1987 04 28 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
April 28, 1987 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III.HEARINGS
A. PUBLIC HEARING: PLOT PLAN 87-378
APPLICANT: LANDMARK LAND COMPANY, INC.
LOCATION: ONE ON THE NORTH SIDE OF AVENUE 58,
APPROXIMATELY 3,900 FEET WEST OF MADISON
STREET, AND THE SECOND ON THE WEST SIDE
OF MADISON STREET, APPROXIMATELY 400
FEET SOUTH OF AVENUE 54.
PROJECT: TWO MAINTENANCE FACILITIES
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
B. PUBLIC HEARING: TENTATIVE TRACT NO. 22432
APPLICANT: SUNRISE COMPANY
LOCATION: GENERALLY SOUTHWEST OF AVENUE 54 AND
MADISON STREET, WITHIN PGA WEST
PROJECT: SUBDIVIDE 48+ ACRES INTO 14 RESIDENTIAL
LOTS, ONE PERIMETER LANDSCAPE LOT, AND
SUBSEQUENT STREET LOTS FOR THE PURPOSE
OF CONSTRUCTING 257 CONDOMINIUM UNITS.
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
C'
IV. PUBLIC COMMENT
This is the time set aside for citizens to address the Planning
Commission on matters relating to City planning and zoning which
are not Public Hearing items.
Persons wishing to address the Planning Commission should use the
form provided. Please complete one form for each item you intend
to address and submit the form to the Planning Secretary prior to
the beginning of the meeting. Your name will be called at the
appropriate time.
When addressing the Planning Commission, please state your name
and address. The proceedings of the Planning Commission meeting
are recorded on tape and comments of each person shall be limited.
V. CONSENT CALENDAR
Minutes of the regular Planning Commission meetings of March 24,
1987.
VI. BUSINESS
A.
VII.OTHER
Item: Continued from April 14, 1987
Plot Plan 87-379 - Circle K Market
Applicant: Schuss, Clark & Associates, representing
Circle K Markets
Location: 78-110 Calle Tampico
Project: Remodel of existing facade and incorporation
of a roof -mounted sign
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
Commission Agenda Items: Identification of future
discussion items
Discussion Items:
A. Presentation of fire flow in "The Cove" by Fire Marshal
B. Coachella Valley Area Transportation Study
C. Information Item: Status report on the Sunterra Master
Plan (Indian Wells Convention Center)
VIII. ADJOURNMENT
- - - - - - - - - - - - - - - - - - - - -
NOTE: NO STUDY SESSION ON APRIL 27, 1987
- - - - - - - - - - - - - - - - - - - - -
STAFF REPORT
PLANNING COMMISSION MEETING
DATE:
April 28, 1987
APPLICANT:
Landmark Land Company, Inc.
PROJECT
LOCATION:
1. Maintenance Facility expansion: West side of
Madison Street, 400 feet south of 54th Avenue
(PGA West).
2. New Maintenance Facility: North side of 58th
Avenue, 3,900 feet West of Madison Street.
PROJECT
DESCRIPTION:
PLOT PLAN NO. 87-378: Two Golf Course Maintenance
Facilities with improvements described below
(REFER TO EXHIBITS "A" THROUGH "D").
MADISON SITE: Expansion of an existing PGA West
Satellite Maintenance Facility with the following
features:
* 4500 square foot building expansion
* Expansion of existing parking area
58TH AVENUE: Construction of a new Golf Course
Maintenance Facility on 1.5 acres with the
following features:
* 7500 square -foot building
* 34 vehicle capacity parking area
* Water pump house
* Gasoline storage and pumps
* Storage areas
ZONING
DESIGNATION: R-2 (Multiple -Family Dwellings)
GENERAL PLAN
DESIGNATION: Low Density Residential (2-4 Dwelling units per
acre)
ENVIRONMENTAL
CONSIDERATIONS: An Environmental Impact Report was prepared in
conjunction with the overall "PGA West" Specific
Plan and was certified by the City Council on May
14, 1984. Although maintenance facilities were
considered an integral part of the development in
the environmental document, precise locations and
their associated site specific impacts were not
PROPOSAL
DISCUSSION:
PLANNING REVIEW
AUTHORITY
DEVELOPMENT
STANDARDS:
Setbacks:
Building Height
Parking Spaces
addressed. Therefore, an environmental assessment
was conducted in compliance with the California
Environmental Quality Act. The Initial Study
evaluation has tentatively determined that the
project would not present a significant adverse on
the environment.
Expansion of the Madison Street facility consists
of the doubling of existing building floor area
to further serve the northeastern portion of the
"PGA West" project. The Applicant has indicated
that this project would be the final and ultimate
development of the site.
Construction of the proposed new maintenance
facility along 58th Avenue is being contemplated
to serve the southerly expansion needs of "PGA
West". This project establishes a new use in an
area which presently consists of vacant project
land. This proposal accommodates all aspects of a
self contained maintenance facility including a
water tank and fuel storage facility.
In accordance with Specific Plan No. 83-002
("PGA West") Condition of Approval No. 2, the
Applicant shall secure plot plan and/or tentative
map approvals prior to the issuance of building
permits.
