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1988 02 23 PCS" C J` �G F A G E N D A OF'CNt'J PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be held at the La Quinta City Hall, 78-105 Calle Estado, La Quints, California February 23, 1988 - 7:00 p.m. I. CALL TO ORDER Flag Salute II. ROLL CALL II:I. HEARINGS A. PUBLIC HEARING: TENTATIVE TRACT NO. 23268 APPLICANT: VALLEY LAND DEVELOPMENT COMPANY LOCATION: NORTH SIDE OF MILES AVENUE, +600 FEET WEST OF ADAMS AVENUE PROJECT: TO DIVIDE A 46.5+ ACRE PORTION OF A 119+ ACRE PARCEL INTO 201 SINGLE-FAMILY LOTS 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action B. PUBLIC HEARING: TENTATIVE TRACT NO. 23269 APPLICANT: VALLEY LAND DEVELOPMENT COMPANY LOCATION: SOUTHWEST CORNER OF FRED WARING DRIVE AND ADAMS STREET PROJECT: TO DIVIDE A 73.5+ ACRE PORTION OF A 119+ ACRE PARCEL INTO 180 SINGLE-FAMILY LOTS 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action I'V. 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 meeting of February 9, 1988. VI. BUSINESS A. Item: General Plan Amendment No. 87-017 Applicant: David P. Howerton/Robert Lamb Hart, Planners & Architects Location: South side of Avenue 48„ half -way between Washington Street and Jefferson Street Project: Scoping Review - Cycle I; amend the land use designation from Low Density Residential to Tourist Commercial 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action B. Item: General Plan Amendment No. 88-018 Applicant: Landmark Land Company, Inc. Location: Southwest corner of Avenue 50 and Adams Street alignment (right-of-way to be vacated) Project: Scoping Review - Cycle I; amend the land use designation from Medium Density to General Commercial 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action C. Any action relating to Study Session items. VII. OTHER - None VIII. ADJOURNMENT ITEMS FOR FEBRUARY 22, 1988, 3:00 P.M. STUDY SESSION ** DISCUSSION ONLY ** 1. Medium and High Density Residential Land Use - General Plan Amendment. 2. Identification of Current Planning and Public Works projects. 3. Identification of Future Commission Agenda Items 4. All Agenda items. DATE: APPLICANT: OWNER: PROJECT: LOCATION: GENERAL PLAN DESIGNATION: EXISTING ZONING: ENVIRONMENTAL CONSIDERATIONS: PROJECT DESCRIPTION: STAFF REPORT PLANNING COMMISSION MEETING FEBRUARY 23, 1988 VALLEY LAND DEVELOPMENT COMPANY 119 LTD, A CALIFORNIA LIMITED PARTNERSHIP TENTATIVE TRACT MAP NO. 23268, A SUBDIVISION OF A 48.5-ACRE PORTION OF A 120+ ACRE PARCEL INTO 201 SINGLE-FAMILY LAND SALES LOTS NORTH SIDE OF MILES AVENUE +663 FEET WEST OF ADAMS STREET (SEE ATTACHMENT #1) MEDIUM DENSITY RESIDENTIAL (4-8 UNITS/ACRE) R-1; 7200 SQUARE FOOT MINIMUM LOT SIZE ENVIRONMENTAL ASSESSMENT NO. 88-085 WAS PREPARED IN ACCORDANCE WITH CEQA GUIDELINES. ALTHOUGH IT WAS DETERMINED THAT THE PROJECT MAY HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, MITIGATION OF THESE IMPACTS WILL OCCUR WHICH WILL REDUCE THOSE EFFECTS TO AN INSIGNIFICANT LEVEL. MOST OF THE MITIGATION MEASURES ARE ADDRESSED BY ADHERENCE TO ADOPTED LOCAL ORDINANCE REQUIREMENTS, PAYMENT OF ESTABLISHED FEES AND DEVELOPER IMPROVEMENTS TO THE SITE. GENERALIZED IMPACTS FROM DEVELOPMENT WERE ALSO CONSIDERED IN THE STATEMENT OF OVERRIDING CONSIDERATIONS WHICH WAS ADOPTED WITH THE LA QUINTA GENERAL PLAN AND MEA ON NOVEMBER 19, 1985. THE APPLICANT PROPOSES SUBDIVISION OF 48.5 ACRES OF A TOTAL 120-ACRE PARCEL, WITH 72+ ACRES DESIGNATED AS A REMAINDER. TT 23269 WAS FILED IN CONJUNCTION WITH THIS APPLICATION, IN ORDER TO SUBDIVIDE THE REMAINDER 73.5 ACRES (SEE ATTACHMENTS #2 and #3). THIS PROCEDURE WAS FOLLOWED AS THE APPLICANT PROPOSES PUBLIC STREETS WITH TT 23268 AND PRIVATE STREETS WITH TT 23269. MR/STAFFRPT.029 -1- DENSITY: 4.15 UNITS PER ACRE (NET ACREAGE = 48.34 ACRES) LOT SIZES: MINIMUM LOT SIZE = 7760 SQUARE FEET AVERAGE LOT SIZE = 7920 SQUARE FEET DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW REQUIRED TO BE PROVIDED ON -SITE CIRCULATION: PUBLIC STREETS PROPOSED. COLLECTOR LOOP SYSTEM CONNECTING WITH CUL-DE-SACS. MAIN ENTRY STREET SHOWN AS A 100-FOOT RIGHT-OF-WAY WITH 12-FOOT RAISED MEDIAN. OFF -SITE CIRCULATION: MILES AVENUE - DESIGNATED AS A PRIMARY ARTERIAL AT 110 FEET OF RIGHT-OF-WAY. (NOTE: DESIGNATED AS SECONDARY ARTERIAL (88-FOOT RIGHT-OF-WAY) AT TIME OF GENERAL PLAN ADOPTION.) EXISTING RIGHT-OF-WAY IS 100 FEET. ANALYSIS: 1. There are three primary issues to be considered with respect to the proposed tract; these are discussed below: a. Public/Private Streets - Up to this point, the City has taken no formal position on this issue. In the past, Staff has consistently recommended private street systems when this issue has arisen, although most projects have incorporated private streets by design. Currently, the Public Works Staff takes no position on public versus private streets. Any project that proposes public streets shall offer them for dedication and shall construct them to City standards. As the applicant proposes public streets, and the Public Works Department has no problem with acceptance of public streets, the approval conditions are written to address requirements for a public street system, to be designed to City standards. b. Maintenance of Retention and Other Common Areas - The City currently requires on -site storm water retention for all projects which could not provide other legally -acceptably means of storm water conveyance. A condition has been provided to insure the maintenance of these facilities by assessing the individual lot owners, either by establishing a homeowner's association or a MR/STAFFRPT.029 -2- landscape maintenance district. These maintenance methods have also been provided for required landscaped setbacks along major roadways, such as Miles Avenue. C. Parkland Dedications - Chapter 13.24, Article II, of the La Quinta Municipal Code sets forth requirements for parkland dedications (see Attachment #4). Based on this Chapter, 1.75 acres of parkland are required to be dedicated or assessed to secure an in -lieu fee. A neighborhood park site is located in this area on the Community Facilities Map of the La Quinta General Plan (see Attachment #5). The Planning Commission and City Council are required to determine the ratio of fee -to -land dedication. The Applicant has offered to provide some amount of recreation facilities at the storm water retention area in the southeast corner of their site, in the amount of .55 acres. The conditions of approval allow the Applicant to provide a proposal for meeting the requirements of the Municipal Code for Planning Commission review and subsequent City Council adoption prior to any final map approvals. 2. Environmental Considerations: Environmental Assessment No. 88-085 considered the environmental impacts which would be associated with development of Tentative Tract 23268. It was determined that potential significant impacts identified in the initial study could be mitigated to a level of insignificance; therefore, a Negative Declaration has been prepared for adoption. FINDINGS: Findings for the proposal can be found in the attached Planning Commission Resolution No. 88-002. RECOMMENDATION: By adoption of the attached Planning Commission Resolution No. 88-002, recommend to the City Council approval of Tentative Tract 23268, subject to conditions, and adoption of a Negative Declaration for Environmental Assessment No. 88-085. Attachments: 1. Case Vicinity Map 2. Tentative Tract 23268 Layout 3. Relationship of Tentative Tract 23268 and 23269 4. Parkland Dedication Ordinance. 5. Community Facilities Map MR/STAFFRPT.029 -3- W 7Q leirpjFe e11 i to .p (�D po:�'p �4a�gg:S'tig3 IJ N �t ,,s F yFi:'FF��jp N a N 9.m.!� 2 ydee9 9�9{i L i g � ti 3"51� F?i::�ltF3; S t Q z F— "iF7.ZF. a � e LU w w i LI a© 9 43 L Q it © YJI I- L_ it OWNER D£VELO•fR LNF/NFFZ TENTATIVE MCP TRACT NO.23269 �� 11..E y+r •' .' I' � �-� �� _ �__ - l r l �i � p � ` t J �3 � z i '� • IfK •:C-14 h� µ Y •�t. �- \% • // a t� JJI. C..i X la = -� ` n f q /�' l• L l � IJ ,�. ,1r if x �� as al t/J Y4 ' q .a n ro f B i u�la, a' IN 11 /l /i N n�IN /i a e s�Y i, `s ♦ a / she. -�s s •� )s 'l � aQ9 \ ®Id ' 1 .. A /I 1p i/I /a /a (f N n // p .:N _.e`s!r)~r soli / � a.©•.��.' r{ems �.t. F .,. ,j r- .. a rJ 12 to v MILES — ATTACHMENT *3 �l TRACT N0.23268 ® 1 4.020--13.24.030 ArraGHMcNr #y. Access rights may be restricted when necessary where the ultimate right-of-way width is eighty-eight feet or greater, except for approved access openings. (Ord. 5 §1(part), 1982: county Ordinance 460 §10.1) ® ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES FOR PARK AND RECREATION PURPOSES 13.24.020 Authority and purpose. This article is en- acted pursuant to the authority of Government Code Section 66477 for the purpose of requiring the dedication of land or payment of fees, in lieu thereof, for park and recreational purposes, as a condition to approval of a tentative map or parcel map. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(A)) —� 13.24.030 Requirements. A. For residential subdivisions of greater than fifty lots, the subdivider shall dedicate land or pay a fee, or combination thereof, in such ratio as recommended by the commission and approved by the council. For residential subdivisions containing fifty lots or less, the subdivider shall pay a fee only. All fees shall be equivalent to three acres per one thousand popu- lation projected to inhabit said subdivision. -------P B. All dedications shall be equivalent to three acres per one thousand population projected to inhabit said subdi- vision. All fees shall be based on the average appraised current market value of the undeveloped land in the subdivi- sion as determined by the city assessor. Projected popu- lation shall be calculated by multiplying the numbers of units to be constructed by the average household size for the entire city as shown on the latest federal census or a census taken pursuant to Section 40200, Chapter 17 of Part 2 of Division 3 of Title 4. C. Subdivisions containing less than five parcels and not used for residential purposes shall be exempted from the requirements of this section; provided however, that a con- dition may be placed on the approval of such parcel map that if a building permit is requested for construction of a res- idential structure or structures on one or more of the par- cels within four years the fee may be required to be paid by the owner of each such parcel as a condition to the issuance of such permit. D. The provisions of this article do not apply to com- mercial or industrial subdivisions; nor do they apply to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment build- ing which is more than five years old when no new dwelling units are added. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(B)) 281-36 (La Quinta 6/87) 1 4.040--13.24.U50 --Aw13.24.040 Use of land and/or fees. All land to be dedicated for park or recreational purposes shall be found to be suitable by the commission and the appropriate recre- ation agency, subject to council approval, as to locations, parcel size and topography for the park. Park and recrea- tional purposes may include active recreation facilities such as playgrounds, playfields, gardens, pedestrian or bi- cycle paths or areas of particular natural beauty, including canyons, hilltops and wooded areas to be developed or left in. their natural state. Also included are land and facil- ities for the activity of "recreational community garden- ing," which activity consists of the cultivation by persons other than, or in addition to, the owner of such land, of plant material not for sale. Land to be dedicated may in- clude all or part of a proposed facility. All fees are to be: used for the purpose of developing new or rehabilitation of existing neighborhood or community park or recreational facilities to serve the subdivision inhabitants. