHIBIT A). All or a portion of these parcels could
be used in the General Plan Amendment to achieve the goal of
lowering the potential cumulative densities in the area. The entire
40-acre site includes the following properties:
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 2.
REFER TO ASSESSOR'S MAP - EXHIBIT B - (Cross -Reference)
Parcel No. Acreage
769-030-004
2.00
Acres
769-030-007
4.05
Acres
769-030-013
3.45
Acres
769-030-015
.09
Acres
769-030-032
18.48
Acres
769-030-033
.36
Acres
* 769-090-001
portion of 11.57
Acres
* Note that a the 11.57 acres is a portion of a 17.58-acre
parcel which contains approximately 11.57 acres of High
Density Residential with the remaining portion (6.01 acres)
having a Medium Density Residential land use category.
The following table presents several development scenarios for these
properties based on selected General Plan land use categories and
includes density bonuses which are either City or State mandated.
COMPARATIVE SCENARIO I
Projected Development
Circumstances
1. At Maximum Density
Level .................
2. At Maximum, Including
10% Design Amenity
Density Bonus.........
3. At Maximum, Including
25% Density Bonus for
Low & Moderate Housing..
4. At Maximum, Including
2 & 3 Combined, (35%
Density Bonus)........
Land Use Categories:
Cumulative Count on 40 Acres
High Density Medium Density Low Density
(Existing)
640 320 160
704 352 176
800 400 200
864 432 216
The following table illustrates the difference between redesignating
the subject 40 acres from High Density Residential to either Medium
or Low Density Residential land uses:
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 3.
COMPARATIVE SCENARIO II
Projected Development Potential Results from Land Use
Circumstances Designation Changes on 40 Acres
Difference:
High to Medium Density
1. At Maximum Density
Level ..............
2. At Maximum, Including
10% Design Amenity
Density Bonus......
3. At Maximum, Including
25% Density Bonus for
Low & Moderate Housing..
4. 2 & 3 Combined
(35% Density Bonus).....
320
352
400
432
Difference:
High to Low Density
om
544
:Il
Adjustments may be made to the General Plan Amendment in terms of the
amount of land to be redesignated and the specific land use categories
to be assigned to offset traffic impacts of the "Village Pointe"
project.
Staff has prepared several alternative methods for considering the
scope of this project, which are as follows:
SCOPE
Alternative No. 1
Redesignate the entire 40 acres of High Density Residential to Medium
Density Residential resulting in a potential unit reduction of between
320 and 432 dwellings. (REFER TO EXHIBIT C)
Alternative No. 2
Redesignate the entire 40 acres of High Density Residential to Low
Density Residential resulting in a potential unit reduction of
between 480 to 648 dwellings. (REFER TO EXHIBIT D)
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 4.
Alternative No. 3
Redesignate a portion of the site, 27.98 acres, from High Density
Residential to Medium Density Residential while retaining the same
land use categories on properties to the south of Calle Tampico
(REFER TO EXHIBIT E). This would result in a potential unit
reduction of between 223 and 302.12 dwellings.
STAFF ANALYSIS
From the standpoint of reducing the most potential units, Alternative
No. 2 would be the most effective means. However, this alternative
may not be considered practical given existing and planned develop-
ment in the area. For example, a Low Density Residential development
may not be compatible with the adjacent "Village Pointe" apartment
project and "Plaza Tampico". Relative to Alternative No. 3, a
reduction in planned density on only a portion of the overall 40-acre
site would not be sufficient to fully mitigate traffic impacts from
the "Village Pointe" apartment project. Alternative No. 1
(encompasing the entire 40 acres) would reduce densities to a
sufficient level, and in Staff's opinion, would be practical in terms
of permitting compatible development. Of course, the Commission in
their evaluation, has the ability to pursue a range of other alter-
natives (i.e., mixing various land use categories on different
parcels within the general vicinity) to achieve the desired reduction
in potential traffic levels on Washington Street.
PREPARED BY: APPROVED BY:
G,w-�
Gary W. Price Murrel Crump
Associate Planner Planning Director
GWP:MC:dmv
Atchs: 1. Exhibit A,
2. Exhibit B,
3. Exhibit C,
4. Exhibit D,
5. Exhibit E,
6. Exhibit F,
Location Map
Assessor's Parcel
Alternative No. 1
Alternative No. 2
Alternative No. 3
BSI Traffic Stud
"Village Pointe"
Map
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Apartment Project
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CONSULTANTS, INC.
Consultants to Governmental Agencies
April 17, 1986
Mr. Larry Stevens, AICP
Planning Director
City of La Quinta
P.O. Box 1540
78-105 Calle Estado
La Quinta, California 92253
REM-P ! D
COMMUOF LA QUINTA
NITY DEVELOPMENT DEPT
ATTN: Gary W. Price, Associate Planner
SUBJECT: TRAFFIC IMPACT OVERVIEW FOR ENVIRONMENTAL ASSESS-
MENT 85-050
Dear Mr. Stevens:
The purpose of this letter report is to address potential
traffic impacts and mitigation projects associated with the
proposed Duna La Quinta land use intensification. Separate
sections are presented below to document Background Informa-
tion, Travel Demand Forecast, Traffic Impacts and Mitigation
Projects.