Maintenance facilities are permitted in the R-2
Zone ancillary to a planned residential
development or golf course. The following are
applicable development standards:
REQUIRED/PERMITTED PROVIDED / PROPOSED
Front 20 feet
Sides 5 feet
5 feet
Rear 10 feet
35 feet
Requirements
not specified
Monroe 58th Avenue
Site Site
20
feet
42
feet
8
feet
90
feet
+145
feet
30
feet
50
feet
170
feet
16
feet
16
feet
44(28 added)
34
PERIMETER
LANDSCAPING: Improvements have been made to the Madison Street
11
facility. The Applicant has indicated that
perimeter walls and landscaping are not proposed
to be installed on the 58th Avenue facility until
overall improvements on Avenue 58 are phased in
with the development of "PGA West".
COLOR/DESIGN: The general building design of both proposals is
"Contemporary California" consistent with the
design theme of "PGA West". Colors and building
material are earthtone (see Exhibit D).
ANALYSIS
1. The proposal is in compliance with the La Quinta Municipal Land
Use Ordinance.
2. The proposal is consistent with the La Quinta General Plan and
Specific Plan No. 83-002 ("PGA West").
3. An Environmental Assessment has been prepared for the proposal
and it has been determined that the project will not have a
significant adverse impact on the environment and therefore a
Negative Declaration has been prepared.
4. The 58th Avenue Maintenance Facility establishes development
within the Southern portion of "PGA West".
5. A parcel map should ultimately be submitted for City review and
approval, to separate the maintenance facility use on 58th
Avenue from golf and residential uses within "PGA West".
6. 58th Avenue is designated a primary arterial in the La Quinta
General Plan with a 100 foot continuous right-of-way. The
Riverside County Road Department recommends that no additional
access openings be permitted on 58th Avenue beyond those
proposed, as this street is a designated arterial highway in the
County's General Plan. Appropriate intersection spacing must be
considered as part of the overall street design of 58th Avenue.
It is noted that the "PGA West" Specific Plan delineates one
main entrance to the planned development along 58th Avenue
within the vicinity of the 58th Avenue Maintenance Facility.
7. A landscape plan showing location, size, and type of planting
material has not been provided. At a minimum tree forms and the
perimeter wall should be constructed/installed along the
frontage of 58th Avenue maintenance facility.
8. Full street improvements along the street frontage for the
58th Avenue maintenance facility are not warranted at this
time, however, driveway connection from the property to the
existing street pavement should be provided initially.
9. Permits and/or clearances should be obtained from the City
Engineer (Public Works Director), City Fire Marshall, the
11
Coachella Valley Water District, the Imperial Irrigation
District, Riverside County Environmental Health Department, and
the Desert Sands Unified and/or the Coachella Valley Unified
School District as applicable.
10. The proposal's design, architectural theme, landscaping,
building materials and colors are consistent with the design
approach of "PGA West".
11. Bay doors and major maintenance activities face towards the
interior of "PGA West" and visibly away from public streets.
FINDINGS
1. Plot Plan No. 87-378 as conditionally approved, is generally
consistent with the PGA West Specific Plan, the goals,
policies and intent of the La Quinta General Plan, and the
standards of the Municipal Land Use Ordinance.
2. The subject site is physically suitable for the proposed
development.
3. The design of Plot Plan 87-378 is not likely to cause
substantial environmental damage or injury to fish or wildlife
or their habitat, or cause serious public health problems.
4. The proposed development will not result in violation of
existing requirements prescribed by the Coachella Valley Water
District and the Regional Water Quality Control Board.
5. An environmental assessment has been prepared and reviewed for
this project in accordance with the California Environmental
Quality Act and it has been determined that the project will not
result in a significant adverse impact on the environment and,
therefore, a Negative Declaration shall be filed in connection
with this project.
RECOMMENDATION•
Based upon the above analysis and findings, it is recommended by
minute motion that:
Plot Plan No. 87-378 be approved subject to the attached
conditions; and, that a Negative Declaration be filed in
conjunction with this project.
PREPARED BY THE LA QUINTA PLANNING DEPARTMENT
STFRPLLC
El
PLOT PLAN NO. 87-378
CONDITIONS OF APPROVAL
April 28, 1987
rRNPRAT,
1. Plot Plan No. 87-378 shall comply with the standards and
requirements of City of La Quinta Land Use Ordinance, and all
other City ,County and State applicable laws and ordinances
unless otherwise modified by the following conditions.
2. Plot Plan No. 87-378 shall comply with all applicable conditions
and requirements of Specific Plan No. 83-002, "PGA West", or as
amended and in effect at the time of building permit issuance.
3. This approval shall be used within two (2) years after the date
of final approval; otherwise, it shall become null and void and
of no effect whatsoever. The term "use" shall mean the
beginning of substantial construction of permanent buildings
(not including grading) authorized by this permit, which
construction shall thereafter be pursued diligently to
completion
4. Development of the project sites shall be in conformance with
the Exhibits A, B, C and D as contained in the file for Plot
Plan No. 87-378 unless otherwise amended by the following
conditions.
5. Storage of service vehicles shall be contained within the
maintenance facility compounds
6. Prior to the issuance of building permits, the
applicant/developer shall:
a. Submit for Planning Director approval a formal landscape
plan showing location, size and type of landscape material
to be used for the 58th Avenue maintenance facility.
b. Secure Agricultural Commission approval for landscape
material to be used for the developments.
