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1987 06 09 PCo� tiG AGENDA Fy OF TNt 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 June 9, 1987 - 7:00 p.m. I. CALL TO ORDER Flag Salute II. ROLL CALL III.HEARINGS A. PUBLIC HEARING: GENERAL PLAN AMENDMENT NO. 86-016 APPLICANT: CARL MEISTERLIN-OWNER/HIDDEN VALLEY LTD LOCATION: NORTHEAST CORNER OF MILES AVENUE AND WASHINGTON STREET PROJECT: AMEND THE GENERAL PLAN USE MAP FROM LOW AND MEDIUM DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIAL 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action 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. E L 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 meeting of May 26, 1987. VI. BUSINESS A. Commission Agenda Items: Identification of future discussion items VII.OTHER Discussion Items: A. Sign Regulations VIII. ADJOURNMENT - - - - - - - - - - - - - - - - - - - - - - - - - - - - N O T E NO STUDY SESSION ON JUNE 8, 1987 MR/AGENDA.6/9 ® ® III r STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 9, 1987 APPLICANT: C.W. MEISTERLIN (HIDDEN VALLEY,LTD/OWNER) PROJECT: GENERAL PLAN AMENDMENT #86-016, A request to amend the La Quinta General Plan Land Use Map from Low and Medium Density Residential to High Density Residential, to accommodate a potential apartment project and congregate care facility. PROJECT LOCATION: Northeast corner of Miles Avenue and Washington Street encompassing + 71.4 acres. (See Vicinity Map) EXISTING ZONING: R-1 over + 14.6 easterly acres; R-2-8000 over the remaining + 56.8 acres. EXISTING GENERAL PLAN DESIGNATIONS: Low Density Residential on + 3 acres; Medium Density Residential on + 68.4 acres (see Attachment W . BACKGROUND: Originally, the Applicant had requested a General Plan Amendment to accommodate a typical apartment -type project of 1,100+ units. The Applicant subsequently revised the project concept twice, based primarily on hydrologic engineering design problems and market fluctuations. Due to the non-specific nature of the request, further detailed analysis, such as those employed at time of specific development proposals, are not possible or appropriate at this time. ENVIRONMENTAL CONSIDERATIONS: Environmental Assessment No. 86-062 was prepared pursuant to the requirements of the California Environmental Quality Act (CEQA). The assessment indicated that the project could have a significant effect on the environment, however, mitigation measures can be attached at time of further detailed project review. A preliminary traffic study for the north La Quinta area indicated that upgrading of the Miles Avenue corridor to a Primary Arterial would be MR/STAFFRPT.005 -1- necessary regardless of whether or not the proposed General Plan Amendment is approved. An expansion of the traffic study indicated that, with Miles Avenue as a primary arterial, the increase in traffic from this proposed amendment could be accommodated within the available capacity limits. The environmental assessment's evaluated impacts were based upon buildout of the property at the High Density Residential classification, not on the basis of specific impacts from a precise development plan. SUITABILITY: The Community Development element of the General Plan identifies a lack of apartments to meet senior and local employment needs within the City. Should the amendment be granted, the Applicant proposes a large scale complex, including apartments and the possibility of a congregate care facility geared toward local and regional needs. The High Density Residential designation (8-16 d.u./ac) is defined by areas that, "will accept a wide range of housing types," and, is "appropriate where abutting development is compatible and planned community facilities and commercial services are easily available," (LQGP, VI-5). Riverside County currently designates the west side of Washington Street as Multi -Family Residential at 8-18 d.u./ac. Indian Wells is processing an annexation request for this area, and while it is not likely to remain at a multi -family designation if annexed, the City is pursuing the possibility of developing this area as a destination resort hotel and golf course. (See Attachment #3) The Urban Design Policies relate primarily to Washington Street design, which is classified as a Primary Image Corridor (Policy 6.5.2). As such, any project developed along Washington Street is required to incorporate specific design themes (Policy 6.5.6), a setback of 20 feet for perimeter project walls (Policy 6.5.8), and the establishment of "appropriate building height limits to assure a low density character and appearance" (Policy 6.5.7). Washington