1988 05 10 PC�T
♦GEN®A
OF
PLANNING COMMISSION - CITY OF LA OUINTA
A Regular Meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
May 10, 1988 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III. HEARINGS
A. PUBLIC HEARING: 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: AMEND LAND USE DESIGNATION FROM
LOW DENSITY RESIDENTIAL TO
TOURIST COMMERCIAL FOR UP TO 120
ACRES OF RESORT HOTEL USES, AS A
DEVELOPMENT OPTION FOR "THE
GROVE" PROJECT (SPECIFIC PLAN NO.
84-004)
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
MR/AGENDA.510
IV. PUBLIC COMMENT
This is the time set aside for citizens to address the
Planning Commission on matters relating to City planning
and zoning which are not Agenda items.
Persons wishing to address the Planning Commission under
Public Comment and scheduled Agenda items should use the
form provided. Please complete one form for each item
you intend to address and submit the form to the Planning
Director 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
April 26, 1988.
VI. BUSINESS
A. Item: Plot Plan 87-381; Landscape/Parking
Review and Consideration of an On -Site
Operator Residence
Applicant: Warren D. Johnson (Owner)
Ben P. Urmston, Architect
(Representative)
Location: Southeast Corner of Calle Cadiz and
Avenida Bermudas
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
B. Item: Revised Dwelling Unit Types for
Tentative Tract 21846
Applicant: Sunrise Company
Location: Within PGA West Specific Plan
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
MR/AGENDA.510
C. Item: Referral from City Council on
Modification of Ordinance 113A - Change
of Zone 87-026
Applicant: Anna Hassell
Location: Southwest Corner of Westward Ho Drive
and Dune Palms Road
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
D. Item: Review of Draft Village Zoning
Ordinance, Amendments, and Map
Applicant: City of La Quinta
Project: Zoning for the Village at La Quinta
Specific Plan Area and Surrounding
Environs
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action - Direct Staff to
Prepare a Hearing Draft and Schedule for
Hearing
E. Any action relating to Study Session items.
VII. OTHER - None
VIII. ADJOURNMENT
---------------------------------------------------
ITEMS FOR MAY 9, 1988, 3:00 P.M. STUDY SESSION
** DISCUSSION ONLY **
1. Discussion of Draft Village Zoning Ordinance and Map
(Commissioners are reminded to bring previously
distributed material).
2. Identification of Future Commission Agenda Items.
3. All Agenda items.
MR/AGENDA.510
0 0 m.A.
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MAP 10, 1988
ITEM: GENERAL PLAN AMENDMENT NO. 87-017
APPLICANT: DAVID P. HOWERTON/ROBERT LAMB HART, PLANNERS
AND ARCHITECTS
PROJECT: AMEND LAND USE DESIGNATION FROM LOW DENSITY
RESIDENTIAL TO TOURIST COMMERCIAL FOR UP TO
120 ACRES OF RESORT HOTEL USES, AS A
DEVELOPMENT OPTION FOR "THE GROVE" PROJECT
(SPECIFIC PLAN 84-004); AND AMEND THE GENERAL
PLAN TEXT TO REFERENCE THIS PURPOSE
LOCATION: SOUTH SIDE OF AVENUE 48, HALF -WAY BETWEEN
WASHINGTON STREET AND JEFFERSON STREET
EXISTING GENERAL
PLAN LAND USE
DESIGNATION: LOW DENSITY RESIDENTIAL (2 - 4 DWELLING UNITS
PER ACRE)
EXISTING
ZONING: R-2 MULTIPLE FAMILY DWELLINGS
BACKGROUND:
The general site envisioned for the Tourist Commercial
development is part of the previously -approved "Grove Specific
Plan" (84-004). The Grove project encompasses 1500 dwelling
units oriented around two golf courses, and a 28-acre country
club, including 80 member guest cottages, on a total site of
653 acres.