C. Dedicate to the Coachella Valley Water District any land
needed for the provisions of additional facilities
including, but not limited to sites for wells, reservoirs,
and booster pump stations.
7. Prior to the issuance of a Certificate of Occupancy the
applicant/developer shall:
a. Install or bond for the perimeter wall and tree forms along
the frontage of 58th Avenue in accordance to the approved
landscape plan.
b. Submit to the City all required offers of dedication for
street right-of-way.
PP378CDA
EXHIBIT D
PROPOSED COLORS AND BUILDING MATERIAL
Description
1. Roof Tile:
2. Building Siding:
3. Detailing including doors,
frames, & flashings:
4. Windows:
Color/Material
Light brown flat concrete
Roof tile with a smooth finish:
"Mountain Manzanita:
Light pink earthtone: stucco
siding
Flesh -tone: "Autumn Leaf"
Satin brushed natural aluminum
***Note: A color board has been submitted for review at the
Planning Commission Meeting. The board is also
available for review at the Planning Department office.
PP87378E.XTD
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CASE No. PLOT PLAN NO. 87-378
VICINITY MAP
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STAFF REPORT '
PLANNING
COMMISSION MEETING
DATE:
April 28,
1987
APPLICANT:
Sun Desert
Partners (Dixie Savings & Loan)
PROJECT
LOCATION:
Generally
southwest of Avenue 54 and Madison
Street, within
PGA West.
PROJECT:
Tentative
Tract No. 22432 - A request to subdivide
48+ acres
into 14 residential lots, one perimeter
landscape
lot, and related street lots, for the
purpose of
constructing 257 condominium units.
ZONING
DESIGNATION: R-2 (Multiple -Family Dwellings)
GENERAL PLAN
DESIGNATION: Low Density Residential (2-4 Dwelling Units/Acre)
ENVIRONMENTAL
CONSIDERATIONS: An Environmental Impact Report was prepared in
conjunction with overall "PGA West Specific
Plan" which was certified by the City Council on
May 14, 1984. Mitigation measures were
incorporated into the conditions of approval for
the subject specific plan and are currently being
implemented with each phased development. It was
found that the "PGA West" project would have a
significant environmental impact, and, therefore,
a Statement of Overriding Consideration was
adopted for Specific Plan No. 83-002.
UTILITIES: All utilities exist along PGA Boulevard, and
will eventually be extended to the project site.
Utilities also exist along Inverness Drive.
PROJECT
DESCRIPTION: The project proposes the division of a 48.2 acre
portion of "PGA West" into 257 condominium
units. The subdivision is located in the easterly
portion of "PGA West", surrounded by the
"Stadium" Golf Course.
The project proposes two (2) basic condominium
designs which were previously reviewed for
architectural aspects in Tentative Tract Map No.
20717. The project includes 146 "Champion" units
and 111 "Legend" units (refer to Exhibits B1, B2,
Cl, & C2).
All "Champion" buildings have a front yard set
back of 20 feet. Several of the "Legends"
buildings are within 10 to 15 feet from the street
due to an extended golf cart garage.
The project proposes 8 recreational areas. Each
area contains a pool and the facilities are noted
to be located within 600 feet of the residential
units.
COMPLIANCE WITH
MUNICIPAL LAND
DIVISION
ORDINANCE: The project is in substantial compliance with the
City's adopted standards for land division, and
with the design and layout of Tentative Tract
21641, previously approved as a land sales
subdivision.
CIRCULATION: Tentative Tract 22432 is serviced by a looped
roadway layout. Temporary turn around area will
need to be provided at the south terminus of
Southern Hills.
All roadways are 32' wide, proposing parking on
both sides of the street. Off-street parking
spaces should be provided at pool areas. Oakmont
Street (Lot A-14) should be designated as "No
Parking". Also areas of extreme street curvature
should provide wider pavement, or be restricted to
"No Parking" on either street side. A plan
addressing off-street parking at pool areas and
limitations of on -street parking on Oakmont
and extreme street curvatures should be provided.
DENSITY: Attachment #3 indicates various density
tabulations for all previously approved
development tracts. These are generally based
only on net residential and gross tract approved
densities. Approval of Tentative Tract 22432,
including all golf course, residential and other
land uses previously approved, would establish a
gross density of 1.84 units per acre for current
development within "PGA West".
ADDITIONAL
CONSIDERATIONS: The Applicant has proposed an additional
architectural elevation. A modern style
architecture (REFER TO EXHIBIT C-3) will be
employed for 28 "Champion" units along Inverness
Street within lots 5 and 9. This style is
characterized by a flat roof design and
contemporary arch and wall treatments. This
elevation will provide additional architectural
E
variety, and is consistent with the general design
concepts of the Specific Plan for "PGA West".
STAFF COMMENTS AND ANALYSIS
The proposed project is another development subdivision at "PGA
West" having basically the same building designs and recreational
amenities as other previously approved tracts in the specific plan.
The Applicant's construction drawings will be reviewed by various
public agencies in addition to City departments for code/regulation
compliance before building permits are issued. These agencies will
include the Coachella Valley Water District, Riverside County
Environmental Health Department, Coachella Valley Unified School
District and Imperial Irrigation District.