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(C)) ----� 13.24.050 Credits. A. If the subdivider is required to provide park and recreational improvements to the ded- icated land, the value of the improvements together with any equipment located thereon shall be a credit against the pay- ment of fees or dedication of land required by this article. B. Planned developments and real estate developments, as defined in Sections 11003 and 11003.1, respectively, of the Business and Professions Code, shall be eligible to receive a credit, as determined by the council, against the amount of land required to be dedicated, or the amount of the fee imposed, pursuant to this article, for the value of private open space within the development which is usable for active recreational uses. (Ord. 77 52(part), 1985: county Ordinance 460 §10.27(D)) Chapter 13.28 IMPROVEMENTS Sections: 13.28.010 Land divisions improvements. 13.28.020 Plans required. 13.28.030 Improvements for subdivisions. 13.28.040 Schedule A subdivision --Generally. 13.28.050 Schedule A subdivision --Streets. 13.28.060 Schedule A subdivision --Domestic water. 13.28.070 Schedule A subdivision --Fire protection. 13.28.080 Schedule A subdivision --Sewage disposal. 281-37 (La Quinta 6/87) MP ...•.. .,... .... NP................ ......... CP................. „..,., RP............ — 2 269 Q N CP. Qp. ..,..,...,..o.• p NP NP NP NP I MP ......' 'NP M N MP MP 1 I 1 MP % MP I NP I MP NP Q I MP I CP MP ! 1 I RP I I I I I I _--- _____________i Figure V-1 Open Space/Community Facilities Plan of CX QUINTA GENERAL PLAN Cotton/Beland/Associates �1TTAGN�E9J7' '�5 PLANNING COMMISSION RESOLUTION NO. 88-002 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT NO. 23268, TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION OF 201 SINGLE-FAMILY LOTS ON A 48.5+ ACRE PORTION OF A TOTAL OF 120+ ACRES. CASE NO. TT 23268 - VALLEY LAND DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23rd day of February, 1988, hold a duly -noticed Public Hearing to consider the request of Valley Land Development Company to subdivide 48.5 acres into 201 single-family development lots for sale, generally located along the north side of Miles Avenue, +663 feet west of Adams Street, more particularly described as. A portion of the south half of the northeast quarter of Section 19, Township 5 south, Range 7 east, SBBM; and, WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said tentative tract map: 1. That Tentative Tract No. 23268, as conditionally approved, is consistent with the goals, policies and intent of the La Quinta General Plan and the standards of the Municipal Land Division Ordinance. 2. That the subject site is physically suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 23268 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will mitigate this impact. MR/RESO88.002 -1- �4I 4. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. 5. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. 6. That the City is not in a capable financial position, or at an optimum level of staffing to undertake responsibility for maintenance and repair of certain interior project improvements. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-085 relative to the environmental concerns of this tentative tract; 3. That it does hereby approve the above -described Tentative Tract Map No. 23268 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 23rd day of February, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.002 -2- PLANNING COMMISSION RESOLUTION NO. 88-002 CONDITIO14S OF APPROVAL - TENTATIVE TRACT MAP NO. 23268 PROPOSED - FEBRUARY 23, 1988 GENERAL 1. Tentative Tract Map No. 23268 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning & Development Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Riverside County Environmental Health Department o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. GRADING AND DRAINAGE The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as Per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. MR/CONAPRVL.018 -1- 6. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 7. Drainage disposal facilities shall be provided as required by the Public Works Director. The Applicant shall comply with any fee requirements as may be in effect at the time of final map recordation. Drainage facilities shall be capable of retaining 100-year storm flows on -site. TRAFFIC ,AND CIRCULATION 8. Applicant shall comply with the following requirements of the Public Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required. b. The Applicant shall construct street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: (1) Miles Avenue shall be constructed to City standards for a 110-foot right-of-way width (Primary Arterial), with final curb -to -curb width determined by the City Engineer. (2) All interior streets shall be designed to City standards for local streets (60-foot right-of-way, 40-foot curb -to -curb width), including "Street I". Cul-de-sacs shall be designed for a 56-foot right-of-way width, with a 45-foot right-of-way turnaround radius. C. The Applicant shall submit street improvement plans that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings and raised median islands (if required by the City General Plan), shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). d. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer, as may be required. MR/CONAE'RVL.018 -2- 9. Median break may be allowed at the main tract entry from Miles Avenue, but the eastern access shall be limited to right turn movements in or out of the project. 10. Applicant shall dedicate, with recordation of the tract map, access rights to Miles Avenue for all individual parcels which front or back-up to that right-of-way. TRACT DESIGN 11. A minimum 20-foot landscaped setback shall be required along Miles Avenue. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from the ultimate right-of-way line. a. The minimum 20-foot setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. The setback area shall be established as a separate common lot and be maintained as set forth in Condition No. 23, unless an alternate method is approved by the Planning and Development Department. 12. The Applicant shall prepare, for Planning Commission review and approval, architectural standards for the future residences. These standards shall be recorded as C.C. & Rs. 13. All lots within 150 feet of the ultimate right-of-way for Miles Avenue shall be limited to one story, not to exceed 20 feet in height. PUBLIC SERVICES AND UTILITIES 14. The Applicant shall comply with the requirements of the City Fire Marshal: a. Schedule A fire protection shall be provided by approved standard fire hydrants (6" X 4" X 2-1/2" X 2-1/211), located one at each street intersection and spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for two hours duration at 20 PSI. b. Applicant/Developer shall furnish one (1) copy of the water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the Coachella Valley Water District, with the MR/CONAPRVL.018 -3- following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." The required system, including hydrants, shall be installed and accepted by the Coachella Valley Water District prior to any combustible materials being placed on an individual lot. 15. The Applicant shall comply with all the requirements of the Coachella Valley Water District. Any necessary parcels for district facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. Written clearance/acceptance of the locations by CVWD shall be provided. 16. The Applicant shall coordinate with Sunline Transit to provide a future bus turnout location on Miles Avenue. The required bus turnout shall be provided for in the approved street improvement plans, and shall either be constructed with those improvements or bonded for. Appropriate bonding shall be provided in lieu of a completed bus stop shelter, until such time as service is provided by Sunline. WALLS, FENCING. SCREENING AND LANDSCAPING 17. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. 18. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and an irrigation system for each unit as well as all common areas. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 19. Prior to final map approval, the Applicant shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, this criteria shall provide for two trees and an irrigation system. MR/CONAPRVL.018 -4- iU I Wel a I a WAZ I [i1 20. Provisions shall be made to comply with the standards and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 21. Prior to final map approval by the City Council, the Applicant shall submit a proposal to the Planning Commission, for recommendation to the City Council, for meeting parkland dedication requirements as set forth in Section 13.24.030 of the La Quinta Municipal Code. The proposal for dedication, fee -in -lieu, or combination thereof shall be based upon a dedication requirement of 1.75 acres, as determined in accordance with said Section. 22. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 23. The subdivider shall make provisions for maintenance of all common areas via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets & Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets & Highway Code 22600 et seq.) to implement maintenance of all improved common ownership areas. It is understood and agreed that the developer/Applicant shall pay all above costs of maintenance for said improved common areas until such time as tax revenues are received from assessment of the real property. b. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this subdivision, in order to insure common facilities will be maintained. A homeowner's association shall be created with the unqualified right to assess the owners of the individual units for reasonable maintenance costs. MR/CONAPRVL.018 -5- The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along Miles Avenue 24. The Applicant acknowledges that the City is considering a City -Wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District. Any assessments will be done on a benefit basis, as required by law. 25. The developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. 26. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 27. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities b. Sales facilities, including their appurtenant signage C. On -site advertising/construction signs. MR/CONAPRVL.018 -6- DATE: APPLICANT: OWNER: PROJECT: IIfKolv0to) `� GENERAL 'PLAN DESIGNATION: EXISTING ZONING: ENVIRONMENTAL CONSIDERATIONS: PROJECT DESCRIPTION: ® 0 STAFF REPORT PLANNING COMMISSION MEETING FEBRUARY 23, 1988 VALLEY LAND DEVELOPMENT COMPANY 119 LTD, A CALIFORNIA LIMITED PARTNERSHIP TENTATIVE TRACT MAP NO. 23269, A SUBDIVISION OF A 72+ ACRE PORTION OF A 120+ ACRE PARCEL INTO 180 SINGLE-FAMILY LAND SALES LOTS SOUTHWEST CORNER OF FRED WARING DRIVE AND ADAMS STREET (SEE ATTACHMENT #1) LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE) R-1; 7200 SQUARE FOOT MINIMUM LOT SIZE ENVIRONMENTAL ASSESSMENT NO. 88-086 WAS PREPARED IN ACCORDANCE WITH CEQA GUIDELINES. ALTHOUGH IT WAS DETERMINED THAT THE PROJECT MAY HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, MITIGATION OF THESE IMPACTS WILL OCCUR WHICH WILL REDUCE THOSE EFFECTS TO AN INSIGNIFICANT LEVEL. MOST OF THE MITIGATION MEASURES ARE ADDRESSED BY ADHERENCE TO ADOPTED LOCAL ORDINANCE REQUIREMENTS, PAYMENT OF ESTABLISHED FEES AND DEVELOPER IMPROVEMENTS TO THE SITE. GENERALIZED IMPACTS FROM DEVELOPMENT WERE ALSO CONSIDERED IN THE STATEMENT OF OVERRIDING CONSIDERATIONS WHICH WAS ADOPTED WITH THE LA QUINTA GENERAL PLAN AND MEA ON NOVEMBER 19, 1985. THE APPLICANT PROPOSES SUBDIVISION OF 72+ ACRES OF A TOTAL 120-ACRE PARCEL, WITH 48+ ACRES DESIGNATED AS A REMAINDER. TT 23268 WAS FILED IN CONJUNCTION WITH THIS APPLICATION, IN ORDER TO SUBDIVIDE THE REMAINDER 48 ACRES (SEE ATTACHMENTS #2 and #3). THIS PROCEDURE WAS FOLLOWED AS THE APPLICANT PROPOSES PUBLIC STREETS WITH TT 23268 AND PRIVATE STREETS WITH TT 23269. (REFER TO STAFF REPORT FOR TT 23268.) MR/STAFFRPT.032 -1- DENSITY: 2.51 UNITS PER ACRE (NET ACREAGE=71.67 AC) LOT SIZES: MINIMUM LOT SIZE = 10,500 SQUARE FEET AVERAGE LOT SIZE = 12,000 SQUARE FEET DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW REQUIRED TO BE PROVIDED ON -SITE CIRCULATION: PRIVATE STREETS PROPOSED. COLLECTOR LOOP SYSTEM CONNECTING THE ENTRY AREAS TO TRACT. MAIN ENTRY STREET OFF FRED WARING SHOWN