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1987 12 22 PCA G E N D A PLANNING COMMISSION — CITY OF Lea OUINTA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California December 22, 1987 - 7:00 p.m. Flag Salute II. ROLL CALL III. HEARINGS A. PUBLIC HEARING: PLOT PLAN 87-387 - EXPANSION OF THE LA QUINTA HOTEL APPLICANT: LANDMARK LAND COMPANY LOCATION: EAST SIDE OF EISENHOWER DRIVE, BETWEEN AVENIDA FERNANDO AND THE HOTEL ENTRANCE PROJECT: EXPAND THE HOTEL PER SPECIFIC PLAN 121-E, WHICH INCLUDES DEMOLITION OF 5 EXISTING STRUCTURES TO MAKE ROOM FOR 342 HOTEL UNITS, ANCILLARY HOTEL USES AND ASSOCIATED PARKING 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action B. PUBLIC HEARING: SPECIFIC PLAN 86-007, AMENDMENT #2 - WASHINGTON STREET APPLICANT: CITY OF LA QUINTA LOCATION: THAT PORTION OF WASHINGTON STREET SOUTH OF EISENHOWER DRIVE AND NORTH OF AVENUE 50 PROJECT: AMENDMENT TO THE SPECIFIC PLAN TO PRESERVE THE EXISTING HORIZONTAL CURVE ON WASHINGTON STREET RATHER THAN STRAIGHTENING THE CURVE 1. Sf'aff 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. 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 November 24, 1987, and December 8, 1987. VI. BUSINESS Any action relating to Study Session items. VII. OTHER - None VIII. ADJOURNMENT ITEMS FOR DECEMBER 21, 1987, 3:00 P.M. STUDY SESSION ** DISCUSSION ONLY ** 1. Joint Study Session of City Council and Planning Commission on Village Specific Plan --- ADJOURNMENT OF JOINT STUDY SESSION --- - CONTINUATION OF PLANNING COMMISSION STUDY SESSION - 2. All Agenda Items 3. Identification of Future Commission Agenda Items MR/AGENDA12.22 0 RESOLUTION NO. 87-019 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF WASHINGTON STREET CORRIDOR SPECIFIC PLAN, AMENDMENT #2, TO RETAIN A PORTION OF WASHINGTON STREET'S EXISTING ALIGNMENT SOUTH OF EISENHOWER DRIVE SPECIFIC PLAN NO. 86-007, AMENDMENT #2 WASHINGTON STREET CORRIDOR PLAN WHEREAS, the City Council did adopt Specific Plan No. 86-007 on March 4, 1986, after holding at least one public hearing and based upon the findings contained in Resolution N0.86-14; and, WHEREAS, the City has initiated an amendment to the Specific Plan which is deemed necessary in order to further the intent of the original specific plan; and, WHEREAS, the Planning Commission has held at least one public hearing on Specific Plan No. 86-007, Amendment #2, as required by Section 65503 of the California Government Code; and, WHEREAS, at said public hearing, the Planning Commission did make the following findings to support the amendment: 1. Specific Plan No. 86-007, Amendment #2, is consistent with goals and policies set forth in the La Quinta General Plan. 2. Specific Plan No. 86-007, Amendment #2, is consistent with the intent and provisions of the original Specific Plan No. 86-007. 3. Environmental impacts associated with Specific Plan No. 86-007, Amendment #2, are substantially equivalent to those associated with Specific Plan No. 86-007. 4. Retention of the existing alignment of Washington Street, south of Eisenhower, will serve to increase traffic safety in the area. 5. Retention of the existing alignment will avoid costly relocation of existing utility systems already in place and under construction. MR/RESODRFT.019 1 EA 6. Retention of the existing alignment will not affect previously existing or approved access for development along the Washington Street corridor. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quinta does hereby recommend to the City Council adoption of Specific Plan No. 86-007, Amendment #2, "Washington Street Corridor Study", as amended and in accordance with Exhibit A, a copy of which is attached hereto and incorporated herein. APPROVED and ADOPTED this day of , 1987, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: PLANNING DIRECTOR MR/RESODRFT.019 2 a LiA. STAFF REPORT PLANNING COMMISSION MEETING DATE: DECEMBER 22, 1987 APPLICANT: LANDMARK LAND COMPANY LOCATION: EAST SIDE OF EISENHOWER DRIVE, BETWEEN AVENIDA FERNANDO AND THE HOTEL ENTRANCE PROJECT DESCRIPTION: EXPAND THE HOTEL PER SPECIFIC PLAN 121-E, WHICH INCLUDES DEMOLITION OF FIVE EXISTING STRUCTURES TO MAKE ROOM FOR 342 HOTEL UNITS, ANCILLARY HOTEL USES, AND ASSOCIATED PARKING. ZONING DESIGNATION: R-3* (GENERAL RESIDENTIAL - 1,200-SQUARE-FOOT MINIMUM DWELLING SIZE) GENERAL PLAN DESIGNATION: TOURIST COMMERCIAL ENVIRONMENTAL CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT, INCLUDING A TRAFFIC ANALYSIS, HAS BEEN PREPARED AS REQUIRED BY CEQA. THE PROJECT WILL NOT PRESENT A SIGNIFICANT ADVERSE IMPACT AN A NEGATIVE DECLARATION HAS BEEN PREPARED. BACKGROUND: The original Specific Plan No. 121-E (La Quinta Cove Golf Club) was approved by Riverside County in 1975. The Plan authorized construction of 637 condominiums, 496 hotel rooms, golf course with clubhouse, and service facilities. The Plan was subsequently amended in 1982. The City Council authorized the addition of 279 condominiums and 146 hotel rooms (Council Resolution No. 82-54 - Specific Plan 121-E, Revised). The revised specific plan was submitted to increase project acreage and to add additional dwelling units and hotel rooms. The current approved unit counts are 916 condominiums and 642 hotel units. ANALYSIS: 1. The request before the Commission is to construct 336 new hotel rooms, a 15,000-square-foot ballroom, 47,402 square feet of ancillary hotel use (hotel offices, storage, small speciality shops, two restaurants, and a cocktail lounge), MR/STAFFRPT.022 1 0 and a 17,100-square-foot auxiliary building. Upon completion of this expansion, 39 hotel units remain for future construction. In order to accommodate this proposal, five existing buildings used for laundry, housekeeping, grounds maintenance, storage, purchasing, general sales and administration, and one hotel unit will be demolished. 