RECOMMENDATION:
By adoption of the attached Planning Commission Resolution No.**,
recommended to the City Council approval of Tentative Tract No
21641, subject to the attached conditions.
** Next number in sequence will be provided during oral report.
Atch: 1. Location Map
2. Density Tabulations
3. Planning Commission Resolution
STFRPTSU
ATTACHMENT *1
TENTAI7/VET
TRACT NO. 22492
CASTE MAP
\NORTH
CASE No. is 11
TRACT CT #22432 SCALE:
/'� /YO SGALE
ATTACHMENT #3
DENSITY TABULATIONS FOR
PGA WEST
INCLUSION
APPROVED OF REVISED
TRACT 21846 21381 20717 TOTALS 22432 TOTALS
Units Approved by
Planning Comm. 308 138 547 993 257 1250
Units Approved
Administratively
-0-
-0-
65
65
Total Units Approved
308
138
612
1058
Net Residential
Acreage
51.45
40.10
119.70
211.25
Lake Acreage
9.98
2.30
12.50
24.78
Golf Acreage
43.85
-0-
-0-
43.85
Gross Acreage 105.28 42.40 132.20 279.88
Net Residential
N/A 65
(257) (1315)
48.20 259.45
-0- 24.78
-0- 43.85
48.20 328.08
Density
Density (including
lakes)
Density (including
golf & lakes)
Gross Density (All
approvals)
5.99 3.44 4.57 4.70 5.33 4.82
5.01 3.25 4.14 4.21 5.33 4.40
2.93 3.25 4.14 3.55 5.33 3.81
2.93 3.25 4.63 3.78 5.33 4.01
Note: These numbers only reflect development tract approvals given to
Sunrise Company. Approximately 387 additional acres are covered
by approved parcel maps filed by Landmark. These parcels are
devoted to golf course/open space and other non-residential
uses, which, if included, establish the current Specific Plan
Density at 1.58 units per acre (based on 667 acres, 1058
approved units). Inclusion of Tentative Tract 22432 would
increase the figure to 1.84 units per acre.
WN:bja
DENTABUL
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF TENTATIVE TRACT NO. 22432 TO
ALLOW A RESIDENTIAL CONDOMINIUM SUBDIVISION.
CASE NO. TT 22432 - SUN DESERT PARTNERS/DIXIE SAVINGS &
LOAN
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 28th day of April, 1987, hold a duly noticed
public hearing to consider the request of Sun Desert Partners/Dixie
Savings and Loan to subdivide 48.2 acres into 14 residential lots
and 1 landscape perimeter lot generally bounded by Avenue 54 on the
north, Madison Street on the east, PGA Boulevard on the west and
Airport Boulevard extended on the south, more particularly described
as:
A portion of Section 26, Township 6 south, Range 7 east, S.B.B.M.
WHEREAS, said tentative map has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act
of 1970" (County of Riverside, Resolution No. 82-213, adopted by
reference in City of La Quinta Ordinance No. 5), in that the
Planning Director has determined that the proposed tentative tract
has been previously assessed in connection with the PGA West
Specific Plan for which an Environmental Impact Report was approved;
and,
WHEREAS, at said Public Hearing, upon hearing and considering
all testimony and arguments, if any, of all interested persons
desiring to be heard, said Planing Commission did find the following
facts to justify the approval of said tentative tract map:
1. The Tentative Tract No. 22432, as conditionally approved,
is generally consistent with the PGA West Specific Plan,
the goals, policies and intent of the La Quinta General
Plan and Redevelopment Plan, previously approved Tentative
Tract Map No. 21641, and the standards of the Municipal
Land Division Ordinance.
2. That the subject site is physically suitable for the
proposed land division with a cumulative density of 1.84
units per acre.
3. That the design of Tentative Tract Map No. 22432 is not
likely to cause substantial environmental damage or injury
to fish or wildlife or their habitat or cause serious
public health problems.
4. The environmental impacts associated with the proposed
project have been adequately addressed in the certified
Environmental Impact Report prepared for the entire PGA
West Specific Plan. The significant impacts presented by
this project will be appropriately mitigated through
conditions of approval for the project to the extent
feasible.
5. The proposed subdivision will not result in any violation
of existing requirements prescribed by the Coachella Valley
Water District and the Regional Water Quality Control Board.
WHEREAS, in the review of this tentative tract map, the Planning
Commission has considered the effect of the contemplated action on
the housing needs of the region for purposes of balancing the needs
against the public service needs of the residents of the City of La
Quinta and its environs, with available fiscal and environmental
resources.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this case;
2. That it does hereby confirm the conclusion that the previous
Environmental Impact Report for PGA West Specific Plan
assessed the environmental concerns of this tentative tract;
3. That is does hereby recommend to the City Council
approval of the above -described Tentative
Tract Map No. 22432 for the reasons set forth in this
Resolution and subject to the conditions labeled Exhibit A,
attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this day of
1987, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Director
Chairman
EXHIBIT A
CITY OF LA QUINTA
PLANNING COMMISSION RESOLUTION NO.
1. Tentative Tract Map No. 22432 shall comply with the requirements
and standards of the State Subdivision Map Act, the City of La
Quinta Land Division Ordinance, and all other City, County and
state applicable laws and ordinances.
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. The development of the site and buildings shall comply with
Exhibits A, B and C pursuant to the Planning Department's
Tentative Tract Map No. 22432 file as conditionally approved.