BACKGROUND INFORMATION
As part of the City of La Quinta environmental assessment
85-050, the need was identified to overview potential traf-
fic impacts. At issue is a request to increase approximately
30 acres of the planned Duna La Quinta development from 13
units per acre to 24 units per acre. This equates to 330
additional multi -family dwelling units.
The subject 30 acres are located north of Calle Tampico,
west of Washington Street, and east of the proposed Desert
Club Drive extension.
TRAVEL DEMAND FORECAST
The 330 additional multi -family dwelling units which would
be constructed upon approval of the request are projected to
generate 2,050 average daily two-way trip ends, and 195 peak
hour trip ends (of which 110 would be inbound and 85 would
be outbound during the PM peak hour). The source of applied
trip generation rates is traffic generation counts collected
by Car Counter Company at the Sunrise Country Club January
25 through January 29, 1979, with generation factors devel-
oped from peak weekday (Friday) data based on 548 dwelling
units.
69-730 Highway 111 • Rancho Mirage, California 92270 • (619) 324-1111
A Berryman & Stephenson Industries Company EXHIBIT F
Mr. Larry Stevens, AICP
April 17, 1986
Page Two
Trip distribution and traffic assignment of the project gen-
erated trip ends was premised upon the following percentage
assumptions: 10 percent to/from the west on Calle Tampico;
20 percent to/from the south on Washington Street; and 70
percent to/from the north on Washington Street. Table I sum-
marizes average daily traffic (ADT) and PM peak hour traffic
assigned to the referenced arterial segments.
Table I.
Arterial Segment
Calle Tampico west
of project access
Calle Tampico east
of project access
Washington Street
north of Calle Tamoicc
Washington Street
Trip Assignment Data
Two-way ADT PM Peak Hour
1,435
135
south of Calle Tampico 410 40
TRAFFIC IMPACTS
Traffic impacts potentially associated with the subject land
use intensification were quantified by volume to capacity
(V/C) ratio analyses of existing ADT, existing plus project
ADT, and cumulative ADT forecasts. The source of existing
ADT was the June 1983 Traffic Impact Report - Duna La Quinta
Specific Plan, prepared by Linscott, Law & Greenspan, Inc.
The source of cumulative ADT forecasts was the 1984 City of
La Quinta Areawide Traffic & Circulation Study, prepared by
BSI Consultants, Inc.
V/C ratios are simply ADT divided by assigned capacity of
10,000 ADT for these segments; as the ratio approaches 1.00
the arterial segment approaches theoretical capacity. Any
ratio in excess of 0.80 indicates less than typical general
plan design level of service "C" conditions are provided.
The calculated V/C ratios are indicated in Table II.
Table
II. V/C
Ratio
Information
Existing
(E)
E + Project
Cumulative
Arterial Segment
ADT
V/C
ADT
V/C
ADT
/ Calle Tampico west
of project access
3,000
0.30
3,205
0.32
N/A
N/A
Calle Tampico east
of project access
3,000
0.30
4,845
0.48
N/A
N/A
Washington Street
north of Tampico
4,336
0.43 -
5,771
0.58
33,435
3.34
Washington Street
south of Tampico
1,830
0.18
2,240
0.22
N/A
N/A
Mr. Larry Stevens, AICP
April 17, 1986
Page Three
TRAFFIC IMPACTS AND MITIGATION PROJECTS
Existing plus project traffic impacts identified for more
detailed analysis include the potential need for traffic
signalization of the Calle Tampico/Washington Street inter-
section (traffic signal warrants based on estimated average
daily traffic are forecasted to be met for minimum vehicular
traffic, as indicated in the attached signal warrant); and
signalization of the project access which is recommended to
be located approximately one -quarter mile (i.e., midway)
between Desert Club and Washington Street intersection). In
addition, a secondary access driveway intersecting Desert
Club is recommended to be spaced 500 foot from Calle Tampico
(as the Desert Club/Calle Tampico intersection is projected
to require signalization for ultimate conditions).
An additional mitigation project to be explored involves the
provision of a separate deceleration/right turn only lane
for westbound Calle Tampico into the project access driveway
as nearly 100 PM peak hour trips may be anticipated (i.e.,
110 PM peak hour inbound trip ends times 90 percent
assignment east of project access equals 99 trip ends).
Cumulative development traffic impact analysis must give
consideration to arterial sizing of Calls Tampico and Wash-
ington Street south of Calle Tampico.
IN CLOSING
Thank you for the opportunity to submit this information.
If we may be of further assistance to you in this matter,
please feel free to call.
Sincerely,
BSI Consultants, Inc.
John Lower, AICP
Project Manager
attch.