The Amendment will encompass the general area presently
depicted as a 28-acre country club (including 80 guest
cottages). A few residential units would be displaced if the
full 120-acre General Plan land use allotment were used. The
Specific Plan provided conceptual locations for residential
units, so the exact effect is not unknown. Should the
Applicant proceed with development of a hotel complex, a
Specific Plan Amendment would be required. This would provide
details as to any reconfiguration of residential units. A site
plan of hotel uses would also be required (see attached
existing Specific Plan Map).
MR/STAFFRPT.039 -1-
The Applicant has identified the ultimate area of the General
Plan Amendment to be from zero acres (no change in present
project plans) up to 120 acres. In practice, all or none of
the Tourist Commercial allocation, if granted, may be utilized.
An Amendment of the General Plan text itself is appropriate and
necessary to more fully describe the Land Use Map Amendment
being sought. The text amendment speaks to the amount of land
area so designated (up to 120 acres), and the necessity of a
Specific Plan (or plan amendment) for its utilization. (Refer
to draft Resolution Exhibit "B".)
SCOPING REVIEW:
The Application has been preliminarily reviewed by both the
Commission and Council. The only concern identified was
traffic; and for information, a summary of hotel
approval/development activity was requested (see attached).
ANALYSIS:
The General Plan identifies the resort nature of the
community and indicates the need for hotel and related
uses. A special land use designation, Tourist
Commercial, was developed to accommodate these uses.
2. The following policies are taken from the General Plan:
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.
The proposed location of the Tourist Commercial land use
designation has the following adjacent land use
designation and uses:
o West: Low Density Residential - vacant.
o East: Low Density Residential - vacant.
o South: Low Density Residential - vacant.
o North: Mixed Commercial - vacant.
ENVIRONMENTAL REVIEW:
Environmental Assessment No. 87-071 was prepared pursuant to
the requirements of the California Environmental Quality Act
(CEQA). The assessment indicated that the General Plan
Amendment may have a significant effect on the environment,
therefore, a traffic/circulation supplement was prepared for
the Grove Environmental Impact Report and the General Plan
Master Environmental Assessment.
MR/STAFFRPT.039 -2-
An executive summary of that analysis is attached to this
report. Basically, it finds that resulting land use from the
subject General Plan Amendment may be accommodated by the
existing or by the proposed street system.
CONCLUSIONS:
1. The General Plan encourages hotel and related
tourist -oriented uses.
2. The tourist land use designation will be adjacent to
commercial/multi-family developments on the north and
residential uses to the east, west, and south. These
residential units are part of the overall project
development.
3. The current and/or proposed circulation system is capable
of accommodating the additional traffic generated by this
proposed land use.
4. There are no physical site constraints to prohibit the
development.
5. The fringe -toed lizard mitigation fees will be paid when
development occurs.
RECOMMENDATION:
By adoption of the attached draft Planning Commission
Resolution No. 88-008, recommend to the City Council
concurrence with the environmental analysis and approval of
General Plan Amendment No. 87-017.
MR/STAFFRPT.039 -3-
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EXECUTIVE SUMMARY
This report was prepared to determine the traffic and cir-
culation impacts that would be associated with the planned
modification of the City's " current Master Plan.
Specifically, the modification involves a change in part of
The Grove's development scenario whereby a significant
amount of residentially designated area would change to
tourist/commercial.
Of key interest to the City of La Quinta are the answers to
several questions regarding the modification of the current
land use element. These include among others (1) is the as-
sessment of traffic to be generated from other known devel-
opments appropriate and up to date, (2) what will be the
ultimate traffic volume loads on key intersections within
the city, (3) if significant impacts will result from the
approval and development of the modification, what measures
will be necessary to mitigate those impacts - in particular,
should the scope of the requested modification be reduced,
and (4) is the existing Circulation Element of the General
Plan accurate and/or appropriate?
Briefly, we find that the modification proposed could be
received favorably by the City. While a considerable amount
of new traffic would be generated by the change, it can
easily be handled by either the existing or the proposed
street system (proposed system refers to Master Planned
street designations). The actual new traffic from
tourist/commercial amounts to about 13,000 more cars a day
than would have been generated from the residential concept.