The following building and site design conditions shall take
precedence in the event of any conflicts with the provisions of
the tentative tract map.
4. The final map, or any portion thereof, shall not be recorded
until and unless Tentative Tract Map No. 21641 has been recoded.
5. Oakmont Street shall be limited to travel lanes only, with no
standing on parking of vehicles. A program for "no parking"
ldesignations on Oakmont Street and severe curves in locat
streets shall be provided per city requirements.
6. All roof -mounted mechanical equipment shall be screened from
view at all sides by the roof design. Any ground -mounted
mechanical equipment shall be screened from view by methods
approved by the Planning Department.
7. The following setback criteria shall be applied to site design:
a. A minimum front yard setback of 20-feet shall be required
on all residential dwelling units in the project, except
for the "Legend" (Plan 40), which is permitted to have a
15-foot setback to accommodate an accessory golf cart
storage structure.
b. A minimum sideyard setback of five (5) feet (10 feet
between building complexes) shall be required on all
residential units.
8. The Applicant shall comply with the recommendations of the
completed noise analysis for "PGA West".
9. The applicant shall submit plans for street lighting, if any,
for review and approval by the Planning Department.
10. All signing within Tentative Tract No. 22432 shall be subject to
review and approval by the Planning Department.
11. The developer shall retain a qualified archaeologist immediately
upon discovery of any archaeological remains or artifacts and
employ appropriate mitigation measures during project
development.
12. The landscape irrigation systems shall consist of drip, bubbler
or other suitable type of water conservation system.
13. Applicant/developer shall permanently maintain an emergency
access road at the North end of Iverness at 54th Avenue or
at the Madison Avenue maintenance facility.
14. Prior to the issuance of any building permits, the
applicant/developer shall:
a. Secure Agriculture Commission approval for landscape
material to be used within the development.
b. Provide a temporary Cul-de-sac of at least 90 feet in
diameter at the southern termination of Southern Hills
drive.
C. Submit plans for the development of guest off-street
parking spaces around the pool areas.
d. Provide written certification from the Coachella Valley
Water District that the hydrants will be installed and will
produce the required fire flow before any combustible
material is delivered to the job site.
15. Prior to the issuance of an occupancy permit, the
applicant/developer shall:
a. Have installed all the approved landscaping materials,
b. Complied with all conditions of approval.
16. Thirty (30) days prior to the approval of a Final map, the
Applicant/Subdivider shall have submitted to the City Manager
any and all claims or requests for credit toward Infrastructure
Fees attributable from the development of this tract. The City
Manager's report shall be made a part of the Council's
deliberation on a Final Map, and the action of the City Council
in the acceptance or rejection of any such claim or request
shall constitute the complete understanding between parties as
to the disposition of Infrastructure Fees as it may relate to
any future credit.
0 0
STFRPTSU.CON
® ® i
MINUTES V
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall,
78-105 Calle Estado, La Quinta, California.
March 24, 1987
CALL TO ORDER
Chairman Thomas Thornburgh called
meeting to order at 7:00 P.M. The
Donna Velotta.
RM.T, CAT,T,
7:00 p.m.
the Planning Commission
Flag Salute was led by
Chairman Thornburgh requested roll call. Present:
Commissioners Brandt, Moran, Steding, Vice Chairman
Walling, and Chairman Thornburgh. Members Absent: None.
B. Staff Present: Planning Director Murrel Crump,
Principal Planner Jerry Herman, City Manager Ron
Kiedrowski, City Council Member John Pena, and Secretary
Donna Velotta. Also present were Larry Stevens, Planning
Consultant and John Lower with BSIConsultants.
HEARINGS
Chairman Thornburgh introduced the item for hearing as follows:
Specific Plan 86-006 (Highway 111), a request for approval for a
Specific Plan for the area generally bounded by the Coachella
Valley Stormwater Channel on the north, Jefferson Street on the
east, 48th Avenue on the south, and the La Quinta City Limits
on the west. The Plan establishes guidelines regarding land use,
infrastructure, development standards, implementation methods and
other pertinent measures. The request is City initiated.
A. Larry Stevens and John Lower, Consultants, reviewed the
project per the information taken from the staff report, a
copy of which is on file in the Planning Department.
Chairman Thornburgh opened the Hearing at 8:00 p.m. for
public comment.
Members of the public who addressed the Commission were: Andy
Vossler, Maurice Kurtz, George Shelton, Chris VonGohrer,
Paul Selzer, Albert D. Dressler, Joe Harmon.
11
Chairman Thornburgh closed the public comment portion to allow
discussion of the matter by the Planning Commission.
The Planning Commission discussed the concerns and comments
raised by the public and in the staff report. The Commission
discussed various options available to them regarding the
Specific Plan and the possibility of establishing a
Sub -Committee of the Commissioners, comprised of Commissioner
Brandt, Chairman Thornburgh, and Planning Director Crump to
further review the document and make a presentation at the next
Planning Commission Study Session.
B. A motion was made by Commissioner Steding, seconded by
Chairman Thornburgh, to continue the Public Hearing to
April 14, 1987, and further, to have the item scheduled for
the Study Session on April 13th for a report of the
Sub -Committee. Unanimously adopted.