1
MEMORANDUM
z
K CITY OF LA OUINTA
CfyOF [MHO
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: September 9, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-014
LOCATION: Miles Avenue Alignment between Jefferson and
Washington Streets
APPLICANT: City Initiated
REQUEST: An amendment to the General Plan Circulation Element to
reclassify Miles Avenue from a Secondary Arterial to a
Primary Arterial.
BACKGROUND
At the culmination of the General Plan adoption process, it was
concluded that given the land use scenario in the north portions of
the City, Miles Avenue would sufficiently handle traffic loads as a
Secondary Arterial. At that time, the City of Indian Wells had an
approved project, known as"Desert Classic", which would have closed
Miles Avenue west of Washington Street. It was believed that Fred
Waring and Highway 111 would be the major east/west regional
thoroughfares, and Miles would act as a major collector to distribute
local traffic. To date, the "Desert Classic" project has not moved
forward and the circulation need for Miles Avenue west of Washington
Street is uncertain. The City of Indian Wells is currently updating
its General Plan, and has not determined whether to project the
extension of Miles Avenue. To the east of La Quinta, the County and
City of Indio will maintain in their policy planning this alignment
as a major thoroughfare, east to Indio Boulevard.
Two (2) general plan amendments along Miles Avenue, which are also
under consideration in this General Plan Amendment Cycle III series,
have initiated a traffic study to determine the need to upgrade the
City's northerly arterial network. These applications include:
- J.C.C. Enterprises; GPA No. 86-012
- C.W. Meisterlin; GPA No. 86-016
(NOTE: Refer to subject scoping reports)
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 2.
The analysis basically concluded that the planned arterial network
will not adequately service buildout of existing General Plan land
uses, regardless of the proposed amendments. The study focused on
the need to upgrade Miles Avenue to provide relief to traffic
congestion on Highway 111. Subsequent to the completed traffic
study, J.C.C. Enterprises amended their application reducing the
overall acreage proposed for High Density Residential from 198 to
27.5 acres, which may have some bearing on projected design capacity
needs.
GENERAL PLAN CONSIDERATIONS
Viewing this proposal in its broader context (that of an amendment to
the City's Circulation Plan) consideration should be given to design
classification of other streets in the immediate vicinity. Referring
to Policy No. 7.5.8. of the Infrastructure Element, it is noted that
a study should be undertaken to determine whether Dune Palms Road
and/or Adams Street should be reclassified in order to function with
48th Avenue as a bypass for Highway 111. Of particular concern are
the cumulative travel demands created on Adams Street north of
Highway 111 from the large, southerly acreage of Mixed Use Commercial
and Commercial Park designated land uses along Highway 111. The M.
B. Johnson General Plan Amendment No. 86-011 resulted in
reclassifying Adams Street south of Highway 111 from a Secondary to
a Primary Arterial due to the added travel demands generated by the
commercial project (REFER,TO MAP EXHIBIT #4). As part of this
overall project, it is Staff's suggestion that a comprehensive
traffic study be prepared for the area, referencing the previous BSI
Traffic Report, which would include a study of Adams and Dune Palms
north of 48th Avenue. This evaluation should also look toward
assuring design compatibility with other adjoining jurisdictions,
including the City of Indian Wells (if appropriate), the City of
Indio, and Riverside County.
PREPARED BY: APPROVED BY:
6--in w� 40��
Gary W. Price Murrel Crump
Associate Planner Planning Director
GWP:MC:dmv
Atchs: 1. Exhibit A, BSI Traffic Study
2. Exhibit B, Circulation Plan
3. Exhibit C, Land Use Plan
4. Exhibit D, GPA No. 86-011-"Exhibit B"
CONSULTANTS, INC.
Consultants to Governmental Agencies
June 30, 1986
Mr. Larry Stevens, AICP
Planning Director
City of La Quinta
78-105 Calle Estado
La Quinta, California 92253
SUBJECT: TRAFFIC IMPACTS FORECASTED FOR GPA 86-012
Dear Mr. Stevens:
This letter report addresses forecasted traffic impacts of
the proposed General Plan Amendment No. 86-012 and the 71
adjacent acres also being proposed for amendment.
The following sections detail Background Information, Travel
Demand Forecast, Traffic Impacts and Conclusions.
BACKGROUND INFORMATION
The project site is south of Fred Waring Drive between Wash-
ington Street and Adams Street. At issue is a request to
increase the current land use designation of 198 acres from
2,160 low to medium,density residential units to 4,024 high
density residential units - a total increase of 1,864 units.
Also under consideration is the 71 acres immediately west
for which an increase of 584 units (i.e., from 559 low to
medium density residential units to 1,143 units of high den-
sity residential units).
Roadway Infrastructure
Roadways that could be impacted by these developments were
subdivided into "links" to facilitate analysis. Each roadway
link was assigned the maximum number of cars (its' capacity)
that it can carry on an average daily basis at an acceptable
level of service (LOS).
