1987 09 22 PC-�A�
o` c e C e
V � �
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OF TNtJ
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 22, 1987 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III.HEARINGS - NONE
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 - NONE
MR/AGENDA.922
VI. BUSINESS
A. Item: Master Design Guidelines for Multiple Home
Construction (MDG No. 87-002).
Applicant: The Lendel Corporation
Location: The "Cove" Area
Project: Approval of Master Design Guidelines
1. Staff Report
2. Commission Discussion
3. Commission Comments
B. Commission Agenda Items: Identification of future
discussion items
VII.OTHER
Discussion Items:
-=--C�A6= (TO BE RESCHEDULED)
:e�sesaseearj;=13 qsmsapDmstg�ret
B. Interpretation of allowable land use within the High
Density Residential land use designation of the General Plan.
VIII. ADJOURNMENT
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- - - - - - - - - - - - - - - - - - - - - - - - - - - -
SEPTEMBER 21, 1987 STUDY SESSION CANCELLED DUE TO LACK OF
PUBLIC HEARING ITEMS
- - - - - - - - - - - - - - - - - - - - - - - - - - - -
- - - - - - - - - - - - - - - - - - - - - - - - - - - -
MR/AGENDA.922
R
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: SEPTEMBER 22, 1987
APPLICANT: DESERET HOMES, INC./LENDEL CORPORATION
7220 TRADE STREET, SUITE 100
SAN DIEGO, CALIFORNIA 92121
PROJECT LOCATION: THE AREA REFERRED TO AS THE "COVE"
PROJECT: MASTER DESIGN GUIDELINES FOR MULTIPLE HOME
CONSTRUCTION (MDG NO. 87-002)
ZONING DESIGNATION: SPECIAL RESIDENTIAL
GENERAL PLAN
DESIGNATION: MEDIUM DENSITY (4-8 DWELLING UNITS PER ACRE)
ENVIRONMENTAL
ASSESSMENT: CATEGORICALLY EXEMPT
BACKGROUND
Section 9.03.034 of the Special Residential Zoning Ordinance requires
developers who have obtained, or are requesting, 20 or more approvals
for single-family dwellings in the Special Residential Zone to apply
for and obtain Master Development Guideline approval from the
Planning Commission.
To date, the Applicant has received 14 single-family dwelling
permits, all of which are in escrow to be sold to individual owners.
Four units are finaled; the remainder are in various stages of
construction.
Regarding this proposal, the Applicant desires to construct a new set
of 20 homes at the same time, as all previously built homes are sold
and additional sales orders are being received; i.e., his inventory
is depleted. Sales information will be required prior to permit
issuance for each unit.
ANALYSIS
The Applicant proposes a total of eight (8) different exterior
elevations using three (3) standard floor plans. The plans meet or
exceed the minimum development requirements for this area. Further
staff review will be conducted at the time of precise plan
MR/STAFFRPT.013 1
ll
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application (see Attachments 4-6). Minor changes to the development
scenario as submitted may be required by staff, such as additional
color variations, architectural embellishments, compliance with
landscape standards, etc.
RECOMMENDATION
The building information submitted meets the requirements of the
Master Design Review Guidelines. The Applicant should be permitted
to construct all 20 of the proposed homes (further review will be
conducted under the precise plan review), subject to the following
condition:
1. One (1) additional color scheme"shall be submitted for
stucco, trim and tile that substantially varies from the
three approved schemes, yet is compatible with existing
schemes being employed in the Cove. This scheme shall be
utilized when units are located adjacent to, or otherwise
within 250 feet of, one another. One (1) additional roof
tile product shall also be provided.
attachments: 1. Site Location Listing
2. Site Location Map
3. Color Schemes
4. Floor Plan A and Elevations
5. Floor Plan B and Elevations
6. Floor Plan C and Elevations
MR/STAFFRPT.013 2
DESERET HOMES, LTD.
CITY OF LA QUINTA - BUILDING DEPARTMENT
MASTER PLAN SUBMISSION
'---------
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;--------- ;---------1
:SEOUENCE.
1 LOT
BLk:
STREET
1 PLAN- 1 COLOR
NO
1 NO
NO
1
ADDRESS
ELEVATION; SCHEME ;
---------;-------I-------
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1
14 1
230
153700
AVENIDA
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1 B-2 1 3 ;
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271
:54645
AVENIDA
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271
:54665
AVENIDA
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; B-3 ;
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4
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66
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AVENIDA
RAMIREZ
1 C-3
---------
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15 1
64
152400
AVENIDA
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; C-3R ; 2
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6
; - ._.-_..