Street Specific Plan Relationship: In addition to policies contained in the La Quinta General Plan, the amendment request is affected by provisions of the Washington Street Specific Plan. Relative to the Miles Avenue/Washington Street intersection, upgrading of Miles to a Primary MR/STAFFRPT.005 -2- Arterial will address the needs identified for this area. HISTORY During the development of the General Plan, through many community forums, General Plan Advisory meetings and Public Hearings, it became an established view and strategy to limit High Density Residential uses to only a few areas of the City. During review of the Village Point project, it was noted that the more appropriate location for High Density uses would be in the northern sections of the City where there is more direct access to the remainder of the Coachella Valley. This intent has been addressed with the inclusion of permitting High Density Residential uses within the Mixed -Use Commercial Land Use designation along Highway 111. Two major issues concerning this proposal must be addressed relative to the General Plan. They are the suitability of the project site to accommodate high density development, and the need for additional High Density Land Use designation within the City. EXISTING RESIDENTIAL LAND USE DESIGNATIONS Currently, the General Plan designates 175 acres, or 2% of the land area for the City, as High Density Residential, 1,825 acres, or 21% of the land area for the City, as Medium Density Residential, 5,600 acres, or 63% of the land area for the City, as Low Density Residential, and 210 acres, or 2% of the land area for the City, as Very Low Density Residential. This acreage includes the change of the M.B. Johnson property and excludes the sphere of influence land use designations. Note: The Mixed -Use Commercial, based upon initial drafting of the specific plan, had identified approximately 122.38 acres of High Density developable property, which represents an additional 1% increase to the High Density Residential development land availability. Historically, Low Density land designations encompass the major land area percentage; this holds true for La Quinta. ANALYSIS The principal burden for justification of the amendment request lies with the Applicant (i.e., he must submit evidence as to how and why the proposed amendment would further the goals and policies of the General Plan). Attachment #4 contains the Applicant's project description and justification. As shown on the current Land Use Map, the site is bordered by Medium Density Residential along the north, east and south. A small portion is bordered by Low Density Residential in the northeast corner of the site. The property's current designation of Medium and Low Density Residential would permit maximum development of 559 dwelling units. MR/STAFFRPT.005 -3- The proposed request to High Density Residential would permit development of up to 1,142 units. CONCLUSIONS 1. The current General Plan provides for sufficient High Density Residential development opportunities and is evenly dispersed throughout the City. 2. The more appropriate or suitable locations for High Density Residential (8 to 16 units per acre) is in the northern part of the City adjacent to the existing High Density designated property. The Applicant's conceptual plan demonstrates that the site's size and shape will allow a transition between residential uses along Washington Street, but the land use designation would be an isolated island and not contiguous to other High Density designated property. The provision of adequate buffering along the north and east is achievable, but has not been addressed at this time. 4. An environmental assessment was prepared and it was determined that the redesignation of the site to High Density Residential will not result in a significant change in the overall impacts of development on this site as addressed in the Master Environmental Assessment for the General Plan or the Traffic Study. Additional studies will be required at the time of development plan review of the project is approved. Appropriate mitigation measures will be incorporated into the development approvals. FINDINGS The request to change the Land Use Plan on a 71.4 acre site from Low and Medium Density to High Density Residential is inconsistent with the goals and policies of the La Quinta General Plan. 2. The amount of current vacant High Density Residential (8 to 16 units per acre) land use designated property and Mixed -Use Commercial property adequately provides for development opportunities for the City's higher density projects. 