This process involves consideration of the number of lanes
and configuration (e.g. median islands, lane widths, etc.)
of the roadway. Table I indicates the arterial link seg-
ments, their general plan designation, and LOS "C" capacity
for general plan buildout of each roadway link segment.
EXHIBIT 1
69-730 Highway 111 • Rancho Mirage, California 92270 • (619) 324-1111
A Berryman 6 Stephenson Industries Company
Mr. Larry Stevens
June 30, 1986
Page Two
Table I. Roadway Infrastructure Data
GENERAL PLAN LOS 'C'
LINK
----
ARTERIAL
--------
SEGMENT
-------
DESIGNATION
CAPACITY
I
FRED WARING DRIVE
WASHINGTON TO ADAMS
----- -------
MAJOR
--------
45,000
2
FRED WARING DRIVE
ADAMS TO JEFFERSON
MAJOR
45,000
3
JEFFERSON STREET
FRED WARING TO HWY III
MAJOR
45,000
4
HIGHWAY Ill
JEFFERSON TO ADAMS
MAJOR
45,000
5
HIGHWAY Ill
ADAMS TO WASHINGTON
MAJOR
45,000
6
HIGHWAY III
WASHINGTON TO MILES
MAJOR
45,000
7
WASHINGTON STREET
HWY III TO MILES
MAJOR
45,000
D
WASHINGTON STREET
MILES TO FRED WARING
MAJOR
45,000
9
WASHINGTON STREET
FRED WARING TO 1-10
MAJOR
45,000
10
MILES AVENUE
WASHINGTON TO ADAMS
SECONDARY
20,000
11
MILES AVENUE
ADAMS TO JEFFERSON
SECONDARY
20,000
12
WESTWARD NO DRIVE
ADAMS TO JEFFERSON
COLLECTOR
10,000
13
ADAMS STREET
FRED WARING TO MILES
SECONDARY
20,000
14
ADAMS STREET
MILES TO WESTWARD NO
SECONDARY
20,000
IS
ADAMS STREET
WESTWARD NO TO HWY III
SECONDARY
20,000
16
DUNE PALMS ROAD
FRED WARING TO HWY 111
SECONDARY
20,000
Levels of Service
Midblock volume to capacity (V/C) ratios for the link seg-
ments were calculated to determine the roadway level of ser-
vice. V/C ratios are simply average daily traffic divided by
the assigned capacity - as the ratio approaches 1.00 the
roadway approaches capacity. General Plan traffic estimates
for average daily traffic, as provided by the City, were
divided by assigned.buildout capacity values. Table II below
indicates that all roadway segments except Fred Waring Drive
would be far over general plan design capacity.
Table II. General
LINK
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
ARTERIAL
FRED WARING DRIVE
FRED WARING DRIVE
JEFFERSON STREET
HIGHWAY III
HIGHWAY III
HIGHWAY III
WASHINGTON STREET
WASHINGTON STREET
WASHINGTON STREET
MILES AVENUE
MILES AVENUE
WESTWARD NO DRIVE
ADAMS STREET
ADAMS STREET
ADAMS STREET
DUNE PALMS ROAD
Plan Average Daily Midblock V/C Ratios
GENERAL PLAN
LOS 'C' GENERAL PLAN LOS C
SEGMENT CAPACITY ADT V/C RATIO
WASHINGTON TO ADAMS
ADAMS TO JEFFERSON
FRED WARING TO HWY III
JEFFERSON TO ADAMS
ADAMS TO WASHINGTON
WASHINGTON TO MILES
HWY III TO MILES
MILES TO FRED RARING
FRED WARING TO I-10
WASHINGTON TO ADAMS
ADAMS TO JEFFERSON
ADAMS TO JEFFERSON
FRED WARING TO MILES
MILES TO WESTWARD HD
WESTWARD HO TO HWY III
FRED WARING TO HWY Ill
45,000
45,000
45,000
45,000
45,000
45,000
45,000
45,000
45,000
20,000
20,000
10,000
20,000
20,000
20,000
20,000
29,000
29,000
75,000
125,000
125,000
123,000
66,000
66,000
66,000
25,000
25,000
N/A
N/A
N/A
N/A
N/A
.64
.64
1.67
2.78
2.78
2.73
1.47
1.47
1.47
1.25
1.25
N/A - DATA NOT AVAILABLE
Mr. Larry Stevens
June 30, 1986
Page Three
It is important to note, however, that the City provided
general plan buildout traffic volume forecasts did not in-
clude five links (links 12 through 16). In addition, no
account was made for the concept of "capacity restraint".
Capacity restraint implies that, rather than experience con-
gested travel conditions, drivers will reroute to other
roadways in the area.
Table III denotes estimated buildout traffic volumes with
application of capacity restraint. Even with these adjust-
ments, 13 of the 16 links exceed capacity. Of most concern
is State Highway 111, where the 100,000 plus average daily
traffic volumes will require freeway design/limited access
standards to provide adequate operation.