AS A 110-FOOT RIGHT-OF-WAY WITH 18-FOOT WIDE RAISED MEDIAN. ACCESS TO ADAMS STREET IS PROVIDED 1,150+ FEET SOUTH OF FRED WARING CENTERLINE. OFF -SITE CIRCULATION: FRED WARING - DESIGNATED AS A MAJOR ARTERIAL AT 120 FEET OF RIGHT-OF-WAY. ADAMS STREET - DESIGNATED AS A SECONDARY ARTERIAL AT 88 FEET TOTAL RIGHT-OF-WAY. ANALYSIS: 1. There are two primary issues to be considered with respect to the proposed tract; these are discussed below. a. Maintenance of Retention and Other Common Areas The City currently requires on -site storm water retention for all projects which could not provide other legally -acceptably means of storm water conveyance. A condition has been provided to insure the maintenance of these facilities by assessing the individual lot owners, either by establishing a homeowner's association or a landscape maintenance district. These methods have also been provided for required landscaped setbacks along major roadways, such as Fred Waring Drive and Adams Street, and for private street systems. b. Parkland Dedications - Chapter 13.24, Article II, of the La Quinta Municipal Code sets forth requirements for parkland dedications (see Attachment #4). Based on this Chapter, 1.57 acres of parkland are required to be dedicated or assessed to secure an in -lieu fee. Within the general area of this tract, a neighborhood park site is identified on the Community Facilities Map of the La Quinta General Plan (see Attachment #5). The Planning Commission and City Council are MR/STAFFRPT.032 -2- required to determine the ratio of fee -to -land dedication. The Applicant has offered to provide some amount of recreation facilities at the storm water retention area, near the tract entry. However, this recreation/park area is not accessible by the general public and, therefore, does not satisfy the park requirements. The conditions of approval require the Applicant to provide a park development proposal to satisfy the requirements for the parkland dedication Chapter. 2. Environmental Considerations: Environmental Assessment No. 88-086 considered the environmental impacts which would be associated with development of Tentative Tract 23269. It was determined that potential significant impacts identified in the initial study could be mitigated to a level of insignificance; therefore, a Negative Declaration has been prepared for adoption. FINDINGS: Findings for the proposal can be found in the attached Planning Commission Resolution No. 88-003. RECOMMENDATION: By adoption of the attached Planning Commission Resolution No. 88-003, recommend to the City Council approval of Tentative Tract 23269 and adoption of a Negative Declaration for Environmental Assessment No. 88-086. Attachments: 1. Case vicinity Map 2. Tentative Tract 23269 Layout 3. Relationship of Tentative Tract 23268 and 23269 4. Parkland Dedication Ordinance. 5. Community Facilities Map MR/STAFFRPT.032 -3- n ay q � ° 1 1:•F�. � pl " N a S fYNI ta. ;,4 1"t 9 4 O. �, t•. h 712 a t I ' &„ L VZI j 2 Y,kQ V NNC4 Dr WE L OiE) CN6/NEED TENTATIVE MAP TRACT NO.23269 V1RN/EJ y_"" —iF2[D�►- i . � E� C•l Ei p _ �_f � ^ ��yy © \may. ��''�� © � f Z. 4 � i �• � to. � °•}zy ro s J� •' L11 J I • � O 4 29 is ,y y w' ., *NAM If�n�/i�/time a Jf )s M n Vzl /l N nl/� /0 l6 N'l ice. NIa� • N11f14 If 4 C1�u f /1 mI y '.JJ\ 4!S1 to /{Ny �' I e i s ~r s i,� , \ :•,�., /e ; e i r r Je , v , ,.�227-2 ,J } nnii -Cl nvcN rc TRACT N0.23268 ATTACHMENT *3 rim 13.24.020--13.24.030 Access rights may be restricted when necessary where the ultimate right-of-way width is eighty-eight feet or greater, except for approved access openings. (Ord. 5 §1(part), 1982: county Ordinance 460 §10.1) ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES FOR PARK AND RECREATION PURPOSES 13.24.020 Authority and purpose. This article is en- acted pursuant to the authority of Government Code Section 66477 for the purpose of requiring the dedication of land or payment of fees, in lieu thereof, for park and recreational purposes, as a condition to approval of a tentative map or parcel map. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(A)) —a 13.24.030 Requirements. A. For residential subdivisions of greater than fifty lots, the subdivider shall dedicate land or pay a fee, or combination thereof, in such ratio as recommended by the commission and approved by the council. For residential subdivisions containing fifty lots or less, the subdivider shall pay a fee only. All fees shall be equivalent to three acres per one thousand popu- lation projected to inhabit said subdivision. �+) B. All dedications shall be equivalent to three acres per one thousand population projected to inhabit said subdi- vision. All fees shall be based on the average appraised current market value of the undeveloped land in the subdivi- sion as determined by the city assessor. Projected popu- lation shall be calculated by multiplying the numbers of units to be constructed by the average household size for the entire city as shown on the latest federal census or a census taken pursuant to Section 40200, Chapter 17 of Part 2 of Division 3 of Title 4. C. Subdivisions containing less than five parcels and not used for residential purposes shall be exempted from the requirements of this section; provided however, that a con- dition may be placed on the approval of such parcel map that if a building permit is requested for construction of a res- idential structure or structures on one or more of the par- cels within four years the fee may be required to be paid by the owner of each such parcel as a condition to the issuance of such permit. D. The provisions of this article do not apply to com- mercial or industrial subdivisions; nor do they apply to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment build- ing which is more than five years old when no new dwelling units are added. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(B)) 281-36 (La Quinta 6/87) 13:24.040--13.24.U50 -----�13.24.040 Use of land and/or fees. All land to be dedicated for park or recreational purposes shall be found to be suitable by the commission and the appropriate recre- ation agency, subject to council approval, as to locations, parcel size and topography for the park. Park and recrea- tional purposes may include active recreation facilities such as playgrounds, playfields, gardens, pedestrian or bi- cycle paths or areas of particular natural beauty, including canyons, hilltops and wooded areas to be developed or left in their natural state. Also included are land and facil- ities for the activity of "recreational community garden- ing," which activity consists of the cultivation by persons other than, or in addition to, the owner of such land, of plant material not for sale. Land to be dedicated may in- clude all or part of a proposed facility. All fees are to be used for the purpose of developing new or rehabilitation of existing neighborhood or community park or recreational facilities to serve the subdivision inhabitants. (Ord. 77 §2(part), 1985: county Ordinance 460 §10.27(C)) �--� 13.24.050 Credits. A. If the subdivider is required to provide park and recreational improvements to the ded- icated land, the value of the improvements together with any equipment located thereon shall be a credit against the pay- ment of fees or dedication of land required by this article. B. Planned developments and real estate developments, as defined in Sections 11003 and 11003.1, respectively, of the Business and Professions Code, shall be eligible to receive a credit, as determined by the council, against the amount of land required to be dedicated, or the amount of the fee imposed, pursuant to this article, for the value of private open space within the development which is usable for active recreational uses. (Ord. 77 52(part), 1985: county Ordinance 460 §10.27(D)) Chapter 13.28 IMPROVEMENTS Sections: 13.28.010 Land divisions improvements. 13.28.020 Plans required. 13.28.030 Improvements for subdivisions. 13.28.040 Schedule A subdivision --Generally. 13.28.050 Schedule A subdivision --Streets. 13.28.060 Schedule A subdivision --Domestic water. 13.28.070 Schedule A subdivision --Fire protection. 13.28.080 Schedule A subdivision --Sewage disposal. 281-37 (La Quinta 6/87) NP................ . ,..».. CP...».,.......... ,...... RP...�..., .... 2320 O n 23268 s} .�.,. •.•••• .................... CP. Qp. .»........,.. • O .................. ONP ..,..,......».,... NP 0 N ONTM NP --- _________________ NP MP NP dQ N MP MP I i I 1 MP MP ' t NP e I MP NP Q I I I MP I CP I MP I i 1 RP I I I 1 I I ------------------ Figure V-1 Open Space/Community Facilities Plan CT of L� QUINTA GENERAL PLAN Couon/&land/Assoc iatcs ATTAGNMEN7' 70'13' PLANNING COMMISSION RESOLUTION NO. 88-003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT NO. 23269, TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION OF 180 SINGLE-FAMILY LOTS ON A 72+ ACRE PORTION OF A TOTAL OF 120+ ACRES. CASE NO. TT 23269 - VALLEY LAND DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23rd day of February, 1988, hold a duly -noticed Public Hearing to consider the request of Valley Land Development Company to subdivide 72+ acres into 180 single-family development lots for sale, generally located at the southwest corner of Fred Waring Drive and Adams Street, more particularly described as: A portion of the north half of the northeast quarter of Section 19, Township 5 south, Range 7 east, SBBM; and, WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said tentative tract map: 1. That Tentative Tract No. 23269, as conditionally approved, is consistent with the goals, policies and intent of the La Quinta General Plan and the standards of the Municipal Land Division Ordinance. 2. That the subject site is physically suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 23269 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella MR/RESO88.003 -1- Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will mitigate this impact. 4. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. 5. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-086 relative to the environmental concerns of this tentative tract; 3. That it does hereby approve the above -described Tentative Tract Map No. 23269 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 23rd day of February, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.003 -2- PLANNING COMMISSION RESOLUTION NO. 88-003 CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23269 PROPOSED - FEBRUARY 23, 1988 rRW RR A T, 1. Tentative Tract Map No. 23269 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning & Development Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division 0 Riverside County Environmental Health Department o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. GRADING AND DRAINAGE 5. The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. MR/CONAPRVL.019 -1- 0 6. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 7. Drainage disposal facilities shall be provided as required by the Public Works Director. The Applicant shall comply with any fee requirements as may be in effect at the time of final map recordation. Drainage facilities shall be capable of retaining 100-year storm flows on -site. TRAFFIC AND CIRCULATION 8. Applicant shall comply with the following requirements of the Public Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. b. The Applicant shall construct street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: (1) Fred Waring Drive shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial). (2) Adams Street shall be constructed to City standards for an 88-foot right-of-way width (Secondary Arterial), with a curb -to -curb width of 64 feet. Adams Street shall be designed for ultimate grade from Fred Waring Drive to Miles Avenue, and constructed adjacent to Tract 23269, and as necessary for reasonable transitions and surface drainage requirements. (3) The interior private street system shall be designed as per the approved "Exhibit A" for TT 23269. Cul-de-sacs shall be designed for a minimum 45-foot right-of-way turnaround radius. Any variations in the approved street system design sections shall be subject to review and approval of the Public Works Department and in accordance with City standards. MR/CONAPRVL.019 -2- C. The Applicant shall submit street improvement plans that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings and raised median islands (if required by the City General Plan), shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). d. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer, as may be required. 9. Applicant shall dedicate, with recordation of the tract map, access rights to Fred Waring Drive and Adams Street, for all individual parcels which front or back-up to those rights -of -way. TRACT DESIGN 10. A minimum 20-foot landscaped setback shall be required along Fred Waring Drive; a minimum 10-foot setback along Adams Street. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 22, unless an alternate method is approved by the Planning and Development Department. 11. The Applicant shall prepare, for Planning Commission review and approval, architectural standards for the future residences. These standards shall be recorded as C.C. & Rs. 12. Any lots within 150 feet of the ultimate right-of-ways of Fred Waring Drive or Adams Street shall be limited to one story, not to exceed 20 feet in height. PUBLIC SERVICES AND UTILITIES 13. The Applicant shall comply with the requirements of the City Fire Marshal: a. Schedule A fire protection shall be provided by approved standard fire hydrants (6" X 4" X 2-1/2" X 2-1/211), located one at each street intersection MR/CONAPRVL.019 -3- ® 0 and spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for two hours duration at 20 PSI. b. Applicant/Developer shall furnish one (1) copy of the water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the Coachella Valley Water District, 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." The required system, including hydrants, shall be installed and accepted by the Coachella Valley Water District prior to any combustible materials being placed on an individual lot. 14. The Applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for district facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. Written clearance/acceptance of the locations by CVWD shall be provided. 15. The Applicant shall coordinate with Sunline Transit to provide a future bus turnout location on Fred Waring Drive and/or Adams Street. A bus turnout shall be provided for in the approved street improvement plans, and shall either be constructed with those improvements or bonded for. Appropriate bonding shall be provided in lieu of a completed bus stop shelter, until such time as service is provided by Sunline. WALLS, FENCING, SCREENING AND LANDSCAPING 16. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. 17. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including to plant types, sizes, spacing locations, and irrigation system for all common areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. MR/CONAPRVL.019 -4- b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 18. Prior to final map approval, the Applicant shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees and an irrigation system. MISCELLANEOUS 19. Provisions shall be made to comply with the provisions and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 20. Prior to final map approval by the City Council, the Applicant shall submit a proposal to the Planning Commission, for recommendation to the City Council, for meeting parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code. The proposal for dedication, fee -in -lieu, or combination thereof shall be based upon a dedication requirement of 1.57 acres, as determined in accordance with said Section. 21. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 22. The subdivider shall make provisions for maintenance of all common areas via one of the following methods prior to final map approval: a,. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets & Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets & Highway Code 22600 et seq.) to implement maintenance of all improved common ownership areas, including streets. It is understood and agreed that the developer/Applicant shall pay all above costs of MR/CONAPRVL.019 -5- maintenance for said improved common areas until such time as tax revenues are received from assessment of the real property. b. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common facilities will be maintained. A homeowner's association shall be created with the unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along Fred Waring Drive. (3) Ten -foot perimeter parkway lot along Adams street. (4) Private street rights -of -way. 23. The Applicant acknowledges that the City is considering a City -Wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District. Any assessments will be done on a benefit basis, as required by law. 24. The developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. 25. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 26. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities b. Sales facilities, including their appurtenant signage C. Access gates/guardhouses. d.. On -site advertising/construction signs MR/CONAPRVL.019 -6- 0 V. MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California February 9, 1988 I. II III 7:00 p.m. CALL TO ORDER A. The meeting was called to order at 7:00 p.m. by Chairman Walling. The Flag Salute was led by Vice Chairman Moran. ROLL CALL A. Chairman Walling requested the roll call. Present: Commissioners Steding, Bund, Zelles, Moran, and Chairman Walling. B. Staff Present: Planning Director Murrel Crump. HEARINGS Chairman Walling introduced the Public Hearing item as follows: A. Specific Plan 84-003, Amendment #2; The Orchard at La Quinta - a request by Rufus Associates to amend Condition #4 to extend the approval period for one additional year for a project located on the south side of Avenue 50, one -quarter mile west of Jefferson Street. Chairman Walling expressed a potential conflict of interest, and requested Vice Chairman Moran to conduct the Public Hearing in his abstinence. 1. Planning Director Crump presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Vice Chairman Moran opened the Public Hearing. Mr. Larry Spector of Rufus Associates addressed the Commission, and gave a history of the project. There being no further comment, Vice Chairman Moran closed the Hearing and opened the matter for Planning Commission discussion/motion. MR/MINO1-26.DFT -1- 3. A motion was made by Commissioner Steding and seconded by Commissioner Bund to approve Specific Plan 84-003, Amendment #2, by adoption of Planning Commission Resolution No. 88-001. Unanimously approved. IV. PUBLIC COMMENT - No one wished to address the Commission. V. CONSENT CALENDAR A motion was made by Commissioner Moran and seconded by Commissioner Steding to approve the minutes of January 26, 1988. Unanimously approved. VI. BUSINESS Chairman Walling introduced the Business Item as follows: A. Discussion/direction on a General Plan Amendment for the "Civic Center" and other "Major Community Facilities". 1. Planning Director Crump presented a summary of the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Following discussion, it was the consensus of the Commission that Staff with the preparation of a formal General Plan Amendment Application. B. Study Session Items. 1. The Commission acknowledged receipt of information regarding an up -coming Public Hearing for Colmac Energy, Inc. Planning Director Crump urged the Commissioners to attend, should their schedules permit. 2. Commissioner Moran requested that the Commission be informed of any major road work planned for the City. VII. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Moran to adjourn to a regular meeting on February 23, 1988, 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 7:36 p.m., February 9, 1988. MR/MINO1-26.DFT -2- 0 STAFF REPORT PLANNING COMMISSION MEETING DATE: FEBRUARY 23, 1988 ITEM: GENERAL PLAN AMENDMENT NO. 87-017 APPLICANT: DAVID P. HOWERTON/ROBERT LAMB HART, AND ARCHITECTS A PLANNERS LOCATION: SOUTH SIDE OF AVENUE 48, HALF -WAY BETWEEN WASHINGTON STREET AND JEFFERSON STREET PROJECT: SCOPING REVIEW - CYCLE I; AMEND THE LAND USE DESIGNATION FROM LOW DENSITY RESIDENTIAL TO TOURIST COMMERCIAL PURPOSE: The purpose of the scoping review is not to evaluate the merits of the application or take a position in support or opposition; rather, to assure that the application is appropriately and adequately defined as to: o The extent of the area being considered for a land use designation change (i.e., is it reasonable to look at a larger land area or a particular change) (see attached Land Use Map). o Any affected General Plan policies related to the application (i.e., are there conflicting policies that may need to be revised, deleted, or new policies added) (see attached policies). o Any impacts that might need further (special) studies or additional information provided. In addition, this review enables the Council, Commission or Staff to initiate other amendments not related to a particular application if needed. DESCRIPTION OF REQUEST: The Applicant requests to amend the Land Use Map to designate a portion of "The Grove" project property on the south side of Avenue 48, half -way between Washington Street and Jefferson Street from Low Density Residential to Tourist Commercial. The Applicant has identified the ultimate area to be from 0 acres (no change in present project plans) up to 120 acres. The request :in envisioned by the Applicant to provide for a resort MR/STAFFRPT.031 -1- 0 hotel use having between 1,200 and 1,500 rooms as an optional development course for The Grove project. In practice, all or none of the Tourist Commercial allocation may be utilized. Therefore, we must reference this designation as "up to" 120 acres. We would then rely on a zoning request to trigger the requirement for Specific Plan Amendment (so that the precise use(s) of this designation would be defined). Currently, The Grove project approval includes 80 guest cottages on 28 acres. GENERAL PLAN CONSIDERATIONS: 1. Policies: The policies that affect or address the Amendment are attached. None of the policies prohibit the request or are in need of change at this time. 2. Surrounding Land Use Designations and Uses: The proposed amendment has the following adjacent land use designations and uses: o West: Low Density Residential - vacant. o East: Low Density Residential - vacant. o North: Mixed Commercial - vacant. o South: Low Density Residential - vacant. 3. Traffic/Circulation: Avenue 48 is designated as a Primary Arterial (100 - 110 feet of right-of-way) and as a Highway 111 bypass. CONCERNS: A major impact/informational area which can be identified for further analysis is traffic generation (with vehicular access and circulation). o Traffic - A focused impact report is being prepared to address the anticipated traffic increases. The report will be an update of the Master Environmental Assessment prepared for the General Plan. DIRECTION: The existing General Plan inconsistent with the application. In addition, appear to need geographic will be reviewed based upon other factors identified at policies neither prohibit nor are Amendment request in their broad the requested Amendment does not expansion. Therefore, the Amendment the above -noted concern and any the scoping meeting. MR/STAFFRPT.031 -2- �`1�. 1 .-.-. •1•1 :Iwo: 1�1 �1 �1 �1�/�1�1�1 •'11-•-. r ...... •...•. •�5 ••,•.•,•',.1. • • ..,... 1 . 1 1� 1./# ... / ill..l. �.l... . .... .•. GENERAL COMMERCIAL; MEDIUM DENSITY NORTH FCASE4PEX/6046. RJWl®MENT ��%'OI%' � 'T SCALE: lar-t' At- *4WO G4ND L/5E MAID ® o� WESTWARD HO'j"--------® P.2I®�®'®v� DRIVE 10...................... ....G+....I i i •• 11111 ®•• rl STATE HIGHWAY i ��•• ICI MAJORo ARTERIAL '. w.r lid Fa /n © PRIMARY FOOT ARTERIAL N 1 • RiORt PF w ■ a - r SECONDARY ARTERIAL �m* ' Au.•iuuuuuw .. FOOT RIGHT 01 WAY CD COLLECTOR Im AVENUE 48El 1 �= •-n FOOT RIGHT 01 WAY ism mom ®m®®�®���®�� �• HIGHWAY.III BYPASS EISENHOWER DRIVE ®w sowI ®�cLLr,In ®¢ F �� ® z 2 ® O ® y H ®C7 ®w Z W _ ® LL ® Q AVENUE 50 AVENUE 50 - ,msrnmrBmm■ m®mm��fm®mrm�.mu�l�■om>ooml�ip ' ABYPA DE9ERT LLUB DRIVE RIDNT-OF-WAY WILL BE 6.