2. The architectural style of the new construction will be "Period 192611, with the goal of creating a village ambience. The focal point of the expansion is a pedestrian plaza area. 3. Environmental Impact Report No. 41 was filed and certified in April 1975 for the original specific plan. An environmental assessment was prepared for the 1982 revision, which resulted in the adoption of a Negative Declaration. A condition of the 1982 specific plan required preparation of environmental review documents for all future discretionary permits (plot plans). Therefore, additional environmental information was submitted and reviewed, including a traffic report. Based upon the existing and additional information, a negative declaration has been prepared. 4. A parking space analysis has been submitted by the Applicant. The analysis is based upon the Urban Land Institute Shared Parking Program. The program identifies parking needs by use by time. Currently 486 parking spaces exist. The proposed construction will eliminate 255 spaces. The remainder will be supplemented by 719 new parking spaces, for a total of 950 parking spaces. Review of the Urban Land Institute (ULI) program would indicate that the proposed 950 parking spaces will satisfy the needs of the project. The Applicant's proposal is to substitute the ULI format for the individual use requirements of the City's parking schedule. 5. The traffic analysis prepared for the project has been reviewed by the City Engineer. Specific mitigation measures have not been identified at this time. 6. The Applicant has provided further definition of the areas indicated as "shops" and "nightclub" (see attached). 7. A letter has been received from an adjacent property owner (Mr. William L. Puget). The concerns expressed are for noise and visual impact of the proposed parking area across Avenida Fernando to the south from his home. The property owner requests the construction of a six-foot wall and landscaping as a mitigation measure. MR/STAFFRPT.022 2 Agency Comments - Comments have been received from Riverside County Fire Department, City Engineer, and Coachella Valley Water District. Additional permits and/or clearances are required from the Public Works Department, Fire Marshal, Coachella Valley Water District, Imperial Irrigation District, Riverside County Environmental Health Department, and Desert Sands Unified School District, as applicable. 10. A survey conducted in conjunction with the original specific plan indicated that no significant archaeological site would be effected by the project. FINDINGS: 1. Plot Plan No. 87-387, as conditioned, is generally consistent with the Specific Plan No. 121-E, Revised, 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 No. 87-387 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 that Plot Plan No. 87-387 be approved by minute motion, subject to the attached conditions, and that a Negative Declaration be filed in conjunction with this project. MR/STAFFRPT.022 PLOT PLAN 87-387 LA QUINTA HOTEL EXPANSION CONDITIONS OF APPROVAL DECEMBER 22, 1987 1. The development of the site shall generally be in conformance with the Exhibits A and B contained in the file for Plot Plan 87-387, unless otherwise amended by the following conditions. 2. The approved Plot Plan shall be used within one (1) year of the approval date; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means the beginn'-ng of substantial construction which is contemplated by this approval, not including grading, which is begun within the one-year period and is thereafter diligently pursued to completion. 3. Prior to the issuance of a building permit, the Applicant shall: a. Submit, for Planning Director approval, a final landscape plan showing location, size and type of all landscape material to be used. b. Provide written verification from the Public Works Department, Coachella Valley Water District, and Fire Department that their concerns/requirements have been satisfied. 4. Outside lighting shall be shielded and directed so as not to shine directly upon adjoining property or public rights -of -way. 5. Prior to the issuance of a Certificate of Occupancy for any new facility contemplated by this approval, a six-foot solid wall shall be constructed along the southern edge of Avenida Fernando, behind (south of) the existing oleander hedge or provide a new oleander hedge, to screen the parking area. The hedge and wall shall be illustrated on the landscape plan. MR/CONAPRVL.017 1 HXHIBIT 'B' _ ME For over 60 years La Quints. Hotel has served the community of La Quinta, California. During that time the resort has continually evolved and expanded to meet the needs of changing times and markets. The current proposal to expand the hotel is an extension of that pattern. Landmark Land Company, Inc., has strived over these years to maintain the integrity of the original concept and vision of La Quinta Hotel. Each expansion has retained or enhanced the original buildings, and new construction has mirrored the original bungalow plan. The design concept of the current expansion proposal continues that commitment to continuity. The proposed expansion is a product of changes in the market demographics and the increased competition in the Coachella Valley. For all of its charm and uniqueness, La Quinta Hotel must grow in order to compete effectively. Conferences have become a more predominant segment of the marketplace and our existing meeting space is inadequate. Guests today require a variety of facilities and services in a luxury destination