Table III. Adjusted General Plan Midblock V/C Ratios
GENERAL PLAN
LOS 'C'
GENERAL PLAN
LOS C
DESCRIF
LINK
ARTERIAL
SEGMENT
CAPACITY
ADT
V/C RATIO
NORTH PI
1
FRED WARING DRIVE
WASHINGTON TO ADAMS
45,000
44,000
.99
Lox Den-
2
FRED RARING DRIVE
ADAMS TO JEFFERSON
45,000
44,000
.98
Medium 1
3
JEFFERSON STREET
FRED RARING TO HWY 111
45,000
60,009
1.33
A
HIGHWAY Ill
JEFFERSON 10 ADAMS
45,000
100,000
2.22
5
PIGHNAY III
ADAMS TO WASHINGTON
45,000
100,000
2.22
6
HIGHWAY III
WASHINGTON TO MILES
0,000
108,000
2.40
SOUTH PI
7
WASHINGTON STREET
HWY III TO MILES
45,000
46,000
1.02
Medium 1
R
WASHINGION STREET
MILES 10 FRED WARING
45,000
46.000
1.02
Nigh Del
9
WASHINGTON STREET
FRED WARING TO 1-10
45,000
46,000
1.02
10
WILES AVENUE
WASHINGTON 10 ADAMS
20,000
25,000
1.25
11
WILES AVENUE
ADAMS TO JEFFERSON
20,D00
25,000
1.25
12
WESTWARD NO DRIVE
ADAMS TO JEFFERSON
10,000
10,000
1.00
MEISIERI
13
ADAMS STREET
FRED WARING 1O WILES
20,000
20,000
1.00
Low Den!
14
ADAMS STREET
MILES TO WESTWARD NO
20,000
20,OOO
1.00
Medium I
IS
ADAMS STREET
WESTWARD NO TO HWY 111
20,000
20,000
1.00
16
DUNE PALMS ROAD
FRED WARING TO HWY 111
20,000
IRi000
.90
TRAVEL DEMAND FORECAST
Circulation impacts associated with the proposed general
plan amendment were projected via the travel demand forecast
process. Trip generation, the first step in travel demand
forecasting, was based on generation rates documented by Car
Counter Company and the Institute of Transportation Engi-
neers Trip Generation - An Informational Report, Third
Edition.
Table IV depicts the number of average daily trip ends that
would be generated under the current general plan and the
number of trip ends generated by the amended general plan.
The final column indicates the additional trip ends that
would be generated from the amendment.
Mr. Larry Stevens
June 30, 1986
Page Four
Table IV. Trip Generation Information
CURRENT GENERAL PLAN
AMENDED
GENERAL PLAN
--------------------
TWO-WAY
INO-NAY
DAILY
DAILY
TRIP ENDS
DESCRIPTION
UNITS
RATE
TRIP ENDS
DESCRIPTION
UNITS
RATE
TRIP ENDS
DIFFERENCE
NORTH PHASE B6-012 AREA
NORTH PHASE 86-012 AREA
Low Density Residential
280
7.48
2,094
High Density Residential
1,"A
6.60
12,566
Medium Density Residential
392
6.21
2,434
672
4,529
8,038
SOUTH PHASE 86-012 AREA
SOUTH PHASE 86-012 AREA
Medium Density Residential
632
6.21
3,925
High Density Residential
2,120
6.60
13,992
High Density Residential
856
6.60
5,65D
I'm
9,574
4,418
MEISTERLIN AREA
MEISTERLIN AREA
Low Density Residential
12
7.48
90
High Density Residential
1,143
6.60
7,544
Medium Density Residential
547
6.21
3,397
559
3,487
4,057
These trip ends were then distributed in terms of direction-
al orientation (on the basis of the relative attractiveness
of travel to and from the project area), and assigned to the
respective roadway links.
Trip assignment percentages were determined based on a
recommended access change for the South Phase from Adams
Street to Westward Ho Drive and assuming one access for the
Meisterlin project on Miles Avenue. Table V indicates the
link assignment percentage for each proposed development.
Table V. Trip Distribution/Assignment Percentages
DAILY
LINK
ASSIGNMENT
PERCENTAGES
TRIP ENDS
1
2
3
4
5
6 7 8
9 10 11
12
13
14
15 16
---------
NORTH PHASE GPA 86-012 8,038
----------------------------------------------------------------
25
10
15
0
0
0 0 40
50 75 25
0
5
15
15 0
SOUTH PHASE GPA 86-012 4,418
10
0
10
0
0
5 5 45
50 75 25
10
10
45
15 0
MEISTERLIN 4,057
0
0
15
0
0
0 15 50
10 100 35
0
0
0
0 0
Average daily traffic volumes forecasted for the individual
links as calculated based on the Table V percentages and
trip ends generated by each proposed development, are shown
in Table VI.