*` HIGHWAY III AVENUE 60 WILL BE 100'RDBDIBtion >W - MILES AVENUE WILL BE 110' ®= 6-IT-86 CALLE TAMPICO WILL BE 100'_ - CASE MAP ` NORTH CASE No. A"A 1 ��=i"Afc,#1pAo;F# r %` Off% • AcAP T SCALE : O . . . . . . . . . . . . . . 6PE Ag PLAN CaReWtATIOW /�/�EMISSIONS E POLICY 6.3.6 - PARTICULAR ATTENTION SHALL BE GIVEN TO ENCOURAGING A UNIQUE, PEDESTRIAN - ORIENTED ATMOSPHERE IN THE VILLAGE AREA. POLICY 6.3.7 - APPROPRIATE DESIGN STANDARDS SHALL ALSO BE DEVELOPED FOR THE RESIDENTIAL AREAS WHICH ABUT THE VILLAGE AREA. POLICY 6.3.8 - PARTICULAR ATTENTION SHALL BE GIVEN TO MAINTAINING COMPATIBLE LAND USE RELATIONSHIPS BETWEEN COMMERCIAL AND RESIDENTIAL USES IN THE VILLAGE. SOME AREAS SUCH AS THE EAST SIDE OF DESERT CLUB DRIVE WILL BE MORE STRICTLY CONTROLLED TO ACHIEVE THIS PURPOSE. • POLICY 6.3.10 - THE DEVELOPMENT OF HOTELS AND RELATED TOURIST -ORIENTED USES IS HIGHLY DESIRABLE TO PROVIDE FUTURE REVENUE BASE FOR THE CITY. ® POLICY 6.3.11 - THE CITY SHOULD ESTABLISH STANDARDS TO ASSURE HIGH QUALITY TOURIST -ORIENTED DEVELOPMENTS. POLICY 6.3.12 - DEVELOPERS IN THE SPECIAL COMMERCIAL LAND USE CATEGORY SHALL DEMONSTRATE THAT ADEQUATE MARKET EXISTS WITHIN A REASONABLE RADIUS PRIOR TO CONSTRUCTION OF RETAIL OR OFFICE COMMERCIAL PROJECTS. POLICY 6.3.13 - PRIOR TO OBTAINING DEVELOPMENT APPROVAL AND ZONING, IT SHALL BE THE RESPONSIBILITY OF THE DEVELOPER TO DEMONSTRATE THAT A COMMITTED USER AND CONSTRUCTION FUNDING ARE AVAILABLE. POLICY 6.3.14 - PRIORITY SHALL BE GIVEN TO ENCOURAGING DEVELOPMENT OF COMMERCIAL PROJECTS IN THE VILLAGE AREA RATHER THAN ON THE JEFFERSON STREET CORRIDOR, EXCEPT THAT HOTELS AND RELATED TOURIST -ORIENTED USES SHALL BE ALLOWED AT ANY TIME. POLICY 6.3.15 - THE MIXED -USE CATEGORY SHALL BE APPLIED TO LAND HOLDINGS WHICH ARE 20 ACRES OR LARGER IN SIZE. SMALLER HOLDINGS SHALL BE LIMITED TO COMMERCIAL USE. POLICY 6.3.16 - MIXED -USE COMMERCIAL PROJECTS SHALL CONTAIN A MINIMUM OF 70 PERCENT COMMERCIAL USES BY LAND AREA. POLICY 6.3.17 - A MASTER PLAN AND DEVELOPMENT AGREEMENT MUST BE APPROVED PRIOR TO ANY LAND DIVISION OR OTHER DEVELOPMENT APPROVAL ACTION. ® POLICY 6.5. - SECONDARY STREET IMAGE RRIDORS ARE DEFINED AS FOLLOWS: ° JEFFERSON STREET, 50TH AVENUE, AND 52ND AVENUE - THESE STREETS SHALL ESTABLISH AND MAINTAIN CONSISTENT LANDSCAPE DESIGN THROUGHOUT. POLICY 6.5.4 - SPECIAL GATEWAY TREATMENTS AT MAJOR ENTRIES TO THE CITY AND TO THE DOWNTOWN SHALL INCLUDE THE FOLLOWING: ° HIGHWAY 111/WASHINGTON STREET - ISLAND LANDSCAPING INCLUDING A MONUMENT SIGN AND OTHER SPECIAL FEATURES. ° VILLAGE GATEWAY - SPECIAL PAVING AND LANDSCAPING. POLICY 6.5.5 - SECONDARY GATEWAY TREATMENTS SHALL INCLUDE THE FOLLOWING INTERSECTIONS: ° EISENHOWER DRIVE AND WASHINGTON STREET ° CALLE TAMPICO AND WASHINGTON STREET ° FRED WARING DRIVE AND WASHINGTON STREET ° JEFFERSON STREET AND HIGHWAY 111 ° CALLE TAMPICO AND EISENHOWER DRIVE POLICY 6.5.6 - SPECIAL THEMES INCLUDING MEDIAN LANDSCAPING, PARKWAY LANDSCAPING, STREET LIGHTS, PERIMETER WALLS, SIGNING AND RELATED DESIGN TREATMENTS SHALL BE DEVELOPED. POLICY 6.5.7 - ALONG PRIMARY AND SECONDARY STREET IMAGE CORRIDORS THE CITY SHALL ESTABLISH APPROPRIATE BUILDING HEIGHT LIMITS TO ASSURE A LOW DENSITY CHARACTER AND APPEARANCE. POLICY 6.5.6 - LARGE PARKWAYS AND SETBACKS ARE NECESSARY TO ASSURE A HIGH -QUALITY AND ATTRACTIVE APPEARANCE ON MAJOR STREETS. SETBACKS FOR WALLS, BUILDINGS AND PARKING AREAS MAY VARY, IF.PROPERLY DESIGNED, BUT SHALL GENERALLY BE AS FOLLOWS: MAJOR AND PRIMARY ARTERIALS - 20 PEET HIGHWAY 111 - 50 FEET OTHER STREETS - 10 FEET TRADE-OFFS FOR IMAGINATIVE DESIGNS MAY BE CONSIDERED. 6 POLICY 7.5.8 - A STUDY SHOULD BE CONDUCTED TO DETERMINE WHETHER ADAMS STREET OR DUNE PALMS OR BOTH SHOULD BE RECLASSIFIED IN ORDER TO FUNCTION, WITH 48TH AVENUE AS A BY-PASS FOR HIGHWAY 111. POLICY 7.5.9 - FUTURE DEVELOPMENT SHALL CONFORM TO THE ADOPTED CIRCULATION SYSTEM OF THE CITY OF LA QUINTA, AND SUCH DEVELOPMENT SHALL PARTICIPATE IN THE NECESSARY IMPROVEMENTS CONSISTENT WITH THE GENERAL PLAN. POLICY 7.5.10- IMPROVEMENT OF THE CIRCULATION SYSTEM SHALL CONFORM TO THE STANDARDS CONTAINED IN TABLE VII-3 OF THIS PLAN. POLICY 7.5.11 - IN ADDITION TO REQUIRING NEW DEVELOPMENTS TO CONSTRUCT STREET IMPROVEMENT, THE CITY'S INFRASTRAUCTURE FEE PROGRAM SHALL BE USED TO SECURE CONSTRUCTION FUNDS. POLICY 7.5.12 - THE CITY SHALL ESTABLISH A TRAFFIC MONITORING PROGRAM IN ORDER TO DETERMINE THE NEED FOR ROAD AND BRIDGE WIDENING, PARTICULARLY AS IT RELATES TO TRAFFIC IMPACTS ASSOCIATED WITH NEW DEVELOPMENTS. A POLICY 7.5.13- INTERSECTIONS ALONG ARTERIAL HIGHWAYS SHOULD BE SPACED AT LEAST ONE -QUARTER MILE APART. POLICY 7.5.14- MIXED -USE DEVELOPMENT SHOULD MINIMIZE ACCESS TO ABUTTING ARTERIALS. POLICY 7.5.15- CALLE TAMPICO SHALL BE IMPROVED AS A SPECIALLY -DESIGNED PRIMARY ARTERIAL TO REFLECT ITS SIGNIFICANCE AS THE CIVIC CENTER CORRIDOR. POLICY 7.5.16 - PROVISION SHALL BE TO PROVIDE A PUBLIC STREET BETWEEN CALLE TAMPICO AND AVENUE 50 GENERALLY ALONG THE ADAMS STREET ALIGNMENT. POLICY 7.5.17- INSTALLATION OF ALL NEW TRAFFIC CONTROL DEVICES SHOULD BE BASED UPON ESTABLISHED WARRANTS AND PROFESSIONAL ANALYSIS IN ORDER TO ASSURE TRAFFIC SAFETY AND REDUCE POTENTIAL PUBLIC LIABILITY. POLICY 7.5.18 - THE CITY SHALL ESTABLISH A TRAFFIC MONITORING PROGRAM IN ORDER TO DETERMINE THE NEED FOR TRAFFIC CONTROL DEVICES, PARTICULARLY AS IT RELATES TO IMPACTS ASSOCIATED WITH NEW DEVELOPMENT. DATE: ITEM: APPLICANT: 9 STAFF REPORT PLANNING COMMISSION MEETING FEBRUARY 23, 1988 GENERAL PLAN AMENDMENT NO. 88-018 LANDMARK LAND COMPANY, INC. V1. B. LOCATION: SOUTHWEST CORNER OF AVENUE 50 AND ADAMS STREET ALIGNMENT (RIGHT-OF-WAY TO BE VACATED) PROJECT: SCOPING REVIEW - CYCLE I; AMEND THE LAND USE DESIGNATION FROM MEDIUM DENSITY TO GENERAL COMMERCIAL PURPOSE: The purpose of the scoping review is not to evaluate the merits of the application or take a position in support or opposition; rather, to assure that the application is appropriately and adequately defined as to: o The extent of the area being considered for a land use designation change (i.e., is it reasonable to look at a larger land area or a particular change) (see attached Land Use Map). o Any affected General Plan policies related to the application (i.e., are there conflicting policies that may need to be revised, deleted, or new policies added) (see attached policies). o Any impacts that might need further (special) studies or additional information provided. In addition, this review enables the Council, Commission or Staff to initiate other amendments not related to a particular application if needed. DESCRIPTION OF REQUEST: The Applicant requests to amend the Land Use Map to designate the southwest corner of Avenue 50 and Adams Street alignment (to be vacated) from Medium Density Residential to General Commercial. The Applicant has identified the ultimate area to be 4.3 acres gross or 3.8 acres net. The Applicant has not identified any specific uses. The Applicant indicated that MR/STAFFRPT.030 -1- 40 convenience and service commercial is needed for the anticipated residential development and to serve the school and public park/sports complex on the north side of Avenue 50. GENERAL PLAN CONSIDERATIONS: 1. Policies: The policies that affect or address the Amendment are attached. None of the policies prohibit the request or are in need of change at this time. 2. Surrounding Land Use Designations and Uses: The proposed amendment has the following adjacent land use designations and uses: o West: Medium Density Residential - vacant and part of The Dunes golf course. o East: Low Density Residential - vacant. o North: Low Density Residential and Open Space - elementary school and park. o South: Medium Density Residential - vacant. Other commercially -designated property which is in close proximity to this site is located in the Village area (Village Commercial), and at the southwest corner of Jefferson Street and Avenue 50 (Special Commercial). 3. Traffic/Circulation: Avenue 50 is designated as a Primary Arterial (100 feet of right-of-way) and as a secondary street image corridor (landscape and setbacks). Adams Street is designated as a local street. In addition, the north/south alignment is to be vacated. Curvilinear (S-curve) street right-of-way for Adams Street has been dedicated so that Adams now aligns with Park Avenue. The intent is to create a four-way intersection. CONCERNS: Three major concerns which can be identified for further analysis are: 1) Access; 2) Location; and 3) Need. o Access - Should additional access be permitted on Avenue 50? Should access to commercial land uses be aligned with Park Avenue? What affect does vehicle access have on pedestrian movement to the park/school site? MR/STAFFRPT.030 -2- o Location - Should convenience commercial be located Opposite an elementary/middle school complex? Does this proposed land use request necessitate Adams Street to remain in a north/south configuration? Can a mid -block commercial area function? What influence will this Amendment have on adjacent properties requesting a commercial land use designation? o Need - Should additional convenience/service commercial property be designated in terms of existing commercially -designated property? DIRECTION: The existing General Plan policies, in their broad application, neither prohibit nor are inconsistent with the Amendment request. In addition, the requested Amendment does not appear to need geographic expansion. Therefore, the Amendment will be reviewed based upon the above -noted concerns and any other factors identified at the scoping meeting. MR/ STAFFi2PT. 03 0 - 3 - • MAJOR ARTERIAL 1• 1 N ■ _ I,I 1t0-F001 RIOxt UI WAY a a R pRl'Mo.Rm ARTERIAL r u.xr or w• � .}Q� 1 •• A•uwuuuuuue�. SECONDARY ARTERIAL ee i=oot a.xr or wer = AVENUE 48 1 1�1■ � ®®■ � m ®m � ®0 �� ® HIGHWAY III BYPASS COLLECTOR ee-It f001 PIOMI Of Me♦ EISENHOWER DRIVE ®w ®w ®■ ® ® Z ® O ® O z _ ®w ®2 ®LL I ®. AVENUE 50 AVENUE 50 ®' CALLE TAMPICO �I ¢U11 ®: 1 �I° r m * ®: wl Fe AVENUE 52 ���,�.,.,r� RIONt-OF-WAY WILL BE et' O �� DESERT CLUB DRIVE 100- 1 OR i1HIGHWAY III BYPASS AVENUE DD WILL BE Resolution,# 86-54 MILES AVENUE WILL BE 11D' L BE 180' tie CASE MAP bli:s. CASE No. oWCFA4 L PZ4A NORTH AN N/DMewr A' 8i� - of J SCALE: . 0 9 0 0 . 0 0 0 . 0 . . . 0 . 0 0 0 6 1 . . . .. . . . C7,E'WZXq ` P44N e1944; v t.. MIXED COMMERC 4lA m e"; �. � C .1 f { 0 4-. MEDIUM DENSITY.• 4R Q • W- Z • . LOW DENSITYLU _•tr ,,u;�+;i Ix LLI "'t$ U w r SPECIAL COMMERCIAL i f YttC �` w .j J HIGH DENSITY •777� // V 5 �W• . . _.. - :ems CASE MAP CASE No. C�j&1464CQ= P44A1'�H&_'4EAe #0100t-�_ O/gf L6W0MAApK 4AA0 Gu • 60V • - . • • • . • • • . • . • • • . • . • f> • • • • • • .• • • M • • • • • '•f ORTH SCALE: N0014c A AYEN!/F 549M i I s x t Etr rw LA✓//Ww✓ ACMN✓ ® RuFUS DCDajc v oN TO L.A QLJWrA &AXAo�D 021G/wA� .Q/lras Sr. oeo.v.! 7o I jW kEs.nN� FvR A/ivr Li vK 1 I VACA7-e0 ,QLWtS STD AS P£R — I I I I le£soa�flu.