resort. La Quinta Hotel Golf 6 Tennis Resort offers none of the supportive shops and services that other properties offer, and it has only one restaurant. The expansion plan has been carefully designed to provide the facilities and services that are needed to maintain the hotel's market share. Three distinct areas have been addressed: The first is the need for support services, shops, and conference facilities. A ballroom of 15,000 sq. ft. will provide a main facility for social events as well as 12 separate meeting rooms to serve the group market. Adjoining this facility will be 47,402 sq. ft. of support shops, services, two restaurants, an entertainment lounge, and a hotel gift shop. In addition, hotel staff offices, currently housed in trailers and numerous small structures, will be consolidated in this area. The architectural style of these facilities will be period 1926. with the goal of creating a village ambience that could have been constructed with the original hotel. The center of this area and focal point of the expansion will be a pedestrian plaza with a prominent fountain, citrus trees, rock and waterscapes providing a space to stroll, seating clusters for relaxation and meetings and refreshments. This plaza will become, in essence, the lobby of the resort. - �c�CtivtU NOV 0 4 1987 CITY OF LA QUINTA PL40IN6 i DEVEWMEK DEPT. -z- �TThe second major area is the addition of 3339-new guest rooms. In addition, we see 3i future units to be added on the existing Hotel property. Conferences in ' the desert have become larger in size, and additional guest rooms will provide new business opportunities. Paramount to the success of the expansion, however, is that the additional rooms maintain the character and feel of the existing bungalows. The rooms have been separated into two areas for two reasons: first, to continue the feeling of a small resort, and secondly to provide separate areas designed with amenities to attract groups in one and individual guests in the other. When guests move from their respective residential areas to the plaza in the center of the resort, the ambience and character of the facility will remain intimate. The final phase is the renovation of the existing facilities. The lobby and registration area will retain its present character, as it always has. The gift shop will be moved to the plaza to allow for increased registration needs, and the back office will be increased to consolidate the staff. The entertainment lounge will be moved to the plaza and the present area will be converted to a parlor/lounge as was originally conceived. The dining room will be renovated along with the balance of the older guest rooms, bringing the entire resort to an improved, uniform standard. The La Quinta Hotel has long been a truly precious and unique resort. The proposal of expansion and renovation will continue that tradition. I UEC 61W1 December 16, 1987 City of La Quints Jerry Herman Assistant Planner RE: La Quinta Hotel Expansion O1. It has been my understanding the City has requested clarification to the areas identified in our project called: A) Shops B) Night Club Item (A) Shops Within the Hotel facility complex the drawings indentify four areas .called shops. It has been our intention to address the needs of current and future Hotel Auxilary Service. Gift Shop, Tour Guide Service, Rental Car, Ground Transportation, Men & Women Beauty Care Service would be examples of such areas that would be essential to the success of Hotel operations. In addition other speciality shops where merchandise is part of the project is important to the ambience and character to support good business of a destination Hotel. A good example of this type is the Marriott Desert Springs where they have 16 shops essential to the spirit and financial success to their Hotel. Item (B) Night Club To clarify what the name Night Club is misleading. Currently the Santa Rosa Room, a Lounge Bar, will be relocated to the area called Night Club. The Lobby Lounge will be expanded therefore requiring the Hotel to find a new location for this type of use. We hope to carry over the simular character, theme and use, all contained in a convient location for all Hotel guests. In conclusion I hope I have helped identify the uses and our intentions. It is not our position to conflict with general plan nor its uses but to promote good business to the Community of La Quinta. Sincerely )�purs, ej¢n2-ro Mab}tinez I M a a 0 E < � e �•, H P i y,y,i 1IJ N c > e a BUILDING I BUILDING II Building No. of Building No. of QTY Type Keys QTY Type Keys 16 1 128 11 5 132 2 2A 12 5 6 30 1 3 4 2 7 8 1 4 5 1 4 5 2 2A 12 20 149 21 187 6 SUITES 21 SUITES 16 PARLORS 16 PARLORS TOTAL KEYS BLDG I = 149 TOTAL KEYS BLDG II = 187 NEW KEYS 336 EXISTING 267 TOTAL PROJECT = 603 hD DEC 31987 OFT11 OF LA Q,'jM T A PLARRIi^NG & DEVELOPiLENT DEPT. /0�o 6" X NOV 24 '97 11:27 LANDMARK OLYSIS P.22 SHARED PARKING AFOR LA QUINTA RESORT® HOTEL The following chart lists the variables used in an Urban Land Institute (ULI) mixed -use shared parking analysis. .SHARED PARKING ESTIMATION - INPUT ASSUMPTIONS LAND USES SIZES RATIO % AUTO PERS/AUTO % CAPTIVE Office 7,770 SF GLA 4.00 100 1.20 N/A Retail 21,150 SF GLA 4.00 100 1.80 75 Restaurant 7,180 SP GSA 22.2 100 2.00 60 Hotel-Rm 597 Rooms 1.00 80 1.40 N/A Hotel-Conf. . 2,053 Seats 0.33 100 2.00 55 Explanatory Notes: 1) Ratio: represents the number of vehicles per 1,000 SF GLA or per one seat. (As per La Quint& City Ordinance.) 2) % Auto: represents the percent of auto users for a land use (i.e. versus people walking or taking public transportation); (as per U.L.I.. standards.) 