Mr. Larry Stevens
June 30, 1986
Page Five
Table VI. Trip Assignment
DAILY
DAILY TRIP ASSIGNMENT FOR EACH LINK
TRIP ENDS 1 2
------------------"'----------------------------------""-----------------------------------__--------
"'"
3 4
`
5 6
7. 8 9 10 11
"
12
13
14 15 16
NORTH PHASE GPA 86-012 8.038 2.010 804
1.206 0
0 0
""
0 3,215 4,019 6,029 2,010
_
0
402
1,206 1,206 0
SOUTH PHASE GPA 66-012 4,41E 442 0
442 0
0 221
221 1,988 2,209 3,314 1,105
442
442
1,98E 663 0
SUBTOTAL 2,451 804
1,648 0
0 221
221 5,203 6.228 9,342 3,114
442
844
3,194 1,868 0
MEISTERLIN 4,057 SUBTOTAL 0 0
609 0
0 0
609 2,029 811 4,057 1,420
0
0
0 0 0
TOTAL 2,451 804
2,256 0
0 221
821 7,232 7,039 13,399 4,534
442
844
3,194 1,868 0
TRAFFIC IMPACTS
Traffic impacts associated
with
the proposed general
plan
amendment development
increments
were quantified
by
volume
to capacity (V/C) ratio
recalculations.
Table VII shows per link general plan forecasted daily traf-
fic volumes (as modified via capacity restraint application
in Table III) plus additional traffic resulting from GPA 86-
012; and plus the Meisterlin project. In addition, recalc-
ulated V/C ratios (with capacity values assuming buildout of
existing General Plan arterial designations) are indicated
in Table VII.
Table VII. GPA Average Daily Traffic Impacts
GENERAL PLAN
GENERAL PLAN GP
+ GPA 86-012
GP 4 GPA 86-012
LOS 'C'
ADT 4 GP
ADF+GP 86-012
LOS C
+ MEISTERLIN
LINK
ARTERIAL
SEGMENT
CAPACITY
AMEND 86-012
4 MEISTERLIN
VIC RATIO
LOS C VIC RATIO
I
FRED WARING DRIVE
WASHINGTON TO ADAMS
45,000
46,451
46,451
1.03
1.03
2
FRED WARING DRIVE
ADAMS TO JEFFERSON
45,000
44,904
44,804
1.00
1.00
3
JEFFERSON STREET
FRED WARING TO HWY 111
45,000
61,648
62,256
1.37
1.38
4
HIGHWAY III
JEFFERSON TO ADAMS
45,000
100,000
100,000
2.22
2.22
5
HIGHWAY Ill
ADAMS TO WASHINGTON
45,000
100,000
100,000
2.22
2.22
6
HIGHWAY 111
WASHINGTON TO MILES
45,000
108,221
109.221
2.40
2.40
7
WASHINGTON STREET
HWY Ill TO MILES
45,000
46,221
46,029
1.03
1.04
8
WASHINGTON STREET
MILES TO FRED WARING
45,000
51,203
53,232
1.14
1.18
9
WASHINGTON STREET
FRED WARING TO 1-10
45,000
52,228
53,039
1.16
1.18
10
MILES AVENUE
WASHINGTON TO ADAMS
20,000
34,342
38,399
1.72
1.92
11
MILES AVENUE
ADAMS TO JEFFERSON
20,000
28,114
29,534
1.41
1.48
12
WESTWARD NO DRIVE
ADAMS TO JEFFERSON
10,000
10,442
10,442
1.04
1.04
13
ADAMS STREET
FRED WARING TO MILES
20,000
20,844
20,844
1.04
1.04
14
ADAMS STREET
MILES TO WESTWARD NO
20,000
23,194
23,194
1.16
1.16
IS
ADAMS STREET
WESTWARD NO TO HWY Ill
20,000
21,868
21,868
1.09
1.09
16
DUNE PALMS ROAD
FRED WARING TO HWY Ill
20,000
18,000
18,000
.90
.90
0
Mr. Larry Stevens
June 30, 1986
Page Six
CONCLUSIONS
As indicated in Table III and Table VII, buildout of the
General Plan designated arterial network will not adequately
service buildout of existing General Plan land uses, let
alone additional traffic generated by higher intensity dev-
elopment.
The ongoing Highway 111 Specific Plan will need to minimize
the number of intersecting streets and driveways, and
provide for major intersection widening.
Parallel facilities to Highway 111, especially Miles Avenue,
should be upgraded in general plan designation to provide
some relief to Highway Ill traffic.
In addition to general plan arterial designation upgrades,
only intensive trip consolidation measures could mitigate
the traffic impacts associated with the proposed GPA. For
example, as a condition of approval, it may be required that
occupants of the high density residential development parti-
cipate in employee rideshare programs (which would require
that occupants work at the same or closely located major
employers) and shopping/recreation trips.
IN CLOSING
This letter report documents the traffic impact generated by
the proposed general plan amendments. As indicated, the
General Plan designated system of streets will already be so
overloaded that to allow further development intensification
without the upgrading of arterial designations is not feasi-
ble.
If any questions arise upon your review of this information,
please feel free to call me at (714) 558-1952.