The significance to the City is that this project could be
built without relying on the availability of roadway
improvements located away from the immediate site vicinity.
There is no need to require either a reduced scope of the
project or a series of measures to mitigate the impact of
the project (other than immediate site -area street improve-
ments). However, since a site plan was not available during
our evaluation, it was not possible to fully assess internal
circulation and the interaction of the project access points
with either Avenue 48 or other parts of The Grove. There-
fore, detailed reviews in this regard should be built into
the site review process.
In terms of the adequacy of the existing Circulation
Element, we found inaccuracies in a report to the City dated
September 1985 (City of La Quinta General Plan). While the
roadway designations called for in that document (Figure II-
12) appear to be accurate, the future volume projections
shown for roadways like Jefferson and Washington are
-i-
incorrect. Th' statement is suppor by our own
independent ana sis several years ago, a study conducted
recently by ISA and Associates, and be a regional study by
the Southern California Association of Governments. On that
basis, it is recommended that the traffic section of the
subject document be discarded. In its place, the City's Cir-
culation Plan with the latest revision date of September
1987 should be used.
The reason for the above conclusion centers on our evalua-
tion results which (1) verified that the traffic to be
generated from other known developments is appropriate and
up to date and (2) that all known future traffic volumes
(the combined total of existing and cumulative) could be
handled by the current plan. While one area along Highway
111 would exceed its design capacity, that "design capacity"
hinges on a higher level of service C and therefore could be
adjusted if necessary.
A brief summary of other evaluation results is provided
below.
Under the scenario where the subject land area would be
residential, a total of 2050 cars would be generated each
day (two-way trips). The tourist/commercial project would
generate 15,300 cars a day. This means that 13,250 more cars
each day would be generated by the proposed land use change.
Prior to this study, cumulative projects were forecast to
generate a total of 125,000 trips each day. However, since
the time that figure was developed, some projects have been
constructed and the revised figure covering those other
developments now amounts to about 116,000 vehicles per day
still to appear on the street system.
Eleven intersections were studied as part of this evalua-
tion. All locations are currently operating within
satisfactory levels and given future improvements as called
for in the Circulation Plan, those intersections will
continue to operate properly.
PLANNING COMMISSION RESOLUTION NO. 88-008
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF GENERAL PLAN AMENDMENT NO.
87-017, A REQUEST TO AMEND THE LA
QUINTA GENERAL PLAN LAND USE MAP FROM
LOW DENSITY RESIDENTIAL TO TOURIST
COMMERCIAL; AND AMENDMENT OF THE TEXT
OF THE TOURIST COMMERCIAL LAND USE
CATEGORY.
CASE NO. GPA 87-017
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the loth day of May, 1988, hold a
duly -noticed Public Hearing to consider the request of David P.
Howerton/Robert Lamb Hart, Planners & Architects, to amend the
La Quinta General Plan Land Use Map from Low Density
Residential to Tourist Commercial for up to 120 acres located
along the south side of Avenue 48 approximately half -way
between Washington and Jefferson Streets; and,
WHEREAS, at said Public Hearing the Planning
Commission did further contemplate amendment of the General
Plan text to reference the location, size, and terms under
which a certain Tourist Commercial allocation should be
utilized, as provided in Exhibit "B" attached hereto; and,
WHEREAS, said General Plan Amendment complies with
the requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director has
determined after reviewing the traffic/circulation supplement
to the Grove Environmental Impact Report and the General Plan
Master Environmental Assessment, that the existing or the
proposed street system can accommodate the General Plan
Amendment; 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 and reasons to justify
the approval of said General Plan Amendment:
1. The existing General Plan policies encourage the
provision for hotel and tourist -related uses; it is
appropriate to further specific location, size, and terms
for Tourist Commercial development.
MR/RESO88.008 -1-
E
2. The property is suitable for development in that the
general site has been reviewed and approved for a similar
development.