3. Compatibility between the High Density Residential uses on surrounding properties cannot be ensured at this time. 4. There are no physical constraints on the site which would prevent development at the current designation or at High Density Residential. RECOMMENDATION Based upon analysis and finding that adequate land area exists for High Density Residential Land Use development and in areas which MR/STAFFRPT.005 -4- presently may be more appropriately the Planning Commission forward by City Council recommending denial of located, it is recommended that resolution a recommendation to the Case No. GPA 86-016. MR/STAFFRPT.005 -5- CITIF(OF LA QUINTA w LAND USE PLAN COMMERCIAL MIXED COMMERCIAL I RESIDENTIAL GENERAL COMMERCIAL r W W ❑ VERY LOW DENSITY ,P.! •.•S.p./•.ry ���ppp _ COMMERCIAL PARK C r � tow DENSITY r ■-. E••S^S./.eri G A < .i MEDIUM DENSITY ,.-8 d"Wy./...• r � Q O r HIGH DENSITY 6-16 "Oft./.p• W W Q ED Q r J G < G O < W < 2 O � < o ............. ................ ............. ............. ............. ............... ............. ............ .............: GP A 8 6— 0 1 6 •.•.•.•:.•. .•.•.•••. SITE •'•ti•:•:•:•::•: .......... .. .............. .......... .. .............. .......... .. .............. .......... .. ............. .......... .. ... ..... ... .... ........ .... ....••.. ............. ............. ............ .............. ............. 00 m CASE MAD .•.•.•..•.'.•.•....•.•..•. ........ ................ ......... ................ ................ ................ ................. ............... ............... .•, , MILES AVE ................ ............... ................ ............... ................ ............... ................ ............... ................ ............... ................ ............... ................ ............... ................ ............... ................ ............... ORT CASE No. / SCALE: Cam/ , --,rr-A<f Teti ' U) W BE U Z Zd.%w C9 W w _Z Q N J ix W �QQ v � w — N cco o- N N Q M (7 N N N to m p Z O Z Q Q Q Q Q Q Q Q Q H U Q > > > > > > > > > W ti 0 0 0 a J N W ~ J W U Q ILi N M d' N J $ Z fit' m IA m N i N O ) W J Q J W I i U Q Q= W C W w H Q w j I I I O m m U~ 0 J ' i I ''� �. i J cr wo�mw I I� I I I I U? a I W; j m W Q Q Q m Q N Q CO 0 U! 2 W -- N N N M In M m U O.. m m 31 3 ZB 3A 38 TI ZA-MFM 11 N J 3B -R c ZA-MF M 40 TN C ZB 3A N C ` �. ST AVE. a M 2'= 12 1 ZB 42 ND C 28 2A C !A MF _� ^3A 281� 11 2B RNW 2A, SPI85 FRED 2B GPA 86-olb 2A-MF r Loos AVE. 3� M 4S.I R.7E. 2B AT`r Mt1 ,�V% #.3 G•P.A'�BG-gib no (0 (�" Benchmark Consulting Services 712 North Diamond ear Boulevard Diamond ear, California 91M 714-594-0171 April 14, 1987 Mr. Wallace H. Nesbit Planning Assistant APR 15 r City of La Quinta 78-105 Calle Estado , La Quints, CA 92253 RE: GPA 86-016 - Revision of Project Description Dear Wally: Pursuant to the revisions we have made in the development concept relating to the above referenced General Plan Amendment, I have drafted a new project description and enclosed revised exhibits for the project. As you will see from the attachments, the project has changed. While the type of development is changed, however, the density designation we are requesting is the same. We are not anticipating any amendment to our requested designation. The project, as it is now configured, consists of market rate apartments, divided into family and childless oriented groupings; senior rental housing units and a senior citizens congregate care facility. In the case of each development area, the density will not exceed 16 units per acre. As with the previous design, large landscaped setbacks are reserved along Washington Street and Miles Avenue and large areas of open space are reserved within the project. It is our belief that the project, as revised, will provide several housing opportunities not presently found in La Quinta and will located these housing types in an area with infrastructure capable of accomodating them. Added benefits will acrue from the projects ability to provide street improvements on Washington Street and Miles Avenue that will set the tone for future development on these corridors in La Quinta, Indian Wells, and Riverside County jurisdiction. We are prepared to provide you with whatever additional exhibits or information you may require. Please do not hesitate to call. Very truly-- - --- — -- — --- - Yours, — - D V David Schey Enclosures D:mproposal ATTACHMENT 04- Benchmark: A standard by which others are measured. G. P. A J084• 0/10 '0 GPA 86-016 Revised Project Description f' April 10, 1987 GENERAL The project envisioned pursuant to the requested General Plan Amendment consist of several