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84
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152390
AVENIDA
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; B-3 _
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119
151600
AVENIDA
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II
; II 1
159
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AVENIDA
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1 7 ;
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152455
AVENIDA
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; A--2 ;
----------
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96
152145
AVENIDA
MARTINEZ
1 C-1R 2
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1 11
1 7 1
213
153.365
AVENIDA
VILLA
1 C-3 1
'-----------
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38
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AVENIDA
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--------- ;---------;
13
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AVENIDA
VILLA
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AVENIDA
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1 A-IR 1 1 ;
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; 13 1
151
1*****
AVENIDA
HERRERA
1 B-3 ; 1 ,
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1 17
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;*****
AVENIDA
DIAZ
iB-: ; 1 1
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1 17
1 15 ,
154
1*****
AVENIDA
CARRANZA
1 B-3 1 ;
18
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226
1*****
AVENIDA
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AVENIDA
MARTINEZ
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NAVARRO
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Color Schemes
Color * **
Scheme Stucco Garage Door/Fascia/Front Door
1 B-348 3/4 454
2 B-332 452
3 47 22
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DESERET HOMES
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FROM:
DATE:
SUBJECT:
MEMORANDA
CITY OF LA OUINTA
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HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
PLANNING AND DEVELOPMENT DEPARTMENT
22, 1987
INTERPRETATION OF ALLOWABLE LAND USES WITHIN THE
HIGH DENSITY RESIDENTIAL LAND USE DESIGNATION OF
THE LA QUINTA GENERAL PLAN
On October 27, 1986, the Planning Commission determined (see Staff
Report Attachment #1) that commercial uses, whether office or retail,
were not appropriate within the High Density Residential land use
category of the La Quinta General Plan. This determination was made
pursuant to a preliminary application review of a proposed combined
residential/office complex.
Another request has come before the Planning and Development
Department to utilize the same site as a real estate office (see
Attachments #2 and #3; correspondence dated August 17, 1987 and
August 20, 1987). The Applicant is requesting Planning Commission
consideration of the new request. Use of the office would be
temporary (i.e., 10-12 months).
FACTS
1. The current R-3 zoning district identifies the Applicant's use as
being permitted.
2. The P.-3 zoning district has been determined to be the closest
zoning district consistent with the General Plan High Density
Residential land use designation.
3. The General Plan High Density Residential land use designation
does not identify any permitted commercial land uses.
MR/MEMOPC.008 1
The recent market analysis prepared for the Village Specific Plan
concluded that only a portion of the area designated for "Village
Commercial" can be absorbed by local market design. Permitting
general commercial uses within the High Density Residential land
use classification would, potentially, add to a over supply.
Also, residentially -designated property is typically less
expensive than commercially -designated property which will only
encourage the residential property to develop with commercial
land uses to the detriment of the Village Commercial area.
2. The boundary which specifically separates the Applicant's
property could appear to be questionable; however, upon closer
review, the boundary was created to separate existing commercial
uses or designated only those properties fronting along major
streets.
Some commercial uses, such as a bed and breakfast or a resident
art studio, are appropriate in the High Density Residential land
use designation rather than general professional office uses.
Upon development of the zoning ordinance, these and other
specific uses will be analyzed.
The existing High Density Residential land use designation for
the area is viable in that it provides an alternative living
environment adjacent to commercial uses for shopping and/or work
convenience.
RECOMMENDATION
Based upon the analysis, it is recommended that general commercial
uses in the High Density Residential land use designation not be
found consistent with the intent of the General Plan.
attachments: #1 Initial Planning Commission Report: Preliminary
Proposal
#2 Request for Planning and Development Department
Decision
#3 Request for Planning Commission Interpretation
#4 Vicinity Map
MR/MEMOPC.008
0
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the'Planning
Commission
FROM: Planning Department
DATE: October 27, 1986
SUBJECT: Interpretation of Allowable Land Uses with the High Density
Residential Land Use Designation of the La Quinta General
Plan.
Recently, the Planning Commission reviewed Plot Plan No. 86-361, a
commercial, retail/residential, mixed -use project. The Planning
Commission determined that such a use is consistent with the intent
of the Village Commercial land use category, but did not indicate
that such projects with multi -family units would be compatible.