Sincerely,
BSI CONS LTANTS, INC.
John Lower, AICP
Project Manager
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CITY OF LA QUINTA
CIRCULATION PLAN
III MAJOR ARTERIAL
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< ® AVENUE 48
HIGHWAY III BYPASS
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GENERAL PLAN AMENDMENT NO. 86-011
APPLICANT: M.B. Johnson Properties
AMEND ADAMS STREET FROM A SECONDARY HIGHWAY TO A PRIMARY HIGHWAY
DESIGNATE ADAMS STREET - AVENUE 48 AS THE 'HIGHWAY II I BYPASS'
EXHIBIT 4
MEMORANDUM�
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: September 9, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-015
LOCATION: Generally southwest of 54th Avenue, along the west side
of the All -American Canal
APPLICANT: Cody & Brady, Architects
REQUEST: To amend the La Quinta Land Use Policy Map from Open
Space to Low Density Residential (2-4 units per acre)
on 9.6 acres. (REFER TO EXHIBIT A)
Description of Request
Applicant requests an amendment of the Land Use Plan from Open Space
to Low Density Residential (2-4 units per acre) in order to facili-
tate processing of the following:
- Change of Zone No. 86-024; a request to rezone the
subject acreage from W-2-20 (Controlled Development;
One Dwelling Unit per 20 Acres) to R-1-12,000; and
- Tentative Tract Map No. 21939; a request to subdivide
the subject acreage into 12 single-family lots.
General Plan Considerations
Although the Open Space designation does not completely preclude any
development activities, it does not specifically provide for a
residential density range; zoning implementing and consistent with
this designation would specify an acceptable development intensity
based on the site's constraints and opportunities. As noted, present
zoning allows for one dwelling unit per twenty (20) acres. The two
larger parent parcels, from which this proposal is drawn, contain in
excess of 125 acres. The request area, presumably, addresses that
portion of the parcel with slopes of less than 20%.
All properties westerly from the canal carry the Open Space land use
designation; the consideration in this amendment request becomes one
of compelling reasons to justify removal from this category and
placement in Low Density Residential., An argument, which could be
��Illy.
STAFF REPORT
September 9,
Page 2.
- PLANNING COMMISSION
1986
advanced, is that the subject
Density Residential land use
the canal than to lands lying
information for this type of
and access provision as those
place/maintain lands in the O
PREPARED BY:
Wallace H. Nesbit
Planning Assistant
WHN:MC:dmv
property is more similar to the Low
area which exists on the other side of
in the Open Space category. Supporting
analysis would include topographic data
subjects are central to the decision to
pen Space category.
APPROVED BY:
Murrel Crump
Planning Director
Atchs: 1. Exhibit A, GPA 86-015
2. Attachment #1, Existing Land Use Plan
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LIMITS OF REQUEST:
OPA 88-015
CITY OF LA QUINT
0
LAND USE PLAN
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° RESIDENTIAL
> � VERY LOW DENSITY ,0-2 dwellings/ecru
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ElLOW DENSITY r .2-4 dwellings/acre
MISCELLANEOUS
® WATERCOURSE/FLOOD CONTROL
❑ OPEN SPACE _
TOTAL SITE
126.8 AC
ATTAC+JMENT #1:
EXISTING LAND USE PLA
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Planning Department
DATE: September 9, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-016
LOCATION: Northeast Corner of Miles Avenue and Washington Street
APPLICANT: Carl W. Meisterlin
REQUEST: To Amend the La Quinta General Plan Land Use Policy Map
of the Community Development Element from Low Density
Residential (2-4 Units Per Acre) and Medium Density
Residential (4-8 Units Per Acre) to High Density
Residential (8-16 Units Per Acre), on Approximately
71.42 Acres.
Description of Request
The Applicant requests an amendment of the Land Use Plan from Low
Density Residential (2-4 units per acre) and Medium Density
Residential (4-8 units per acre) to High Density Residential (8-16
units per acre) over a 71-42-acre site, in order to accommodate an
apartment development proposal at 15.9 units per acre. A preliminary
review of the Applicant's conceptual development plan revealed issues
related to drainage and stormwater detention; as a result, the
Applicant is in the process of redesigning the project. A change of
zone application will also be necessary to implement this
proposal.
General Plan Considerations
Surrounding Land Use: This request is one of three (3) directly
related general plan amendments scheduled for Cycle III (SEE
ATTACHMENT #1 AND STAFF REPORTS; GPA 86-012 AND GPA 86-014). General
Plan Amendment No. 86-012 concerns the surrounding property to the
northeast, east, and south. The Reflections project exists to the
north, while the westerly properties are under the jurisdiction of
Riverside County. Compatibility of the request with the Reflections
project to the north, as well as with the Low Density Residential
designations to the northeast, needs to be considered. Also of
interest is the General Plan policy of limiting building heights
along Washington Street to assure that a low density character is
visually maintained.
STAFF REPORT - PLANNING COMMISSION
September 9, 1986
Page 2.