types of multi -family residential type on a 71.42 acre site located at the northeast corner of Miles Avenue at Washington Street. The property presently has a general plan designation allowing medium density residential development except for a small area of low density residential designated in the northeastern corner of the project. The GPA is being requested in order to allow development of approximately 1,140 multi- family rental units. These units are divided among and oriented to four distinct catagories of clientel. The exact quantity of units to be allocated for each market will be more exactly determined as the development process proceeds. Generally speaking, there will be about five hundred apartment units that will be divided between family oriented units and units oriented to singles and childless couples. There is market demand for luxury apartments for both types sufficient to absorb the units in less than three years. The other clients to be addressed are seniors. For senior citzens, two product types are being planned. The first involves apartments oriented toward seniors with active life styles. This included so-called "empty nesters" whose children are grown and and who find no need or desire for the size and maintenance attached to a single family home. They are attracted to developments that have amenities and other persons like themselves with whom to associate. The other grouping of seniors to be served by the development of this project are those who are ambulatory, in relatively good health but are somewhat less mobile and independent then those who were described previously. These seniors want to preserve some independance while benefitting from close association with others like themselves in the areas of recreation and some meals. This type of congregate care facility has been has been very sucessful in many areas of the country and will be well -suited to the senior population already here in the Coachella Valley and to seniors who would like to be here but presently have no facilities of this type to go to. Each of the product types will have recreational amenities connected to them which will orient to the lifestyle of the residents. A major recreational facility with tennis courts, meeting rooms and health facility will be centrally located to enable it to serve all but the congregate care facility which will operate independantly. By utilizing a main "back -bone" road, open spaces and waterscapes, the various types of residents will be afforded the separation of lifestyles they desire. The units are highly designed, will be heavily landscaped and will enjoy ample open space areas. Despite a relatively high density, there will be large, lanscaped setbacks Washington Street and Miles Avenue and both will be improved to the standards determined by the City's General Plan Circulation Element, traffic analysis and the Washington Street Corridor Plan that was recently adopted. AREA CONTEXT The appropriatness of higher density, multifamily development north of Whitewater Channel and along the Washington Street corridor has been recognized in the City's General Plan and in Riverside County's General Plan. The County's General Plan shows a multifamily residential designation at 8-18 units per acre along the entire Washington Street corridor 86-016 Revised Project Description Page two north of Fred Waring Drive and also on the west side of Washington Street from the Whitewater Channel to Fred Waring Drive. It should be noted that latter area is in the GPA -- - sphere of influence of the City of Indian Wells. While it is not likely to remain designated for multifamiy residential if annexed by Indian Wells, that city has explored and is exploring the possiblity of developing the entire area from Washington Street, west to Warner Trail as a destination resort hotel and golf course project. The area along the Washington Street corridor is well suited for higher density development. It enjoys excellent northerly access to Interstate 10 and easily accesses major east -west thoroughfares. This access to major arteries is important for multifamily development in that it allows access to the major employment centers in Palm Springs, Cathedral City, Rancho Mirage, Palm Desert and Indio. At the same time, the close retail areas existing and contemplated in La Quinta will benefit from an added population base within their market areas. The impacts relating to development in this area will be limited to the areas north of SR 111. For the most part, residents in the area north of SR 111 will work and shop in areas away from La Quintals traditional