3) Pers/Auto: represents average number of persons per auto as per ULI standards. 4) % Captivet represents the percentage of persons on -site who visit a particular land use. (As per Landmark's estimate.) The following chart reflects the results of the ULI analysis. The peak parking demand occurs at 9:00 p.m. for 950 vehicles. HOUR OFFICE RETAIL REST ROOM CONF TOTAL 6:00 AM 1 0 0 597 0 598 7:00 AN 6 2 1 507 0 517 8:00 AN 20 4 3 388 122 537 9:00 AM 29 9 6 328 305 677 10:00 AN 31 14 13 269 305 632 11:00 AM 31 18 19 209 305 582 12:00 N 28 21 32 179 305 564 1:00 PH 28 21 45 179 305 578 200 PH 30 21 38 209 305 603 3:00 PH 29 20 38 209 305 601 4: 00 PH 24 18 32 269 305 648 5700 PM 15 J17 .. _-___..._, 45 358 305 739 6:00 PH 7 17 57 418 305 805 7:00 PM 2 19 64 448 305 837 8:00 PM 2 18 64 537 305 927 9:00 PM 1 13 64 567 305 950* 10:00 PH 1 7 57 597 122 784 11:00 PH 0 3 45 597 0 644 12:00 H 0 0 32 597 0 629 Peak Demand Shared Parking Computer Program. ULI - The Urban Land Institute, Shared Parking. Washington, D.C.: ULI - The Urban Land Institute, 1983. J n.ur•f:Y;::;T t,.1f Alk LA QUINTA HOTEL EXPANSION PROJECTED TIMELINES November 23, 1987 January 15, 1987 Submit grading plan. February 1, 1988 Application for building permit: Auxiliary Building, Hotel Facility Complex, Hotel Units (Area I) Begin demolition/rougb grading. March 1, 1988 Application for building permit: Hotel Units (Area II) March 14, 1988 Begin construction: Hotel Facility Complex April 11, 1988 Begin construction: Auxiliary Building, Hotel Units (Area I) May 2, 1988 Begin construction: Hotel Units (Area II) June 25, 1988 Begin construction: Remodel Existing Hotel October 15, 1988 Construction completed: Auxiliary Building, Hotel Facility Complex November 25, 1988 Construction completed: Hotel Units (Area I) December 23, 1988 Construction completed: Hotel Units (Area II) January 1, 1989 Hotel Grand Openning S- 1�11 COF5T1" P.-. Jerry Herman Planning Department City of La Quinta 78-105 Calle Estado P.O. Box 1504 La Quinta, CA 92253 Ah RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY RAY HEBRARD FIRE CHIEF Dec. 3, 1987 Ref: Comments and Conditions of Approval P.P. 87-387, La Quinta Hotel Expansion Ll—A 210 WEST SAN JACINTO AVENUE PERRIS, CALIFORNIA 92370 TELEPHONE: (714) 657-3183 Dear Jerry, With respect to the conditions of approval regarding the above referenced Plot Plan, the Fire Department recommends the following fire protection measures be provided. 1. Provide or show there exists a water system capable of providing a potential fire flow of 2500 GPM (Hotel unit areas), 3500 GPM (Commercial and auxiliary areas) and the actual fire flow available from any one hydrant connected to any given water main shall be 1250 GPM (Hotel) and 1750 GPM (Commercial) for 2 hours duration at 20 psi residual operating pressure. 2. A fire flow of 1250 gallons per minute for a 2 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. 3. The required fire flow shall be available from a super hydrant (6" x 4" x 2}" x 2}") located not less than 25' nor more than 165' from any portion of the buildings as measured along approved vehicular travelways. 4. Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Depart- ment for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Plans shall conform to fire hydrant type, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed by a registered Civil Engineer and signed by 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". Jerry Herman Dec. 3, 1987 City of La Quinta Page 2. 5. Access driveways serving the hotel units must be a minimum of )efin width excluding parking area pavement. The access driveway serving the Area 1 hotel units is in excess of 150', therefore the applicant must provide an approved turnaround or thru circulation to alternate access. 6. Access to hotel units located in center of the Area 1 units is in excess of 250'. Whenever access exceeds 150', additional emergency access must be pro- vided. 7. Install a complete fire sprinkler system per NFPA 13 in all commercial and auxiliary areas. Developer shall install a complete fire sprinkler system in all hotel buildings containing 4 or more units. This system may be de- signed per NFPA 13D. Post indicator valves and fire department connections shall be located to the front, not less than 25' from the building and within 50' of an approved hydrant. 8. Water flow fire alarms and supply valve tamper alarms will be required. 9. Certain designated areas will be required to be maintained as fire lanes. 10. Install panic hardware and exit signs per UBC 3318. 11. Install fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. 12. Install a Hood and Duct automatic fire extinguishing system. 13. Occupancy separation will be required as per the Uniform Building Code, 503. 14. Contact the Fire Department for a final inspection prior to occupancy. Respectfully, RAY HEBRARD County Fire Chief By ,"9 Mike Brown Brown Deputy Fire Marshal .m Alk z ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLAA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 3982651 DIRECTORS RAYMOND R. RUMMONDS, PRESIDENT TELLS CODEKAS, VICE PRESIDENT JOHN P. POWELL DOROTHY M. NICHOLS THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: OFFICERS THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER BERNARDINE SUTTON, SECRETARY KEITH H. AINSWORTH, ASSISTANT GENERAL MANAGERIAUDITOR REDW NE AND SHERRILL, ATTORNEYS December 7, 1987 IIU�l�L.O V File: 0163.1 DEC 10 1987 Wy OF LA (gud TA UICJU`x & amopkim CA. Subject: Plot Plan 87-387, Portion of Southeast Quarter, Section 36, Township 5 South, Range 6 East, San Bernardino Meridian This area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. The District will furnish domestic water and sanitation service to this area in accordance with the current regulations 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. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, Stormwater Engineer. CS:lmf cc: Don Park Riverside County Department of Public Health 46-208 Oasis Street Indio, California 92201 Yours very truly, Tom Levy General Manager -Chief Engineer TRUE CONSERVATION USE WATER WISELY RIVERSIDE COUNTY COIS BYRD, SHERIFF Mr. Gary W. Price City of La Quinta Planning Division P. 0. Box 1504 La Quinta, CA 92253 Dear Sir: 46-057 OASIS STREET o INDIO, CA 92201 • (619) 342-8800 December 3, 1987 UEC 0 8 1987 a-ry Q,u L"'� gvcc `TQ E'P f f 1f G a DfvaoPk4EW DEPT. We have no comments regarding the La Quinta Hotel expansion plan at this time. We would, however, like of review plans for construction of develop- ments within the stated zone as they become available. vrm Sincerely, COIS M. BYRD, SHERIFF Michael R. Lewis, Captain Indio Station Commander Mailing Address: P.O. Box FFFF, Indio, CA 92201 11 @UMW2%Z CUSHMAN REALTY CORPORATION December 15, 1987 r' r-7(llCu[a[[T OEC i 6 19137 0Tj V V,U,. LA IJ ° u' F LOM1c.& Q DE EWK IEU1 DiPT. La Quinta Planning Commission La Quinta Planning and Development Department La Quinta City Hall 78-099 Calle Estado La Quints, California 92253 Re: Plot Plan 87-387 - Expansion of La Quinta Hotel Dear Sirs: DEVELCKCfEw DEPT. My wife and I are the owners of tho house at �7--6C0 Avenida Fernando which is located directly across the street from the site of the proposed hotel expansion. Having just completed a substantial renovation and expansion of the residence, we are naturally interested in knowing what is contemplated and have reviewed the preliminary plans and elevations on file at the Planning and Development Department. We are pleased with what Landmark has in mind, but we do have a concern that we would ask you to address. The plan indicates a large parking lot fronting along Avenida Fernando which will be directly across the street from our home. We are, of course, concerned about its visual impact, as well as the automobile noise that will be generated, especially on those occasions when employee or guest traffic arrives or departs all at once. I'm sure these problems could be mitigated if a six-foot block wall was installed along Avenida Fernando, with plaster and paint and a modest amount of landscape treatment on its exterior. We believe the wall could leave more usable land for Landmark, compared to a landscaped buffer and it is our feeling that it would also enhance the street in its capacity as the entrance to the tennis club and The Enclave. We hope Landmark concurs. We would very much appreciate your consideration of our concern in your review of this matter. klerry truly yo rs, liam L. Puget e President lef cc: Nancy Aaronson, Landmark Land Company 333 SOUTH GRAND AVENUE, SUITE 4000 • LOS ANGELES, CALIFORNIA 90071 • 213I613-1505 0 nY231 November 19, 1987 ,,4NI�rYOF(A �87 a e otvr, Q/j/NT COPMrNT 0tP .. CITY OF LA QHINTA Mr. Jerry Berman, Senior Planner 78-105 Calle Estado La Quinta, CA 92253 RE: Environmental Review Demolition Permit La Quinta Hotel Expansion Dear Jerry: Pursuant to our discussion of Tuesday, November 17, 1987, please accept this letter as our request to include the demolition of the buildings indicated on the attached exhibit in your environ- mental review. These structures will be demolished as part of the 342 room expansion. If you have any questions, please call me. Thank you for your assistance. Sincerely, LANDMARK LAND CO. Kevin M. Manning Vice President Director of Community Development KMM/drb Enclosure LANDMARK LAND COMPANY OF CALIFORNIA, INC., P.O. Box 1138, Moreno Valley, California 92388, 714-7958941 �� �- 3 F- � j ® avad�r� l%viKeei'['�i Gev�E�^4.Q S7'ura� f[fCrR/C 5 . ffp✓irfRkF � O,nQ IioY¢I UK;% / �]� rRRr�vrigv rovvror u�+ ®f�OtCI v�bt��wlKc� FrEmarf _ \ f f m/c-/ uwr rroa ti © 4-N2✓ S'-6eo z- u YacCr Z � Plrrcl�resr�q oFF[�.e..cv...eQ Star // / e" -- U �^v^"w S0. �C1 GL•-dC ACC[A'�[%1i1 rA, lvc O✓GPHANG RPArN� 6'I£(foHONf 46E2 605 YR[✓e R"[ffNONf NNNONO[f A HOTEL Mq/N BU/LO/NG ozvN O✓fRHANb 7f[fiYyMe RAN O[f N[arfe MErE¢ , aewN 1 HOTEL MA �[z �— aFc�.ttcMFrtR mNf[l� y}°Rn/,v vim. 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I I I f� 64GIXG rvwry� •M�I.�G FPE�' I F S Wn'jn 'FfA -M1CF 1 a J�.VOr-T i J.NJPT a„mP � 'vOl Mii LW'�GfGG°.1s'�{t WO IBCO>' ,� srw K.�1Ta 1 i 6- 0 0 in STAFF REPORT PLANNING COMMISSION MEETING DATE: DECEMBER 22, 1987 APPLICANT CITY OF LA QUINTA PROJECT: SPECIFIC PLAN 86-007, AMENDMENT NO.2; AMENDING THE WASHINGTON STREET SPECIFIC PLAN TO RETAIN THE EXISTING ROAD ALIGNMENT SOUTH OF EISENHOWER DRIVE. LOCATION: WASHINGTON STREET; GENERALLY BETWEEN EISENHOWER DRIVE AND SAGEBRUSH AVENUE (SEE ATTACHMENT #1, CASE MAP). GENERAL PLAN DESIGNATION: MAJOR ARTERIAL; 120-FOOT RIGHT-OF-WAY, 18-FOOT MEDIAN (RAISED), 96-FOOT CURB -TO -CURB WIDTH WITH 12-FOOT MINIMUM PARKWAY WIDTHS. REQUIRES A 20-FOOT LANDSCAPED SETBACK FROM ULTIMATE RIGHT-OF-WAY LINE. ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO.87-078 WAS PREPARED IN ACCORDANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. NONSIGNIFICANT IMPACTS WERE IDENTIFIED RELATIVE TO TRAFFIC, NOISE, AND TO THE FRINGE -TOED LIZARD. BACKGROUND: ON MARCH 4, 1986, THE CITY COUNCIL ADOPTED SPECIFIC PLAN 86-007, A PROGRAMMED IMPROVEMENT PLAN FOR THE WASHINGTON STREET CORRIDOR. THE PLAN PROVIDED FOR THE REALIGNMENT (I.E. STRAIGHTENING) OF WASHINGTON IMMEDIATELY SOUTH OF EISENHOWER, WITH SPECIAL DESIGN CONSIDERATIONS TO ADDRESS THE EXISTING WASHINGTON STREET VILLAS SUBDIVISION (SEE ATTACHMENT #2). DUE TO PROBLEMS RELATED TO ACQUISITION AND DEVELOPMENT RESPONSIBILITIES FOR THE PROPERTY BETWEEN THE EXISTING AND STRAIGHTENED ALIGNMENTS, AS WELL AS ARGUMENTS THAT THE EXISTING ALIGNMENT MAY BE SAFER THAN THAT PROPOSED, AN AMENDMENT TO THE SPECIFIC PLAN TO RETAIN THE EXISTING CURVED ALIGNMENT HAS BEEN INITIATED BY THE CITY. MR/STAFFRPT.021 1 ANALYSIS: There are alternative. to support be advanced. both advantages and disadvantages to either Although no verifiable evidence is available either or oppose each situation, the following arguments can Existing Alignment: Retention of the existing alignment may require less right-of-way acquisition. Retaining the curve in Washington Street may serve to slow traffic, as it eliminates a completely straight roadway between signalized intersections (i.e. between Avenue 50 and Eisenhower). Retention of the curve is consistent with existing and ongoing utility installations in the area. There are some concerns relative to access to Washington Street in this location. Two irregularly -shaped parcels along the east side of Washington Street (Attachment #3) dictate that direct project access to Washington Street from Tract 21555 (Drew Wright), as approved, will require an easement for any access roadway. Retaining the horizontal curve alignment will have no effect on the approved access at the northwest portion of Tract 21555, based on applicable approval conditions. Access should be limited to Washington Street via Sagebrush Avenue and Eisenhower Drive, although during review of Tract 21555, it was determined that right turn in/out only onto Washington Street would be acceptable based on the La Quinta General Plan and Washington Street Specific Plan standards for access, as conditioned in the tract approval. The other project east of this alignment is "The Grove". Access to Washington will be at the intersection of Washington and Eisenhower. Therefore, the only effect would be the reduction in the amount of a right-of-way need from this project. Regarding noise buffering for existing homes to the west, the City retains flexibility in terms of the final alignment in this area. A less severe curve would give additional setback to the west. This is possible because the City is required to purchase the two irregular parcels previously referred to, with both The Grove and Tract 21555 projects contributing proportionately. The City can use this property to balance the buffer zones between the east and west sides of Washington. In this manner, the intent of the Specific Plan for Washington Street would be satisfied. MR/STAFFRPT.021 RECOMMENDATION: Adoption of Planning Commission Resolution No. 87-019, recommending to the City Council approval of Specific Plan No. 86-007, Amendment No. 2, including Exhibit A. Attachments: Location Map Existing Approved Realignment Parcel Delineations Resolution No. 87-019, with Findings MR/STAFFRPT.021 0 11 SPECIFIC PLAN 86-007, AMENDMENT NO.2 EXHIBIT A STAFF RECOMMENDATION DECEMBER 22, 1987 A. Amend the "Conclusions" section (paragraph 6) on Page 3 to read as follows: "The horizontal curve in Washington Street, south of Eisenhower Drive, should be maintained in order to aid in reducing traffic speed and avoid costly utility relocations which are unnecessary for development of the corridor." B. Amend Page 35 (first paragraph) to read as follows: "The horizontal curvature of the roadway in this area is viewed as a benefit, in that it serves to reduce the "dragstrip" effect usually associated with lengthy arterials designed for higher speeds, such as that designated for Washington Street." C. Delete Figure 13, (entire Page 36), relative to realignment of Washington Street, south of Eisenhower Drive. D. Revise Table VIII, Page 42, Priority Project 49, to read as follows: "Widen Washington Street to six lanes between Highland Palms Drive and Avenue 50, with Avenue 50 signalized." E. Revise "Figure 14...11 to read "Figure 13... ", and "Figure 15...11 to read "Figure 14...11 (pages 44 and 46, respectively). F. Amend Page 43 (paragraph 5) to refer to "Figure 13". G. Amend Page 46 (paragraph 5) to refer to "Figure 14". H. Amend "List of Figures" section to reflect previously described Figure changes. I. Amend "Appendix A - Estimated Right -of -Way Requisition Requirements" as follows: ASSESSORS =------------------------------ PARCEL ZONING LINEAR ULTIMATE EXISTING TOTAL-----_�- FRONTAGE 1/2 WIDTH 1/2 WIDTH SQ.FT.R.O.W ESTIMATED $ COST N0. DESIG. (FEET) FROM C/L R.O.W. ACQUISITION ($10 PER SQ.FT) South of Eisenhower 5 East of Washington: 617-283-04 R-2 716 30 -0- 21,480 $214,800 617-31-23 R-3 657 N/A N/A UNK UNK 617-68-01 R-3 917 N/A N/A UNK UNK 617-32-17 R-1 -0- UNK -0- UNK UNK 617-32-18 R-1 380 UNK -0- UNK ONE CTION TYPICAL SECTION OF BRIDGE Z' f O e• 44' 4' 44• e' ii I . ILI i a ` 17 Figure 13 WASHINGTON STREET REALIGNMENT SOUTH OF EISENHOWER DRIVE CASE MA CASE No. ORTH #77-Ac,w7t�,v-50�2- SCALE: 1V TS i r I i L `�C9 ,�.�.�]yL...y,1•y ______ _____.___ ----------------- I I , I , Illj i APN ♦617-310-023 I I I I f, 3 2 p APN ♦817-880-001 i I ; I _ - nr _ _ _ _ — _ _ _ _ - _ _ � I /ICc�55 f�JNs : APN 0817-320-050 I , I TT 21555 ; I �N 4 5 3, ACGf-5S P.N"T z, _ as ♦: Y: x•i::: S. P:t�C�-':7 0 •c .