Traffic and Circulation: The subject area was considered in the
initial traffic study conducted for General Plan Amendment No.
86-012. That study reflects the need to upgrade Miles Avenue to a
Primary Arterial, and the City has initiated General Plan Amendment
No. 86-014 in order to do so. Staff also believes that an upgrading
of Adams Steeet to a Primary Arterial designation is appropriate,
based on these related general plan amendments, as well as the
relation of Adams Street to existing High and Medium Density
Residential designations and the southern Highway 111 bypass route.
Cultural Resources: The general site area contains lands designated
as a neighborhood park location (SEE ATTACHMENT #2). It may be
necessary to look at policies in the Cultural Resources Element with
respect to provision of park land or private recreational
oportunities consistent with the intent of the element, specifically
Policy 5.1.1 (SEE ATTACHMENT #3).
PREPARED BY:
Wallace H. Nesbit
Planning Assistant
WHN:MC:dmv
APPROVED BY:
Murrel Crump
Planning Director
Atchs: 1. Attachment #1, Existing Land Use Plan
2. Attachment #2, Open Space/Community Facilities Map
3. Attachment #3, Excerpt from Cultural Resources Element
i�
CITY QF LA QUINTA
ATTACHM *1 LAN41 USE PLAN
COMMERCIAL RESIDENTIAL
000 8 MIXED COMMERCIAL
VERY LOW DENSITY
.0-2 dwellings/acre
GENERAL .COMMERCIAL
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LOW DENSITY r
.2-4 dwellings/acre
COMMERCIAL PARK
MEDIUM DENSITY
'4-8dwellings/acre
HIGH DENSITY
8-18 dwellings/acre
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GPA 86-012
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LEGEND
NP NEIGHBORHOOD PARK 5-10 ACRES
CI? COMMUNITY PARK OVER 10 ACRES
OPRIMARY ENTRY NODE
OSECONDARY ENTRY NODE
® PRIMARY IMAGE CORRIDOR
SECONDARY IMAGE CORRIDOR
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OPA
ATTAQJJMENT #2
CIT OF LA
QUINTA
OPEN SPACE/COMMUNITY
FACILITIES PLAN
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. TTACHMENT
*3
Implementation Policies:
POLICY 5.1.1
PROVIDE, MAINTAIN AND OPERATE PARR AND
RECREATION FACILITIES WHICH ARE
ADEQUATE FOR THE EXISTING AND PLANNED
POPULATION, USING A VARIABLE STANDARD
BETWEEN ONE AND FIVE ACRES PER 11000
POPULATION. THE STANDARD USED SHALL
DEPEND UPON HOUSING TYPE, DENSITY AND
THE AMOUNT AND AVAILABILITY OF PRIVATE
OPEN SPACE.
POLICY 5.1.2
- FUTURE DEVELOPMENT OF PARRS SHALL
CONFORM TO THE ADOPTED OPEN
SPACE/COMMUNITY FACILITIES PLAN WHICH
INCLUDES A SYSTEM OF COMMUNITY PARRS
(GREATER THAN TEN ACRES IN SIZE WITH AN
AVERAGE SIZE OF THIRTY ACRES),
NEIGHBORHOOD PARRS (BETWEEN FIVE AND
TEN ACRES IN SIZE WITH AN AVERAGE SIZE
OF 7.5 ACRES) AND MINI -PARRS (LESS THAN
ONE ACRE IN SIZE).
POLICY 5.1.3
- THE LOCATION, TYPE AND SIZE OF PARRS
ARE GENERALLY REPRESENTED ON THE OPEN
SPACE/COMMUNITY FACILITIES PLAN USING
STANDARDS IDENTIFIED HEREIN AND
EVALUATING NEEDS IDENTIFIED IN POLICY
5.1.1.
POLICY 5.1.4
- THE CITY SHALL ESTABLISH AS SOON AS
POSSIBLE A PILOT PROGRAM FOR MINI -PARRS
IN RESIDENTIAL AREAS WITH DEFICIENT
OPEN SPACE STARTING WITH THE COVE.
THIS PROGRAM SHALL BE PERIODICALLY
REVIEWED TO DETERMINE HOW EXTENSIVE OF
A MINI -PARR PROGRAM WILL BE
IMPLEMENTED.
POLICY 5.1.5
- PROVIDE PUBLIC FACILITIES WHICH ARE
DESIGNED TO COMPLEMENT PRIVATE
FACILITIES AND ENCOURAGE OPPORTUNITIES
FOR CULTURAL ENHANCEMENT OF THE CITY OF
LA QUINTA.
POLICY 5.1.6
- IN RESIDENTIAL AREAS DEVELOPED
SUBSEQUENT TO THE ADOPTION OF THIS
PLAN, THE CITY SHALL REQUIRE DEVELOPER
DEDICATION OF PARR SPACE OR
INFRASTRUCTURE FEE PROGRAM TO ACHIEVE
THE SAME STANDARDS.
V-2