✓ � 86'Yb C A S M A I V��& CASE No.46WO4If6. PLIVI sow e:aa�dmarE Ga«I co. /nc. ORTH SCALE: NOPIV4 COMMERCIAL: Implementation Polay: • POLICY 6.3.1 - DEVELOPMENT OF COMMERCIAL USES SHALL BE ENCOURAGED. • POLICY 6.3.2 - COMMERCIAL AND NEIGHBORHOOD CENTERS SHALL BE LOCATED ON ARTERIAL HIGHWAYS. e POLICY 6.3.3 - DEVELOPERS OF SHOPPING CENTERS SHALL - DEMONSTRATE THROUGH APPROPRIATE STUDIES THAT ADEQUATE MARKET SUPPORT EXISTS WITHIN ONE MILE OF THE PROJECT SITE. POLICY 6.3.4 - THE CITY SHALL AGGRESSIVELY SUPPORT IMPROVEMENT OF THE VILLAGE AREA INFRASTRUCTURE AS A MEANS OF ENHANCING POTENTIAL VILLAGE COMMERCIAL DEVELOPMENT. POLICY 6.3.5 - THE CITY SHALL PREPARE AND ADOPT A SPECIFIC PLAN FOR THE VILLAGE AT LA QUINTA AREA AS SOON AS POSSIBLE WITH SPECIFIC DESIGN STANDARDS INCLUDING LANDSCAPING, SIGNING, BUILDING ARCHITECTURE AND STREETSCAPE CRITERIA. II;i', 2 POLICY 6.3.6 - PARTICULAR ATTENTION SHALL BE GIVEN TO ENCOURAGING A UNIQUE, PEDESTRIAN - ORIENTED ATMOSPHERE IN THE VILLAGE AREA. POLICY 6.3.7 - APPROPRIATE DESIGN STANDARDS SHALL ALSO BE DEVELOPED FOR THE RESIDENTIAL AREAS WHICH ABUT THE VILLAGE AREA. POLICY 6.3.8 - PARTICULAR ATTENTION SHALL BE GIVEN TO MAINTAINING COMPATIBLE LAND USE RELATIONSHIPS BETWEEN COMMERCIAL AND RESIDENTIAL USES IN THE VILLAGE. SOME AREAS SUCH AS THE EAST SIDE OF DESERT CLUB DRIVE WILL BE MORE STRICTLY CONTROLLED TO ACHIEVE THIS PURPOSE. POLICY 6.3.10 - THE DEVELOPMENT OF HOTELS AND RELATED TOURIST -ORIENTED USES IS HIGHLY DESIRABLE TO PROVIDE FUTURE REVENUE BASE FOR THE CITY. POLICY 6.3.11 - THE CITY SHOULD ESTABLISH STANDARDS TO ASSURE HIGH QUALITY TOURIST -ORIENTED DEVELOPMENTS. POLICY 6.3.12 - DEVELOPERS IN THE SPECIAL COMMERCIAL LAND USE CATEGORY SHALL DEMONSTRATE THAT ADEQUATE MARKET EXISTS WITHIN A 1 REASONABLE RADIUS PRIOR TO CONSTRUCTION OF RETAIL OR OFFICE COMMERCIAL PROJECTS. POLICY 6.3.13 - PRIOR TO OBTAINING DEVELOPMENT APPROVAL AND ZONING, IT SHALL BE THE RESPONSIBILITY OF THE DEVELOPER TO DEMONSTRATE THAT A COMMITTED USER AND CONSTRUCTION FUNDING ARE AVAILABLE. POLICY 6.3.14 - PRIORITY SHALL BE GIVEN TO ENCOURAGING DEVELOPMENT OF COMMERCIAL PROJECTS IN THE VILLAGE AREA RATHER THAN ON THE JEFFERSON STREET CORRIDOR, EXCEPT THAT HOTELS AND RELATED TOURIST -ORIENTED USES SHALL BE ALLOWED AT ANY TIME. POLICY 6.3.15 - THE MIXED -USE CATEGORY SHALL BE APPLIED TO LAND HOLDINGS WHICH ARE 20 ACRES OR LARGER IN SIZE. SMALLER HOLDINGS SHALL BE LIMITED TO COMMERCIAL USE. POLICY 6.3.16 - MIXED -USE COMMERCIAL PROJECTS SHALL CONTAIN A MINIMUM OF 70 PERCENT COMMERCIAL USES BY LAND AREA. POLICY 6.3.17 - A MASTER PLAN AND DEVELOPMENT AGREEMENT MUST BE APPROVED PRIOR TO ANY LAND DIVISION OR OTHER DEVELOPMENT APPROVAL ACTION. • POLICY 6.5.3 - SECON Y STREET IMAGE CORRIDORS ARE DEFINED AS FOLLOWS: ° JEFFERSON STREET, 50TH AVENUE, AND 52ND AVENUE - THESE STREETS SHALL ESTABLISH AND MAINTAIN CONSISTENT LANDSCAPE DESIGN THROUGHOUT. POLICY 6.5.4 - SPECIAL GATEWAY TREATMENTS AT MAJOR ENTRIES TO THE CITY AND TO THE DOWNTOWN SHALL INCLUDE THE FOLLOWING: ° HIGHWAY 111/WASHINGTON STREET ISLAND LANDSCAPING INCLUDING A MONUMENT SIGN AND OTHER SPECIAL FEATURES. ° VILLAGE GATEWAY - SPECIAL PAVING AND LANDSCAPING. POLICY 6.5.5 - SECONDARY GATEWAY TREATMENTS SHALL INCLUDE THE FOLLOWING INTERSECTIONS: ° EISENHOWER DRIVE AND WASHINGTON STREET ° CALLE TAMPICO AND WASHINGTON STREET ° FRED WARING DRIVE AND WASHINGTON STREET ° JEFFERSON STREET AND HIGHWAY 111 ° CALLE TAMPICO AND EISENHOWER DRIVE POLICY 6.5.6 - SPECIAL THEMES INCLUDING MEDIAN LANDSCAPING, PARKWAY LANDSCAPING, STREET LIGHTS, PERIMETER WALLS, SIGNING AND RELATED DESIGN TREATMENTS SHALL BE DEVELOPED. • POLICY 6.5.7 - ALONG PRIMARY AND SECONDARY STREET IMAGE CORRIDORS THE CITY SHALL ESTABLISH APPROPRIATE BUILDING HEIGHT LIMITS TO ASSURE A LOW DENSITY CHARACTER AND APPEARANCE. • POLICY 6.5.8 - LARGE PARKWAYS AND SETBACKS ARE NECESSARY TO ASSURE A HIGH -QUALITY AND ATTRACTIVE APPEARANCE ON MAJOR STREETS. SETBACKS FOR WALLS, BUILDINGS AND PARKING AREAS MAY VARY, IF.PROPERLY DESIGNED, BUT SHALL GENERALLY BE AS FOLLOWS: MAJOR AND PRIMARY ARTERIALS - 20 FEET HIGHWAY 111 - 50 FEET OTHER STREETS - 10 FEET TRADE-OFFS FOR IMAGINATIVE DESIGNS MAY BE CONSIDERED. CIRCULATION SYSTEM: Implementation Policy: POLICY 7.5.1 - RESTRICT UNCONTROLLED ACCESS TO ALL ARTERIAL HIGHWAYS FOR ALL NEW DEVELOPMENT. POLICY 7.5.2 - EXPLORE OPPORTUNITIES FOR REMEDIAL ACTION TO ELIMINATE DIRECT UNCONTROLLED ACCESS TO ARTERIAL HIGHWAYS BY INDIVIDUAL RESIDENTIAL DRIVEWAYS. POLICY 7.5.3 - A STUDY TO EVALUATE THE NEED FOR ACCESS CONTROLS, INCLUDING A 'PARKWAY" CONCEPT, ALONG THE JEFFERSON STREET CORRIDOR SHALL BE COMPLETED AS SOON AS POSSIBLE. POLICY 7.5.4 - INCLUDE FUNDING AND CONSTRUCTION PLANS FOR WIDENING OF EXISTING BRIDGES AND CONSTRUCTION OF DESIGNATED NEW BRIDGES IN THE CITY'S CAPITAL IMPROVEMENT PROGRAM. POLICY 7.5.5 - WHERE TRAFFIC VOLUMES DO NOT WARRANT CONSTRUCTION OF A BRIDGE, CONSIDERATION OF LOW -FLOW CROSSING DESIGNS SHOULD BE MADE. POLICY 7.5.6 - THE INFRASTRUCTURE FEE PROGRAM SHALL BE USED AS ONE MEANS TO FUND BRIDGE CONSTRUCTION. POLICY 7.5.7 - FUTURE TRAFFIC DEMANDS AND RELATED GEOMETRIC/OPERATIONAL NEEDS FOR INTERSECTIONS ALONG HIGHWAY 111 SHOULD BE DEFINED BY A SPECIFIC PLAN. THIS PLAN SHOULD ALSO CONSIDER THE NEED FOR ACCESS CONTROLS BY INDIVIDUAL USES. POLICY 7.5.8 - A STUDY SHOULD BE CONDUCTED TO DETERMINE WHETHER ADAMS STREET OR DUNE PALMS OR BOTH SHOULD BE RECLASSIFIED IN ORDER TO FUNCTION, WITH 48TH AVENUE AS A BY-PASS FOR HIGHWAY 111. POLICY 7.5.9 - FUTURE DEVELOPMENT SHALL CONFORM TO THE ADOPTED CIRCULATION SYSTEM OF THE CITY OF LA QUINTA, AND SUCH DEVELOPMENT SHALL PARTICIPATE IN THE NECESSARY :IMPROVEMENTS CONSISTENT WITH THE GENERAL PLAN. POLICY 7.5.10- IMPROVEMENT OF THE CIRCULATION SYSTEM SHALL CONFORM TO THE STANDARDS CONTAINED IN TABLE VII-3 OF THIS PLAN. POLICY 7.5.11 - ]IN ADDITION TO REQUIRING NEW DEVELOPMENTS TO CONSTRUCT STREET IMPROVEMENT, THE CITY'S INFRASTRAUCTURE FEE PROGRAM SHALL BE USED TO SECURE CONSTRUCTION FUNDS. POLICY 7.5.12 - THE CITY SHALL ESTABLISH A TRAFFIC MONITORING PROGRAM IN ORDER TO DETERMINE THE NEED FOR ROAD AND BRIDGE WIDENING, PARTICULARLY AS IT RELATES TO TRAFFIC IMPACTS ASSOCIATED WITH NEW DEVELOPMENTS. POLICY 7.5.13- INTERSECTIONS ALONG ARTERIAL HIGHWAYS SHOULD BE SPACED AT LEAST ONE -QUARTER MILE APART. POLICY 7.5.14- MIXED -USE DEVELOPMENT SHOULD MINIMIZE ACCESS TO ABUTTING ARTERIALS. POLICY 7.5.15- CALLE TAMPICO SHALL BE IMPROVED AS A SPECIALLY -DESIGNED PRIMARY ARTERIAL TO REFLECT ITS SIGNIFICANCE AS THE CIVIC CENTER CORRIDOR. 0 POLICY 7.5.16 - PROVISION SHALL BE TO PROVIDE A PUBLIC STREET BETWEEN CALLE TAMPICO AND AVENUE 50 GENERALLY ALONG THE ADAMS STREET ALIGNMENT. POLICY 7.5.17- INSTALLATION OF ALL NEW TRAFFIC CONTROL DEVICES SHOULD BE BASED UPON ESTABLISHED WARRANTS AND PROFESSIONAL ANALYSIS IN ORDER TO ASSURE TRAFFIC SAFETY AND REDUCE POTENTIAL PUBLIC LIABILITY. POLICY 7.5.18 - THE CITY SHALL ESTABLISH A TRAFFIC 140NITORING PROGRAM IN ORDER TO DETERMINE THE NEED FOR TRAFFIC CONTROL DEVICES, PARTICULARLY AS IT RELATES TO IMPACTS ASSOCIATED WITH NEW DEVELOPMENT. MEMORANDUM CITY OF LA QUINTA STUDY SESSION TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: THE PLANNING AND DEVELOPMENT DEPARTMENT DATE: FEBRUARY 22, 1988 SUBJECT: GENERAL PLAN AMENDMENT: RESIDENTIAL INTRODUCTION: HIGH AND MEDIUM DENSITY This memo discusses High and Medium Density Residential land uses as designated in the General Plan. First is discussed the concept of density itself, then how density is allocated in the General Plan, focusing first on High Density (how much and where), and. then Medium Density. The implications of such density allocations for the profile of La Quinta's future are explored. Then a number of policy questions are posed. Finally, a. for -discussion -only recommendation is made to amend most of the High Density Residential designations to Medium Density. BACKGROUND: "Density". The technical side of land use planning for residential. types of land uses tends to be primarily concerned with the impacts of residential development on the "carrying capacity" of the land, the infrastructure and other facilities serving the land, and with the compatibility of the residential uses with adjacent land uses. However, underlying many land use decisions are a set of issues and assumptions about residential, land uses. Discussion of some of these issues and assumptions might help us grasp why so much emotion is often attached to the concept of density. Each community has an image of what it is - or at least aspirations of what it would strive to become. These images and aspirations are often focused on certain qualities of its residential. neighborhoods. Urban neighborhoods pride themselves on compactness, complexity, diversity, "richness" of MR/DOCTB.003 -1- 0 0 experience (recognizing and accepting the downside trade-offs)„ A rural community values open spaces, between and around each dwelling, and a certain homogeneity of dwellings. A suburban community, having aspects of both urban and rural lifestyles juxtaposed, must sift and sort out how it will deal with the diversity and contiguity of such a range of lifestyles, and arrive at a realistic and comfortable image of itself. The objective in land use planning for a suburban community often seems to be to find a place for everything and put everything in its place. But, does the image of the community truly call for a place for everything? And, for what should be included in the image of the community, is there actually a feasible place? These are the tough judgements in formulating or amending a community's General Plan. One of the most common and cherished notions in land use planning is that less -dense and single -family -detached residential neighborhoods are more "fragile" or sensitive to the impacts of adjacent land uses, while more dense and multi -family neighborhoods are somehow less sensitive and/or more able to design in adequate protection measures (such as buffers). Commercial land uses are "tougher" still, while industrial uses are considered "impervious" to negative impacts. Parallel to this notion of fragility progressing to imperviousness as you move up the land use categories, is the idea that Low Density Residential has little impact, while higher densities have higher impact, commercial more still, while industrial uses have the most impact of all. A third parallel notion is that property values (based on zoning for use) follow the same progression; that commercial property is always more valuable than residential. Of course, we have all observed that there can be as much variation within these land use categories as will be found between them, and that the progressions are not nearly as regular as might be imagined. Within the residential category, the variable of "density" is used as a shorthand way of describing both the level of impacts as well as the "sensitivity" of the residential uses. However, the concept of "density" of dwelling -units -per -acre is an imperfect indicator of impacts. It does not relate exactly to persons -per -acre. It does not account for seasonal occupancy and high guest/visitation rates. Family size and life style, as they relate to impacts and sensitivity, are very imperfectly reflected by crude density. And certainly there is almost no relationship between density of dwelling units (especially in the broad ranges provided in La Quinta's General Plan), and such other matters of public interest as structural type, tenure, sales or rental price, or investment in design, open space, landscaping, buffers, amenities, etc. There is a commonly -quoted assumption that municipal land use planning has, as one of its primary purposes, "the protection of property values". Planning and its implementation tool, zoning, should and does have a stabilizing effect on property MR/DOCTB.003 -2- values. But three cautions should be stated: 1) That property values are far too complex a phenomenon to be so directly tied to one factor such as planned (or unplanned) adjacent land uses; 2) That impacts of adjacent land uses are a convenient excuse for a lack of appreciation of value of a property which may have other factors retarding its appreciation (and/or unrealistic expectations); and 3) That beyond providing a stable context for the ebb and flow of market factors, municipal land use planning and zoning has too little influence to presume to protect all property values. In that gray area where a technical concept is used as a euphemism (or expletive), not much can be done to ensure that apples are compared to apples and the discussion does not degenerate into a fruit salad. But for the purposes of this discussion, a few words about the definition of density might be worthwhile. Density is a ratio. It compares a count to an area. As an algebraic expression, its meaning and use is determined by what you plug into the numerator and the denominator of the fraction. There are perhaps as many as a dozen shades of meaning for "density", differing by the types of numbers used and the conditions placed on them. The choice among them depends on what someone is trying to prove (or disprove). For the top number, the "count", the choices commonly used are either dwelling units or average persons per household (differing for different