center south of Tampico. There will, however, be opportunity fo these northern area residents to easily access and patronize the village shopping area's the City hopes to develop in this traditional downtown area. From a land use standpoint, it is traditional and, indeed, a well founded tradition, to locate more intensive uses along major thoroughfares as a means of buffering the impacts of these thoroughfares from the less intense uses toward wich the land plan transitions. Washington Street is a major corridor as has been recognized by La Quinta in commissioning the Washington Street Corridor Plan and in the City's initiation of a revision to the Circulation Element to mandate a wider, more beautiful design. It is apparent that the importance of this north -south route is recognized. In order to allow proper mitigation of the effects of this wide boulevard, it is necessary to utilize wide landscape setbacks. These broad areas are designed into the project envisioned by the General Plan Amendment. By utilizing higher densities on the corridor with strict design guidlines to perserve the scenic aspect of the boulevard, and transitioning eastward to lower densities, many concerns from the La Quinta residents near Jefferson and residents of Bermuda Dunes will be mitigated. TRAFFIC The project as proposed will create a much lesser impact on residents north of the Whitewater than projects of a similar density. By designating approximately half of the units for occupancy by senior citzens, there should be significant reductions in traffic loads on surrounding streets. Senior citzens traditionally own fewer cars and make fewer trips per day than do other segments of the population. The congregate care facility goes a step further by utilizing a van for group shuttle serivice to shopping, church and social events. While the buildout of Washington Street and Miles Avenue will be done as they would relate to a typical sixteen unit per acre project, the actual number of trips per day will be significantly less. 11 GPA 86-016 Revised Project Description Page three SUMMARY The project relating to the GPA 86-016 will be substantially reduced in its potential for impact on traffic. The project will meet an existing and projected demand for senior housing and rental housing for adults and families. The project site is ideally located to allow excellent and needed north -south and east -west circulation. This location relative to the circulation system is superior to the sites presently designated for high density residential near the north edge of the Whitewater Channel. Utilizing higher densities on the major arteries such as Washington Street will allow logical transition to lower densities to match those existing easterly and northerly of the site. The higher density range will allow incorporation of greater landscaped setbacks and building setbacks from Washington Street and from Miles Avenue. The overall opportunity to fully implement the City of La Quinta's plans for the Washington Street Scenic Corridor is enhanced by the General Plan Amendment proposed in case number 86-016 and its associated project. MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California May 26, 1987 I II. III IV ►fAl VI. 7:00 p.m. CALL TO ORDER A. Chairman Thomas Thornburgh called the Planning Commission meeting to order at 7:00 p.m. The Flag Salute was led by Commissioner Walling. ROLL CALL A. Chairman Thornburgh requested the roll call. Present: Commissioners Moran, Steding, Vice Chairman Walling, and Commissioner Thornburgh. A motion was made by Commissioner Walling, seconded by Commissioner Moran, to excuse Commissioner Brandt from the meeting. The motion was unanimously carried. B. Staff Present: Planning Director Murrel Crump, Principal Planner Jerry Herman, and Department Secretary Mariellen Ratowski. PUBLIC HEARINGS There were no Public Hearing items. PUBLIC COMMENT No one wished to comment. CONSENT CALENDAR Motion was made by Commissioner Moran and seconded by Commissioner Steding to approve the Planning Commission minutes of May 12, 1987, as submitted. Unanimously adopted. BUSINESS Chairman Thornburgh introduced the business items as follows: A. A referral from City Council regarding Plot Plan 87-380 (Robert C. Monroe) - consideration of permitting a temporary driveway to Calle Estado. 