• r o �rL h --- `eco:4 - ------- AVCNVC PARCEL t4 PM 20862 6 i I ATTACHMENT #3 - I tl -T r _ .VL MtD. YLTIYD E RESOLUTION NO. 87-019 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF WASHINGTON STREET CORRIDOR SPECIFIC PLAN, AMENDMENT #2, TO RETAIN A PORTION OF WASHINGTON STREET'S EXISTING ALIGNMENT SOUTH OF EISENHOWER DRIVE SPECIFIC PLAN NO. 86-007, AMENDMENT #2 WASHINGTON STREET CORRIDOR PLAN WHEREAS, the City Council did adopt Specific Plan No. 86-007 on March 4, 1986, after holding at least one public hearing and based upon the findings contained in Resolution No.86-14; and, WHEREAS, the City has initiated an amendment to the Specific Plan which is deemed necessary in order to further the intent of the original specific plan; and, WHEREAS, the Planning Commission has held at least one public hearing on Specific Plan No. 86-007, Amendment #2, as required by Section 65503 of the California Government Code; and, WHEREAS, at said public hearing, the Planning Commission did make the following findings to support the amendment: 1. Specific Plan No. 86-007, Amendment #2, is consistent with goals and policies set forth in the La Quinta General Plan. 2. Specific Plan No. 86-007, Amendment #2, is consistent with the intent and provisions of the original Specific Plan No. 86-007. 3. Environmental impacts associated with Specific Plan No. 86-007, Amendment #2, are substantially equivalent to those associated with Specific Plan No. 86-007. 4. Retention of the existing alignment of Washington Street, south of Eisenhower, will serve to increase traffic safety in the area. 5. Retention of the existing alignment will avoid costly relocation of existing utility systems already in place and under construction. MR/RESODRFT.019 1 13 11 6. Retention of the existing alignment will not affect previously existing or approved access for development along the Washington Street corridor. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quinta does hereby recommend to the City Council adoption of Specific Plan No. 86-007, Amendment #2, "Washington Street Corridor Study", as amended and in accordance with Exhibit A, a copy of which is attached hereto and incorporated herein. APPROVED and ADOPTED this day of 1987, by the following vote: AYES: NOES: ABSENT: ABSTAIN: PLANNING COMMISSION CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESODRFT.019 2 9 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California November 24, 1987 I II. 7:00 p.m. CALL TO ORDER A. The meeting was called to order at 7:05 p.m. by Chairman Walling. The Flag Salute was led by Commissioner Bund. RnT.T. CAT.T. A. Chairman Walling requested the roll call. Present: Commissioners Steding, Bund, Zelles, Moran, and Chairman Walling. B. Staff Present: Planning Director Murrel Crump, Principal Planner Jerry Herman, and Department Secretary Mariellen Ratowski. C. Chairman Walling announced that, do to the prospective length of the Continued Public Hearing and as a courtesy to those in attendance for other items, the Village Specific Plan Hearing would follow all other scheduled agenda items. HRARTNGS Chairman Walling introduced the Continued Public Hearing item as follows: A. Specific Plan No. 87-009, Village at La Quinta; a City -initiated development guide for regulation of land uses, landscape, circulation, building design, public parking, and other public improvements for the Village Commercial area, generally bounded by Desert Club to the east, Eisenhower to the west, realignment of Avenue 52 to the south, and the northern boundary being approximately 750 feet north of Calle Tampico. 1. A brief review of the matter was presented by Planning Director Murrel Crump. 2. Chairman Walling opened the hearing to public comment. A report in the form of a letter from the Chamber of commerce's Village at La Quinta Specific Plan Committee MR/MIN11-24.DFT 1 was presented to the Commission, and read aloud for the record. The Committee felt favorably toward the Village Plan, and felt it important to have an Implementation Committee formed. The report also expressed concerns over the development of other commercially -zoned areas outside the Village Plan boundary. Warren Bradshaw, Chamber of Commerce Vice President, read a cover letter to the aforementioned report to the Commission, from Andy Vossler, Chamber of Commerce President. The letter encouraged the Commission to take action on the Plan and send a recommendation on to the City Council. 3. There being no further public comment, Chairman Walling closed the public hearing and opened the matter for Commission discussion. It was the consensus of the Commission to recommend that adjacent areas be developed sympathetic to the Village Plan. Commissioner Bund likes the Plan's concepts, but dislikes limitations on architecture. Commissioner Zelles feels architectural design theme is important. Commissioner Moran feels guidelines are needed to assure compatibility; that discussion needs to occur as to the loosening/broadening of the guidelines. Commissioner Steding likes the Plan as -is. Chairman Walling sympathizes with Commissioner Bund's comments, but feels loose guidelines are necessary. Commissioner Bund feels the success of the Village is dependent on many things; guidelines should be open to valid creativity, not limited to mediocrity. Commissioner Moran feels a statement should be made to indicate that the Plan is a guideline, not a rigid rule. It was the consensus of the Commission to allow the language of the text to remain; design theme is necessary. 