IV. PUBLIC COMMENT
Chairman Thornburgh took this opportunity to thank Donna
Velotta for her many years of service to the City of La
Quinta and, in particular, to the Planning Commissioners.
V. CONSENT CALENDAR
None
VI. BUSINESS
Chairman Thornburgh introduced the items of business as follows:
A. Master Design Guidelines for Multiple Home Construction. A
request from Coachella Valley Land Company, LTD. to
construct 20 single-family dwellings.
1. Planning Director Crump reviewed the request per the
information contained in the Staff Report, a copy of
which is on file in the Planning Department.
2. A motion was made by Commissioner Brandt, seconded by
Commissioner Steding to approve the Master Design
Guidelines subject to an additional review condition
that requires the landscaping to be of a low
maintenance type within the front and side yards.
Commissioners Brandt, Steding, Walling and Chairman
Thornburgh voted Yes and Commissioner Moran voted No.
B. Preliminary Review of a Commercial Building. The
prospective Applicant, Wendell W. Veith, AIA, requests
Planning Commission consideration regarding parking
requirements.
1. Planning Director Crump reviewed the request per the
information contained in the Staff Report, a copy of
which is on file in the Planning Department.
2. A motion was made by Commissioner Steding, seconded
by Commissioner Moran, to receive and file the
Applicant's correspondence and directing the
prospective Applicant to the options presented in the
Staff Report.
C. Review of ministerial and discretionary uses contained in
the Zoning Regulations. The Planning Commissioners accepted
the information prepared which identifies all the uses
within the various zones of the City and how those uses are
reviewed.
D. Commission Agenda Items: Identification of future agenda
discussion items.
1. A request was made to have a presentation by the Fire
Marshal on the fire flows in the "Cove" area.
VII. ADJOURNMENT
Motion made by Commissioner Steding, seconded by Commissioner
Moran to adjourn to the regular meeting of April 14, 1987, at
7:00 p.m. in the La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California. This meeting of the La Quinta
Planning Commission was adjourned at 10:33 p.m., March 24, 1987.
0
MEMORANDUM VI -A
CITY OF LA OUINTA
TO: THE HONORABLE CHAIRMAN AND MEMBERS OF
THE PLANNING COMMISSION
FROM: THE PLANNING DEPARTMENT
DATE: APRIL 23, 1987
SUBJECT: CONTINUED MEETING ON PLOT PLAN 87-379
CIRCLE K MARKET
On April 23, 1987, Mr. Bob Adair, Store Engineering Manager for the
South Pacific Division of The Circle K Corporation, indicated by
phone that the proposed exterior modification will not take place. A
letter confirming this is being sent.
Indefinately continue original design submittal for restudy
consistent with Commission direction and design objectives for The
Village at La Quinta; or deny and close the case.
MEMOCC.003
TO
FROM:
DATE:
SUBJECT:
4
Community Safety Departmi
sl
planning Commission Members
Mike Brown, Fire Marshall
April 20, 1987
Water System
In order to clarify the status of the water system in the cove
portion of our city, and its effect on the fire protection
services, I have gathered the following information for you to see.
1) Several portions of the cove have inadequate fire flow per
insurance services office standards for single family
dwellings.
2) Several portions of the cove have insufficient amounts of
fire hydrants to deliver required fire flows per Uniform
Fire Code (1982).
3) Several portions of the cove water system are inadequately
sized to provide required fire flows, or to install needed
fire hydrants.
4) Inadequacy of water system for fire protection purposes has
had a resultant effect on ISO rating for cove area
(currently rated 8). This has resulted in higher insurance
rates for homeowners in this area.
5) At the present time, the Coachella Valley Water District
has no specifics on paper, plan, or time table, for the
upgrading of the system.
6) Continued building of dwellings in these areas may
adversely effect fire protection services as they relate
to the water system.
7) Current standards of good practice in surrounding cities
require a water system capable of delivering 1500 gpm for
two hours at 20 psi residual operating pressure, per ISO
standards.
7&105 CALLE ESTADO - LA OUINTA CAI IFORNIA 02253 • 161g) 5642246
® 0
Memorandum - Mike Brown
April 20, 1987
Page 2
We have several options at this point that we need to explore.
#1. Halt all construction in areas affected, at least until
questions of city liability can be explored.
#2. Determine and then codify what capabilities we want for
fire protection.
#3. Press Coachella valley Water for design and a time table
for installation of the water system, plus projected
cost.
#4. Establish special construction fee to be set aside for
water system improvements.
#5. Establish assessment district to generate revenue for
cost of construction.
#6. Require installation of NFPA 13D Fire Protection Systems
in all dwellings constructed in affected areas.
There may be other options and the answer may be to implement
a combination of options. Whichever way we go, it is imperative
that we begin now.