The Planning Department is reviewing a preliminary proposal on
Avenida Navarro, adjacent to and north of Plot Plan No. 86-274
(directly north of the Black Gold Gas Station). This proposal is
located within an area designated High Density Residential on the
Land Use Policy Map (SEE ATTACHMENT NO. 1). Is it appropriate to
consider a mixed -use development of this type to be consistent with
the High Density land use category; i.e., should some types of
commercial uses be allowed within the High Density Residential
classification? The Applicant's proposal consists of one (1),
residential apartment unit, to be occupied by the owner of the
building, and two (2), ground floor office areas. The site is zoned
R-3 (General Residential), which allows both professional office and
residential uses. High Density Residential uses generally allow or
provide for some types of commercial uses in conjunction with
primarily residential land uses. The La Quinta General Plan does not
directly provide for this in its description of the High Density
Residential classification (SEE ATTACHMENT NO. 2), though it does
imply a relationship with the Village area.
PREPARED BY THE PLANNING DEPARTMENT
Atchs: 1. Atch #1, Land Use Map Showing Site Location
2. Atch #2, High Density Residential Category,
La Quinta General Plan
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El
condominium projects at the appropriate
density range as indicated for the PGA
West project and other projects east
of Washington Street:
Medium Density: Medium Density Residential (4.0-8.0
dwelling units acre) - Densities within
this�icatTion can include more
housing types and provide some
opportunities consistent with the
Housing Element. This density is best
characterized by the residential
development in the Cove area.
High Density: High Density Residential (8.0-16.0
dwelling unts per acre - This
classification will accept a wide range
of housing types including
single-family units, mobile homes,
condominiums, townhouses, and
apartments. The higher density is
appropriate where abutting development
is compatible and planned community
facilities and commercial services are
easily available.
The plan calls for a limited amount of
this use as a component of the Downtown
'Village Commercial" -area. The
opportunity for pedestrian access to
shops and recreation makes this a
unique potential for a special "center"
within La Quints.
Implementation Policy:
POLICY 6.2.1 - ALL NEW DEVELOPMENT SHALL CONFORM TO
THE BUILDING INTENSITY (AS DEFINED BY
THE DENSITY RANGE) SHOWN ON THE LAND
USE PLAN MAP. OVERALL BASE DENSITY OF
THE DEVELOPMENT SHALL NOT EXCEED THE
MAXIMUM DENSITY FOR THE SITE.
INDICATED DENSITY EXCLUDES
RIGHTS -OF -WAY FOR STREETS IDENTIFIED IN
THE CIRCULATION PLAN.
POLICY 6.2.2 - PROJECTS WHICH INCLUDE A MIXTURE OF
RESIDENTIAL HOUSING TYPES SHALL BE
ENCOURAGED AS A MEANS OF IMPLEMENTING
THE CITY'S HOUSING ELEMENT.
ATTACHMENT f't
VI-5
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August 17, 1987
City of La Quinta Planning Department
78105 Calle Estado
La Quinta, CA 92253
ATTENTION: Mr. Herman
Re: DESERET HOMES
Dear Mr. Herman:
AUG 18 1987
CITY Of LA QUINTA
PIANWNG0 & DEVELOPMENT DEPT.
It is our intention to lease 51172 Navarro in the City of La Quinta
to be used as a Real Estate office for Deseret Homes, Ltd. The
property is located in R-3 zoning and would be acceptable to this
use according to zoning guidelines.
I would appreciate a decision by the La Quinta Planning Department
that would allow us to continue with our plans. Please contact me
as soon as possible to inform me of the departments decision.
Very truly yours,
DES)EVET HOMES,
jhe/Lenc2el Corporatkyn, General Partner
Keith Lindley, Field Superintendent
K1/jkm
ffi7`7 cmmcNr *Z
7220 TRADE STREET . SUITE 100 . SAN DIEGO • CALIFORNIA 92121 . (619) 693-8444
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August 20, 1987
City of La Quinta
Planning Department
58105 Calle Estado
La Quinta, CA 92253
To Whom It May Concern:
KL:CiLAVA:_0
AUG u 1 1987
CITY OF LA QUINTA
PLANNING & DEVELOPMENT DEPT.
We are requesting permission to operate a real estate office at
51172 Navarro. The existing zoning is R-3 and a real estate office
is allowed. The inconsistancy of the general community plan and
the R-3 zone does not allow the planning department staff to approve
this. We are asking of the planning commission a variance that
would allow us to use this location as stated. If any additional
information is needed, please do not hesitate to inform me at
(619) 693-8444 or (619) 564-1866.
Very truly yours,
DESERET HOMES, LTD.
1
The Len Corporation, General Partner
Keith Lindley, Construction Supervisor
KL:sb
A.Vr e.y^f 1- #3
7220 TRADE STREET . SUITE 100 . SAN DIEGO . GALWUHNIA 92121 . (619) 693-8444
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