housing types). Many pitfalls provide confusion here. Dwelling unit is a more nebulous concept than one might think. "Family" is more fuzzy still. In non-traditional settings, the count aspect can be rendered meaningless. For commercial rentals, such as resort units and time shares, dwelling unit counts can be altered by whether a suite can be rented in segments or only as a suite (four families can take four rooms of a suite and share a common room and kitchen, but he impact is the equivalent of four units). For the bottom number, the "area", arguments center around gross versus net, or gross net versus net net, or gross versus triple net, etc. What is at issue here is whether or not to give credit or count in some type of land: streets, golf course, flood zone, preserved habitat, parking, recreational area, landscaping, unused rights -of -way, easements, waterways, mountains, slopes exceeding 20 percent, land deeded to schools or parks, and the like. Since the only value of the concept of density is for comparative purposes, it becomes important to use a definition - chosen for whatever reasons - consistently. At the level of the General Plan, it is not necessary to slice distinctions very finely'. The term "density" in this discussion will refer to "gross net": total land available, less only those major streets and. roads shown on the General Plan. This means credit MR/DOCTB.003 -3- is given, for most streets and all marginally useable land. The assumption here is that if density credits are available for acreage which isn't suitable, it will be pushed around somewhere: else. The "net" effect is that somewhere else there is a higher local density, but the overall average is all we need be concerned about at this level. The few places the idea of net density is used in this discussion, we are looking at the effect of a pre -determined lot size on what happens to the gross density - dwelling units per total acres available. The General Plan. La Quinta's General Plan provides for the distribution of residential land uses solely on the basis of density. Four density ranges are provided: o High Density (8 - 16 dwelling units per acre) o Medium Density (4 - 8 dwelling units per acre) o Low Density (2 - 4 dwelling units per acre) o Very Low Density (0 - 2 dwelling units per acre) What does "High Density" (8 - 16 du/ac) allow? In this density category, almost all possible housing types can be placed (except single-family detached on separate residential lots); for example: cluster, zero lot line, townhouse, manufactured housing, multi -family, low and medium rise buildings, with open space ranging from moderate to minimal, with a broad range of concentrated amenities, available both for sale (fee and condominium) as well as for lease and rent. Parking is in lots with interior driveways. Trips -per -acre, per day, range from 64 to 128. What does "Medium Density" (4 - 8 du/ac) allow? In the Medium Density category, we can find both less -dense varieties of what is found in the higher densities, plus a broad range of lot sizes for individual single-family detached housing. For example, the original lots in the Cove area at 5,000 square feet work out to a theoretical density of almost nine du/acre, but due to the existing lot sizes and streets having been determined, the actual gross density is approximately seven du/acre. In other areas, and for all newly created lots, the minimum square footage is 7,200. This is a theoretical density of six du/acre, and in practice, grosses out to a little less than five du/acre. Parking may be in off-street parking lots or individual garages and drives. Traffic ranges from 32 to 64 trips per acre, per day. MR/DOCTB.003 -4- 0 What does "Low Density" (2 - 4 du/ac) allow? While it is theoretically possible to build any housing type at this low a density, in practice, low density usually equates to single-family detached dwellings, with logs greater than the minimum (7,200 square feet) up to a half -acre in size. However, in La Quinta, the golf course condominium also tends to fall in this density range, due to its luxury focus. Traffic: 16 to 32 trips per acre, per day. What does "Very Low Density" (0 - 2 du/ac) allow? In this density, lots range from multi -acre, down to a half -acre in size, usually meaning rural or estate use. Traffic is minimal at fractions up to 16 trips per acre, per day. "High Density" Residential. On several occasions, it has come to the attention of the Planning Commission and the City Council that the provision of "High Density" Residential in the La Quinta General Plan might bear re-examination. Questions have been raised about the locations and amounts of High Density Residential acreage designated in the General Plan. Implicit in these questions are issues of compatibility with adjacent land uses, and the larger issue of how much High Density :Residential does La Quinta need or want, and what are the implications of any particular amounts, mixes, and locations for the future of the City. How much and where do we have High Density planned? The General Plan provides for High Density Residential in two ways: a) as a designated land use; and b) as a potential by-product of mixed land uses in "Mixed -Use Commercial". These areas are shown on the Land Use Plan Map of the General Plan. a. Designated High Density: 1. East of Washington Street, south of Miles, west of Adams, north of Whitewater Channel: approximately 45 acres. 2. East of Adams, south of Westward Ho Drive, west of Dune Palms Road, and north of Whitewater Channel: approximately 49 acres. 3. South of the Bear Creek Channel, west of Washington, east of Eisenhower in five separate areas around the Village: approximately 66.5 acres: MR/DOCTH.003 -5- RESI El ............... ............... o......_...... s FIGURE II-1 Land Use Plan r �o Lr QUINTA GENERAL PLAN - (a) North half of the date palm/citrus grove: approximately 18 acres; (b) North of park, south of Tampico: approximately 5.5 acres; * (c) North half of the Desert Club block: approximately 6 acres. (d) North of Tampico, west of Washington: approximately 26 acres. (e) South of Tampico, west of Washington: approximately 11 acres. ** *Area 3(b) - north of the park - constitutes our only existing (i.e., already built) high density area. Because this is a pre-existing zone from the pre -incorporation, pre -plan period, this area exceeds the densities provided by the General Plan High Density category: from west to east by blocks (on lots built) the densities (net) are approximately 30, 17.7, 21, and 24.5 dwelling units per acre. Some infill at somewhat lower densities can be expected for vacant lots in these blocks because the City zoning is R-3 (Multi -Family) with 1,200-square-foot minimum units. The overall density may eventually work out to about the 16 gross du/acre level. **Area 3(e) is a part of the proposed La Quinta Civic Center site and may be removed from the High Density designation as a part of a General Plan Amendment now under consideration. Until that change is accomplished, the 11 acres will be left in the analysis as it is presently designated as "High Density". Subtotal Designated High Density: 160.5 acres. b. Mixed -Use Commercial: The General Plan discusses the Mixed -Use Commercial (for parcels over 20 acres) as allowing up to 30 percent utilization for residential purposes. The text does not specifically designate this residential as High Density. It does not speak to the subject of density at all, presumably leaving that issue to determination on the merits of individual project plans. An examination of location, access, probable property values, and MR/DOCTB.003 -6- infrastructure costs would lead to the conclusion that any residential proposals for this area would indeed be of a High Density nature. Therefore, this analysis will be based on a hypothetical scenario of highest acreage and highest density to establish the "outside limits" for discussion purposes. The area between the Whitewater Wash and 48th Avenue alignment, between Washington and Jefferson Streets, all designated Mixed -Use Commercial (less the existing locations of Simon Motors, the savings and loan building, the roughly 10-acre designation for a "commercial park" just south of the Whitewater Wash centered on Adams, and the areas in Indio's jurisdiction) totals approximately 692 acres. The maximum High Density Residential use we could expect from this area (at 30 percent) would be approximately 208 acres. Therefore, the combined maximum potential High Density Residential acreage under the General Plan as it now stands would total 368.5 acres. "Medium Density" Residential. The City Council has also asked for an examination of Medium Density Residential (for purposes of consistency, comparison, and because, if some High Density areas are amended to Medium Density, there may also be a need to amend some Medium Density areas to Low Density to re-establish some sort of balance or other objective). In the General Plan, Medium Density Residential has been calculated to total 1,825 acres. a. The largest single area of Medium Density lies in the original Cove area, south of Tampico and west of Bermudas. b. The second-largest area lies in the northern portion of La Quinta, east of Washington, west of Dune Palms, south of Fred Waring, abutting the north boundary of the High Density areas. C. Other smaller Medium Density areas occur west of Washington between 50th and 52nd; east of Washington along the Adams Street alignment between 50th and 52nd; west of Eisenhower (Centenial Villas); and south of Plaza La. Quinta, west of Washington. MR/DOCTB.003 -7- 11 IMPLICATIONS One view of the implications of the distribution of residential land uses can be seen by comparing the relative acreages designated for each density range and multiplying out the maximum dwelling units and population, as well as comparing the resulting populations -per -acre for each, such as in the following table: ----------------------------------------- ----------------------------------------- COMPARISON OF RESIDENTIAL DENSITIES ----------------------------------------- ----------------------------------------- RESID. MAX LQ MAX MAX POP/ L/U DU/AC ACRES UNITS* PERS/DU POP. ACRE Very Low 2 210 420 3 1,260 6 Low 4 5,600 22,400 3 67,200 12 Medium 8 1,825 14,600 2.5 36,500 20 High 16 368.5 5,896 2.5 14,740 40 TOTALS: -------------------------------------------------- 8,003.5 43,316 119,700 *at maximum gross units per acre The La Quinta population (high figure) for the year 2000, is now "officially" projected to be 25,396 persons, and for the year 2010 (a full generation away), 36,080 persons. These population projections are so fraught with problems that not much faith can be placed in them. La Quinta's growth rate during the base period was figured on a very small number. Several large projects "overwhelmed" that small base, giving an unrealistic high rate of growth. Persons per household may decline as the population ages and younger traditional families make up a smaller percentage of the households. Annexations may change all bets; and La Quinta may enjoy (or suffer from) all sorts of unpredictable happenstances in the valley market. Even with these problems in the population projections, compared to the maximum residential potential at buildout, several conclusions are tempting. First, La Quinta would appear to have residential land available to supply the demand far beyond the year 2010. Second, actual construction will no doubt fall far shy of the maximums for each land use density category. However, the "shrinkage" will probably occur more in the higher densities, leaving a still -impressive number of Medium and Low Density Residential units (and population possibly exceeding 100,000). MR/DOCTB.003 -8- ® 0 Another view can be obtained by comparing the percent of land, percent of units, and percent of population to be found in each density range, as in the following table: ---------------------- ---------------------- PERCENTAGES BY DENSITY ---------------------- ---------------------- PERCENT PERCENT PERCENT DENSITY ACREAGE UNITS POPULATION