1. Chairman Thornburgh initiated the discussion by questioning the wording of condition 4C which specifies MR/MIN05-26.DFT 11 0 \A*1 VIII the garden wall to be six feet in height. After a brief discussion, it was the consensus of the Commission that the restriction of six feet should be removed from the phrasing of condition 4C. Further discussion followed, with Commissioner Steding expressing concerns over allowing driveway access to Calle Estado, disapproving of the inconsistencies of giving plot by plot considerations prior to implementation of the Village Plan. 2. A minute motion was made by Commissioner Walling and seconded by Chairman Thornburgh to add to condition 4C the allowance of a temporary access from Calle Estado until such time as redesign of Calle Estado occurs, based upon the Village Specific Plan. Commissioners Moran, Walling and Chairman Thornburgh voted in favor; Commissioner Steding voted against. The minute motion was passed by a majority vote. 3. A minute motion was made by Commissioner Walling and seconded by Commissioner Moran to modify condition 4C, eliminating the "six-foot" specification to read only "garden wall". All Commissioners present voted in favor of the motion, which was unanimously approved. Future Agenda Items: There were none identified at this time. DISCUSSION ITEMS A. Summer Schedule: The Commission was advised of the City Council's summer meeting schedule. Chairman Thornburgh suggested that, for the summer season, the Commission meetings be held on an as -needed basis. B. Draft Sign Ordinance: Principal Planner Jerry Herman presented an overall review of the discussion draft to the Commission. C. Information Item: Planning Director Crump advised the Commission of an administrative approval given for a location modification of the maintenance building of the previously approved Madison Street Facility -Plot Plan 87-378. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Moran to adjourn to a regular meeting on June 9, 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 8:45 p.m., May 26, 1987. MR/MIN05-26.DFT e MEMORANDUM CITY OF LA QUINTA V1 TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: THE PLANNING DEPARTMENT DATE: JUNE 9, 1987 SUBJECT: REVIEW AND DISCUSSION OF SIGN REGULATIONS SIGN ORDINANCE DEVELOPMENT City sign regulations are anticipated to evolve through a scenario which has begun with an initial staff drafting of a "Discussion" text; the next level of refinement involves Commission preliminary input to produce a "Hearing Draft"; at the close of the Commission's public hearing(s), there should be a "Recommended or Final Draft" which goes on to the City Council; and, it will then be the Council responsibility to adopt by ordinance a new set of City sign regulations as a part of the Municipal Land Use (Zoning) Ordinance. COMMISSION ACTION AT THIS MEETING Discussion of sign regulations at the current meeting should be for the purpose of refining the text to produce the "Hearing" draft. Commissioners are asked to individually and collectively bring their questions and comments which could result in additions, deletions or changes in the first draft. Copies of this staff draft have not been widely distributed (allowing first for Commission input), but it has been made available to the Chamber of Commerce. Therefore, if major substantive comments are received by the Commission in this discussion review, they may be considered for inclusion. ERRATA ATTACHMENT Some subsequent clarifying language is offered in an attached errata sheet, along with a response to the restaurant grading sign question. FUTURE HEARINGS A formal Public Hearing before the Commission has been tentatively scheduled for June 23, 1987. attachment: Errata MR/MEMOPC.005 FOITITIVO CLARIFICATION CHANGES TO THE DISCUSSION DRAFT OF THE SIGN REGULATIONS 1. Page 7 Section 9.45.070 Appeals ...15 calendar days... 2. Page 10 Section 9.45.100 Prohibited Signs Rotating signs are included in the definition of "Animated Signs" 3. Page 11 Section 9.45.110(2) ...may remain for 60 calendar days... 4. Page 12 Section 9.45.110(4) ...for a maximum 21 calendar days... Section 9.45.110(5) ...may be displayed 30 calendar days ... within seven(7) calendar days... 5. Page 13 Section 9.45.110(7)(a) ...may display such signs no sooner than 60 calendar days —within seven (7) calendar days ... must be removed within seven (7) calendar days... 6. Page 20 Section 9.45.130(C)(1)(a) ...be retained for 10 calendar days... 7. Page 21 Section 9.45.130(C)(1)(a) ...be within 30 calendar days ... sign reclaimed within 30 calendar days... 8. The restaurant health code compliance grading sign is governed by Chapter 6.06 of the La Quinta Municipal Code. The grading sign is required to be posted in a place selected by the health officer at or near each entrance to the restaurant, so as to be conspicuous to patrons. 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