Mike Brown
Fire Marshall
MB:es
AREA 1
Lots within: 263
Lots developed: 139
PCT of development: 52.9%
Hydrants: 1 at corner of Tecate & Juarez
flow is substandard
1 at corner of Potrero & Juarez
flow is substandard
1 at corner of Montezuma & Temecula
flow is substandard
1 at corner of Diaz & Temecula
flow is substandard
F-VqRW
Lots within: 87
Lots developed: 31
PCT. of development: 35.6%
Hydrants: 1 at corner of Obregon & Madrid
flow is substandard
AREA 3
Lots within: 427
Lots developed: 210
PCT. of development: 49.2%
Hydrants: 1 at corner of Obregon & Arroba
flow is substandard
1 at corner of Obregon & Colima
flow meets minimum requirements
1 at corner of Obregon & Monterey
flow is substandard
Report - Fire Flow
Planning Commission
April 20, 1987
1 at corner of Rubio & Colima
flow is substandard
1 at corner of Juarez & Arroba
flow is substandard
1 at corner of Madero & Arroba
flow is substandard
AREA 4
Lots within: 30
Lots developed: 2
PCT. of development: 6.7%
Hydrants: None
AREA 5
Lots within: 6
Lots developed: 1
PCT. of development: 16.7%
Hydrants: None
AREA 6
Lots within: 37
Lots developed: 19
PCT. of development: 51.4%
Hydrants: none
AREA 7
Lots within: 67
Lots developed: 34
PCT. of development: 50.7%
Hydrants: none
AREA 8
Lots within: 8
Lots developed: 1
PCT. of development: 12.5%
Hydrants: none
Report - Fire Flow
Planning Commission
Page 3
AREA 9
Lots within: 9
Lots developed: 6
PCT. of development: 50%
Hydrants: none
AREA 10
Lots within: 8
Lots developed: 1
PCT. of development: 12.5%
Hydrants: none
AREA 11
Lots within: 28
Lots developed: 11
PCT. of development: 39.3%
Hydrants: none
TOTAL ALL (11) AREAS
Lots within: 973
Lots developed: 455
PCT. of development: 46.8%
Hydrants: (11)
10 - substandard flow
1 - meets minimum requirements
MS:es
Ah
® _
TO: THE HONORABLE CHAIRMAN AND MEMBERS
OF THE PLANNING COMMISSION-�
FROM: THE PLANNING DEPARTMENT
DATE: APRIL 24, 1987
SUBJECT: STATUS REPORT ON THE SUNTERRA MASTER PLAN
(Indian Wells Convention Center)
The Indian Wells City Council certified on April 16, 1987, the
Sunterra Master Plan Environmental Impact Report (EIR).The approval
certifies that the environmental impacts associated with the Sunterra
development have been evaluated in accordance with the requirements
of the California Environmental Quality Act. The Indian Wells
Planning Commission will be holding a public hearing to consider the
Sunterra Convention Center Project on Thursday, April 30, 1987.
Attached for your reference are excerpts from the final EIR in
response to the comments transmitted by La Quinta
(comment/responses 036 through 042).
La Quinta staff analysis of the responses offered in the Final EIR
are keyed numerically to the EIR responses in the text which follows
below. These analysis remarks should be read with the mentioned EIR
response which is attached.
-036-
Miles Avenue is considered a bypass to Fred Waring Drive and Highway
111. Vehicles constrained by traffic congestion on these main
arterials will be diverted to Miles Avenue. Even incremental impacts
from the Sunterra project should have been evaluated in terms of
warranting a circulation upgrade for Miles Avenue. Miles Avenue is
currently being reviewed for upgrade from a secondary to a primary
arterial in the La Quinta General Plan.
-037-
A suggested mitigation measure, not made in the EIR, would have been
to upgrade Washington Street between Fred Waring and Interstate 10 to
a major arterial with an ultimate right-of-way of 120 feet.
IMI-C
Response adequately addresses cumulative traffic impacts. However,
the statement that some of the projected trips generated from
Sunterra south of Highway 111 in the area would exist with, or
without, the project is not substantiated.
-039-
According to the Sunterra EIR Circulation Appendix, the change from
LOC "C" to "D" is severe particularly in the context of the Coachella
Valley which should strive to maintain, at least to a certain extent
a rural character. LOC "C" is a stable operation situation with
maneuverability somewhat restricted, e.g. adverse signed coordination
or longer queues which cause delays. LOC "D" on the other hand, is
more characteristic of a built out urban environment approaching
unstable traffic flow where small increases in volume can cause
substantial delays. The EIR response basically indicates that LOC
"D" is an acceptable standards of roadways operation.
-041-
Response adequately addresses housing impact given La Quinta's
current housing market. The data provided is for single worker wages
and does not reflect total family incomes; the basis upon which to
qualify home ownership.
-042-
The EIR does not touch upon Indian Wells' Housing Element nor other
housing elements in the Coachella Valley. It is essential that the
proposed mitigation measure be tied closely with all effected housing
elements to adequately respond to Sunterra's probable housing
impact. This would obviously involve the City of Indian Wells'
provision of it's fair share of low and moderate income housing as
mandated by State law.
PREPARED BY THE PLANNING DEPARTMENT
Attachment: Excerpt from Sunterra Master Plan Final EIR
MEMOCCSM.PIW
0
4.3 LOCAL AGENCIES
of La Quinta; Murrel Crump, Planning Di
Comment
036: Miles Avenue should be added to the traffic study.
Miles Avenue, within the City of La Quinta, is desig-
nated as a secondary arterial in the General Plan.
The City is considering upgrading Miles Avenue to a
primary arterial.
Response
036: Other than Sunterra traffic destined for a specific
development on Miles avenue, very limited if any,
Sunterra traffic would be expected to impact this
roadway. This is evidenced by the limited Sunterra
traffic which will occur on Highway 111 and Jefferson
Street in the vicinity of Miles Avenue (see draft EIR,
Figure 21).