Very Low (0-2) 2.6 1.0 1.1 Low (2-4) 70.0 51.7 56.1 Medium (4-8) 22.8 33.7 30.5 High (8-16) 4.6 13.6 12.3 TOTALS: ------------------------------------------ 100.0 100.0 100.0 La Quinta presently recognizes and values its present identity as a "Low Density" community. In 1986, the La Quinta Chamber of Commerce Survey indicated 76.2 percent of households resided in single-family detached or mobile homes, and 16.9 percent resided in single-family attached (condominium), with all other types of multi -family amounting to less than seven percent (total 3,880 housing units). The community appears to expect "Low Density" to continue to apply to La Quinta in the future. Yet, if all the land available for residential use were to build out at maximum densities, almost half (47.3 percent) of the dwelling units and 42.8 percent of the population would be characterized by Medium or High Densities. If all the residential land available were to be developed at Low Density (four du/acre), we could expect 32,014 dwelling units and 96,042 persons to be housed. As planned, we could expect a maximum of 43,316 dwelling units and 119,700 persons. The marginal difference between all Low Density and the General Plan allocation is 11,302 Medium and High Density dwelling units (a 35 percent difference) and 23,658 additional persons (a 25 percent difference). Therefore, we should conclude that the land use allocations of Low, Medium, and High Density Residential in the General Plan will have significant effect on the profile of La Quinta in the future. MR/DOCTB.003 -9- Aft But, before we place too much faith in such mathematical projections and unleash unfounded panic, several cautions should be provided in the form of some hard realities. First, as already mentioned, all the densities have been multiplied out at their maximums. Our experience has been that projects seldom build out at their maximum. Indeed, several projects felt the need to go below their General Plan density designation. Another form of shrinkage occurs in the acreage set aside for in -project open space, golf courses, streets, drainage areas, etc. Second, the market for lower density will probably be stronger into the plannable future than the market for higher densities in an area like La Quinta. But, the market for any density will not likely absorb the supply of land for it in the Coachella Valley in the future we are planning for. The City will have many future opportunities to adapt its plan to future market changes. The questions to be addressed at the policy level in the near term deal with what should we do now to address what might likely happen next, and what will that mean for the options available at the next decision point? POLICY QUESTIONS Before the City undertakes a General Plan Amendment to address residential density, a number of basic policy questions are worth discussing. 1. To what extent should the plan for La Quinta treat the City as being isolated from its area context? It is obvious that market factors pay little attention to City boundaries. 2. To what extent does the City feel obliged to provide within its city limits the full range of housing densities in market proportions, or is proximity of housing opportunities sufficient? Along Washington, from Fred Waring north (north of La Quinta's city limits) is developing a concentration of several sizeable projects of High Density Residential. 3. Should the Land Use Element of La Quinta's General Plan make provisions for High Density Residential? a. If not, the Plan Map should be amended as should the text references to High Density Residential as well as the potential 30 percent High Density Residential of the Mixed Commercial Land Use. b. If so, the following questions are important. MR/DOCTB.003 -10- 4. How many acres of High Density Residential would be enough? Considerations: o Percentages of acreage o Percentages of units o Percentages of population o Market demand/absorption rates o Affordability and land price dynamics o Increasing scale of impacts 5. Where should the determined High Density acreages be placed? Should they be concentrated, or placed in smaller scattered sites? Considerations: o Demographics of ages, family sizes, incomes, as they relate to cars/trips, utility demands, and infrastructure availability, including recreation, open space, and social services o Compatibility with, and impacts on, surrounding land uses o Circulation plan and access, public transportation o Proximity of employment opportunities, shopping 6. Of the areas now designated High Density Residential in the General Plan, how do they compare? Are some areas more questionable; are some expendable? From most to least, the following areas bear examination: a. The proposed Civic Center site west of Washington, south of Tampico (11 acres). b. The area north of Whitewater Wash between Adams and Dune Palms Road, due to its size and relative remoteness from Major or Primary Arterials (49 acres). C. The area north of the Desert Club, due to its being on the south side of the new Avenue 52 alignment, making pedestrian interaction with the Village Commercial area unlikely, and being too remote from regional arterials to otherwise justify (6 acres). d. The area north of Whitewater Wash, west of Adams, due to its size and lack of good connection to Primary Arterials (45 acres). e. The area west of Washington, north of Tampico, due to its distance from the Village Commercial area making pedestrian interaction unlikely, and being too removed from regional arterials to otherwise justify (26 acres). MR/DOCTB.003 -11- f. The area east of Eisenhower, south of the Bear Creek Evacuation Channel (north half of the date palm and citrus groves), being on the north side of Tampico, making pedestrian interaction with the core of the Village unlikely (18 acres). g. The area north of La Quinta Park, already developed at densities exceeding the High Density range of 8 - 16 du/acre (5.5 acres). 7. In the Mixed -Use Commercial area along Highway 111, is an Amendment of the General Plan necessary to reduce or eliminate the large acreage theoretically available? The work now in progress to finalize the Specific Plan for the Highway 111 area will make some more precise recommendations about particular locations for residential within its area. Some will be suitable for High Density, some for Medium or even lower densities, while some will not be suitable for any residential at all. From a City perspective, it is likely that the Highway 111 area is one of the few areas where High Density Residential is justifiable. What remains is to refine the extent and locations. A General Plan Amendment will probably be necessary in order to incorporate adjustments which make the Highway 111 Specific Plan workable and consistent. The City-wide High Density Residential issue must be coordinated with the Highway 111 Specific Plan's treatment of residential densities. Therefore, it is recommended that the High Density Residential General Plan Amendment proceed in two phases. First, treat all the designated High Density Residential areas, providing at the same time some policy guidance to the Highway 111 area to "bracket" the Specific Plan's work, and second, to resolve the potential of the Mixed -Use Commercial for High Density Residential as a second cycle refinement associated with the Highway 111 Specific Plan. 8. Should the City amend the General Plan on the subject of High Density Residential along the following policy lines? a. The provision of higher densities for residential land uses in La Quinta is made only where and to the extent that higher densities per se serve other community development objectives, such as: (1) Preservation of open or recreational space, agricultural land, or important habitats; MR/DOCTB.003 -12- re (2) Concentration of residential uses where infrastructure investments can serve them in the most cost-effective manner; (3) Concentration of population to support commercial development; (4) Reduction of per -unit land costs to provide more affordable housing. As a consequence of the policy position expressed in "a", the following directions could be taken in the amendment of the General Plan: (1) The location of any High Density Residential provided in the near term should adhere to one of two standards: (a) Be located within the Highway ill Corridor and lie within one -quarter mile of Highway 111 itself and/or Washington or Jefferson Streets (as Major Arterials), OR (b) Be located adjacent to, and serve as a functioning part of, the Village commercial and residential complex, contribute to the pedestrian theme of the Village, help underwrite the infrastructure improvements, and help create the critical market mass needed for the Village Plan to succeed. (2) High Density Residential designated on the General Plan should be zoned at a density less than the maximum for High Density - say no more than 12 units per acre. Then, projects which warrant a density bonus (25 percent) for providing affordable housing for the City would be permitted to exceed the 12 units per acre and approach the limit of 16 units per acre which High Density provides. (A project with both affordable housing and good design could enjoy a 35 percent incentive bonus and reach 16.2 du/acre.) 9. Should Medium Density Residential areas also be re-examined? Most of the Medium Density areas appear to work well in their planned locations. This is certainly true for the Cove area and for the area north of Whitewater Wash. Three smaller areas could be looked at, however. MR/DOCTB.003 -13- 0 a. The west end of the Civic Center site is now designated Medium Density Residential. This approximately six -acre area will be converted to Civic Center site in future years. b. The area between the Civic Center site and the Village Commercial designation is presently carrying a Low Density Residential designation. In its location, this area (from Tampico to new Avenue 52 alignment) could serve a higher density. C. The area south of Avenue 50, east of the evacuation channel, west of the former Adams Street alignment. This area is now specific planned for a golf course home neighborhood at approximately 3.5 du/acre (i.e., below the threshold for Medium Density). It is also removed from any good arterial connections and through streets, and therefore would be more appropriate as a Low Density area. RECOMMENDATION Consider the policy questions and provide Staff with direction for possible General Plan Amendments. Direct Staff to proceed with the scoping process, environmental evaluations, agency comment process, and schedule the Amendments for the first 1988 cycle (now in preparation), or, for the second cycle, to coincide with the Highway 111 Specific Plan -related General Plan Amendments. The following is a possible scope of the General Plan Amendment. 1. Amend the High Density Residential designation to read Medium Density Residential for the following areas: a. All areas north of the Whitewater Wash. b. The area north of Tampico, west of Washington. C. The area north of the Desert Club, between Bermudas and Desert Club Drive. d. The area east of Eisenhower, south of the evacuation channel. 2. Amend the Medium Density Residential designation to Low Density for the area south of Avenue 50, west of Adams. 3. Amend the Medium Density Residential and High Density Residential south of Tampico, west of Washington to the Major Community Facility designation. MR/DOCTB.003 -14- 4. Amend the Low Density Residential to Medium Density Residential for the area from Tampico to Avenue 52, between the Village Commercial area and the existing Medium Density Residential area. ADDITIONAL INFORMATION: A subsequent memo will be prepared for discussion at your next meeting, which will present additional information and analyses on each of the areas proposed for amendment, both designated High Density areas listed in the discussion recommendation and potential areas within the Highway 111 area. Any specific information you feel to be useful should be expressed at the first discussion so that it can be prepared for the second. MR/DOCTB.003 -15-