4. A motion was made by Commissioner Zelles and seconded by Commissioner Steding to recommend to City Council adoption of Specific Plan 87-009 with the changes on record, acceptance of the Environmental Negative Declaration, and adding the MR/MIN11-24.DFT 2 IV. V. VI. statement that adjacent areas be developed sympathetic to the Plan. The motion was approved by a 4-1 vote, with Commissioner Bund voting "no". PUBLIC COMMENT Mr. John Crist, Terra Nova, addressed the Commission, offering to explain his project to anyone who might be interested. CONSENT CALENDAR Regarding the minutes of November 10, 1987, Commissioner Steding requested that the record more specifically reflect, under item III.A.2., that the Public Hearing was closed for the evening, to be continued. A motion was made by Commissioner Moran and seconded by Commissioner Zelles to approve the minutes of November 10, 1987, as amended. Unanimously approved. BUSINESS A. Tentative Tract No. 21123, Extension of Time; a request by Landmark Land Company for a one-year time extension for the filing of a Final Map concerning a 20-lot subdivision on 6.74 acres within the Duna La Quinta Specific Plan area, generally located west of Washington Street, +800 feet south of Avenue 50. 1. Principal Planner Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. A motion was made by Commissioner Zelles and seconded by Commissioner Steding to approve the Time Extension for Tentative Tract 21123. Upon roll call vote, the motion was unanimously approved. B. Identification of Future Agenda Items It was the consensus of the Commission to further discuss the allowance of a limousine service as a home occupation. Commissioner Steding disagreed, MR/MIN11-24.DFT 3 felt the matter had already been discussed. The Commission's consensus was to schedule the item for discussion at the next regular meeting. VII. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Moran to adjourn to a regular meeting on December 8, 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 8:20 p.m., November 24, 1987. MR/MIN11-24.DFT 4 0 MINUTES I iil\ PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California December 8, 1987 CALL TO ORDER 7:00 p.m. The meeting was called to order at 7:10 p.m. by Chairman Walling. The Flag Salute was led by Commissioner Bund. ROLL CALL Chairman Walling requested the roll call. Present: Commissioners Steding, Bund, Zelles, Moran, and Chairman Walling. Staff Present: Planning Director Murrel Crump, Principal Planner Jerry Herman, and Department Secretary Mariellen Ratowski. HEARINGS Chairman Walling introduced the Public Hearing item as follows: A. Variance No. 87-005, Parkside Plaza; a request by Rick Johnson Construction to reduce the number of on -site parking spaces required for a proposed addition located at 77-836 Avenida Montezuma. 1. Planning Director Murrel Crump presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Chairman Walling opened the hearing to public comment. Brian Monroe, representing Rick Johnson Construction, addressed the Commission, briefly describing the project. Louis Campagna, La Quinta Pharmacy, addressed the Commission - felt approval of the variance to be important to encourage future commercial development. 3. There being no further public comment, Chairman Walling closed the public hearing and opened the matter for Commission discussion. MR/MIN12-08.DFT 1 4. Following brief discussion, a motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve Planning Commission Resolution No. 87-018 with attached conditions, granting Variance No. 87-005. Upon roll call vote, the motion was unanimously adopted. IV. PUBLIC COMMENT No one wished to address the Commission. V. CONSENT CALENDAR - None VI. BUSINESS Chairman Walling expressed a potential conflict of interest regarding the first business item, excused himself from the discussion, and turned the meeting over to Vice Chairman Moran. A. Plot Plan 87-375, Amendment No.l; a request by the La Quinta Arts Foundation to construct a covered, unenclosed patio and entry for an existing building, located at 78-080 Avenida La Fonda. 1. Principal Planner Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Thomas Thornburgh, representing the La Quinta Arts Foundation, offered an explanation of the project and addressed the Commission in that regard. 3. A motion was made by Commissioner Zelles and seconded by Commissioner Steding to approve Plot Plan 87-375 with attached conditions. The motion was unanimously approved with Chairman Walling abstaining. B. Action on Study Session Items 1. Highway ill Subcommittee Report - introduction was made by Subcommittee Member Peter Zelles, and further explanation MR/MIN12-08.DFT 2 0 0 offered by Planning Director Crump. A brief history of the Highway 111 Specific Plan was presented by Subcommittee Member Thomas Thornburgh. 2. Following discussion, the following motion was made by Commissioner Steding and seconded by Commissioner Moran: That the Commission direct the Planning Department to commence a definition of Mixed -Use Commercial which is more consistent with the discussion of the Subcommittee than presently exists in the General Plan and study appropriate textural amendments to accommodate that new definition; and, that the Planning Department agendize for Study Sessions between now and the first meeting in March, various items of discussion such as commercial park land use north of Highway ill, and/or circulation in that area, and/or anything else that the Commission might wish to develop verbiage about among themselves; and, that by the first meeting in March, the Commission sit down and figure out seriously in what direction it feels it needs to go, seek the Planning Department's input on their time, space and personnel available, and what financial commitment the Commission wants the City to make; and, make that recommendation before April. Unanimously approved. VII. OTHER Chairman Walling requested that discussion of Home Occupation Criteria and further discussion of Highway 111 be agendized for a future meeting. VIII. ADJOURNMENT A motion was made by Commissioner Bund and seconded by Commissioner Moran to adjourn to a regular meeting on December 22, 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 8:05 p.m., December 8, 1987. MR/MIN12-08.DFT 3