Comment
037: The EIR indicates that Washington Street will eventu-
ally be built to four (4) lanes divided. However,
this fails to consider the ultimate need to develop
Washington Street to a six (6) lane expressway to
provide an acceptable level of service (as projected
by La Quinta). The traffic study should consider the
need to eventually expand the size of Washington
Street north of Fred Waring Drive to accommodate
projected traffic volumes. Refer to the adopted
Washington Street Specific Plan.
Response
037: As noted in the draft EIR, and the Preface (Section
3.0), the Sunterra project conforms to SCAG planning
and the need for Washington Street to be a four lane
facility. The further need to expand this roadway's
capacity to six lanes as noted in General Plan studies
for La Quinta is related to approval of development in
La Quinta. However, the potential development of
Washington Street as a six lane roadway is noted.
Comment
038: At project completion, the Sunterra proposal presents
an 11 percent increase in traffic volume potentially
to Washington Street at City buildout. The EIR
addresses trip generation only south of Country Club
Drive and 42nd Avenue. The study needs to further
identify volumes on Washington Street south of Fred
Waring Drive and related traffic distribution at this
intersection.
43
City of La Quinta, Continued
Response
038: Sunterra traffic impacts for the referenced section of
Washington Street are evaluated in the draft EIR and
shown on Figures 21 and 22 (pp 124, 125). A total of
2,620 Sunterra daily volumes on Washington Street
south of Fred Waring Drive are projected which equals
nine percent of the total daily traffic. Six percent
or 1,750 daily trips are expected to continue on
Washington Street south of S.R. 111. Some of these
trips will be to or from homes in the area and would
exist with or without the Sunterra project.
Comment
039:
Based on the La Quinta General Plan, the increased
traffic volume the project will generate on Washington
Street will reduce the level of service (LOS) from LOS
"C" at ultimate buildout to LOS "D". LOS "D" is the
minimum acceptable service level in an urban area.
This is an incremental, but severe impact on La
Quinta's traffic volume flow.
Response
039:
Level of Service D is a generally accepted standard
for roadway operations. In general, this is the level
where the roadway is fully utilized but still opera-
tional during the peak hours. During the off peak
hours the roadways should operate at good levels. As
noted in the draft EIR and the Preface (Section 3.0),
this condition will exist according to the SCAG
areawide development projections and is not solely
related to development of Sunterra.
Comment
040: The traffic study fails to address traffic impacts on
adjoining jurisdictions from service and maintenance
workers' commuter patterns.
Response
040: The traffic impact of Sunterra employees were con-
sidered in the draft EIR for both the trip distribu-
tion assignment (Figure 19) and the project trip
generation included in the analysis. Projected
Sunterra employees vehicle trips were then added to
visitor traffic to produce the total Sunterra traffic
impact as shown on Figure 22 (page 125).
11 44
0
City of La Quinta, Continued
Comment
041: Generally, current impacts on La Quinta's Housing
Market would range with Sunterra employees having
family incomes of between $22,000 and $32,800. There
is potential of 4,431 employees, as identified in the
EIR, who would qualify for home ownership in La
Quinta.
Therefore, additional information needs to be provided
regarding project employee income levels. Specific
income levels of employees will help to determine the
project's impact on La Quinta's current housing
market.
Response
041: The following income levels should be indicative of
those anticipated for Sunterra employees. The wages
shown are for an 800 room convention hotel to be
opened in 1987 in Washington D.C. The hotel will
employ about 780 people. Although the wages shown may
vary because of location, this data is shown as
representative of a new convention oriented hotel.
Percent
of Total Annual (per/hr) Average
Occupation Employees Wages Wage
Management
Security
Housekeepers
Laundry
Engineering/Maintenance
Room Service
Reservations/Front Office
Marketing, Sales, Public
Relations
Food Services
Accounting
Pool & Garden
1.6
$16,000
- $85,000
$33,928
2.7
14,560
(7.00)
- 32,000
16,633
18.5
13,208
(6.35)
- 28,000
13,611
2.7
13,208
(6.35)
- 25,000
14,303
2.9
16,640
(8.00)
- 40,000
19,705
7.3
8,216
(3.95)
- 35,000
11,424
7.6
13,832
- 22,000
14,924
3.1
16,500
- 65,000
28,393
49.2
7,800
(3.75)
- 50,000
11,879
4.2
14,560
(7.00)
- 45,000
18,197
.2
16,494
(7.93)
16,494
These data indicate that Sunterra management and
professional employees with only one wage earner in
the family would qualify for homes in the indicated
range.
45
I
M
E
E
u
City of La Quinta, Continued
Comment
042: The housing mitigation measure requires the City of
Indian Wells to provide redevelopment monies to the
County or cities for the construction of low and
moderate income housing. This mitigation measure is
questionable because it appears to require State
legislation.
Response
042: Mitigation Measure No. 36 is a suggestion which may
enable the City to more readily utilize their
available funds for affordable housing. It is antici-
pated that a resolution to the City's methodology for
providing this type of housing will be provided as
part of the General Plan Housing Element update. This
housing element update is being accomplished as a
separate and concurrent analysis to this Sunterra
environmental impact analysis.
46