3. Compatibility between the Tourist Commercial, Mixed
Commercial, and Low Density Residential land use
designations can be ensured because the property is
located in an overall specific plan, and the property to
the north is capable of developing into a similar use.
4. The environmental review indicates that the existing or
the proposed street system is capable of accommodating
any future project within this land use designation.
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. 87-077, in that the General
Plan Land Use Map and Policy Amendment will not result in
a significant adverse impact on the environment, and that
the supplemental traffic/circulation study is appropriate
to be included with the prior Environmental Impact Report
for The Grove and the General Plan;
3. That the Planning Commission does hereby recommend to the
City Council approval of General Plan Amendment No.
87-017, consisting of a Land Use Map Amendment as
described in Exhibit "A", and Tourist Commercial
description text as contained in Exhibit "B", attached
hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this loth day of
May, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RESO88.008 -2-
PLANNING COMMISSION RELUTION NO. 88-008
C
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EXHIBIT A
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NORTH
GENERAL PLAN AMENDMENT NO. 87-017
APPLICANT: David P. Howerton, ROBERT LAMB HART, Planners and Architects
H
El
PLANNING COMMISSION RESOLUTION 88-008
EXHI BIT "B"
Under "Tourist Commercial" definition and policy preface, add
anew second paragraph as follows:
The Tourist Commercial designation, as it applies to the
area south of Avenue 48 between Washington and Jefferson
Streets, is designed to provide up to 120 acres of hotel
and related uses, subject to the adoption of a Specific
Plan indicating its precise siting.
v.
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
April 26, 1988
VI.
CALL TO ORDER
The meeting was called to
Chairman Walling. The
Commissioner Moran.
ROLL CALL
7:00 p.m.
order at 7:07 p.m. by
Flag Salute was led by
Chairman walling requested the roll call.
Present: Commissioners Steding, Zelles, Moran, and
Chairman Walling. Commissioner Bund was absent.
Staff Present: Planning
Principal Planner Jerry
Ted Bower.
HEARINGS - None
PUBLIC COMMENT
Director Murrel Crump,
Herman, Principal Planner
No one wished to address the Commission.
CONSENT CALENDAR
A motion was made by Commissioner Steding and
seconded by Commissioner Zelles to approve the
minutes of April 12, 1988. Unanimously approved.
BUSINESS
Chairman Walling introduced the Business Item as
follows:
A. Review
of proposed
single-family
dwelling
architectural elevations,
per Condition
4.(a) of
Tentative
Tract 21555
(Dennis Freeman/Freeman
Realty &
Development),
located on the
northeast
corner of
Washington Street
and Sagebrush
Avenue.
1. Principal Planner Jerry Herman presented the
information contained in the Staff Report, a
MR/MIN04-12.DFT -1-
VII.
►AMOM
copy of which is on file in the Planning and
Development Department.
2. During discussion, the Commission requested
the Applicant, Dennis Freeman, to further
clarify the proposed elevations and answer
various questions. The Applicant's partner,
Irwin Golds, also briefly addressed the
Commission.
3. Following the discussion, it was the
consensus of the Commission to continue
consideration of the elevations, having the
Applicant make the following revisions:
s Varied roof lines along Washington
Street
m More design detail on rear and side
elevations
a Better renderings of the elevations
OTHER
A. Golf School - Use interpretation within the R-1
zoning district.
1. Commission discussion followed a brief report
by Planning Director Crump. The Applicant,
Mr. Hopkins, clarified the request and the
location, and answered various questions from
the Commissioners.
2. The consensus of the Commission was generally
favorable, directing that the Plot Plan
Approval process be the appropriate procedure
to follow.
B. Presentation of the review and comment draft of the
Village Zoning Amendments.
1. Principal Planner Ted Bower presented the
draft, along with an overview to facilitate
Commission review.
ADJOURNMENT
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to adjourn to a
regular meeting on May 10, 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 8:33 p.m.,
April 26, 1988.
MR/MIN04-12.DFT -2-
VI.A.
MEMORANDUM
CITY OF LA OUINTA
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM: PLANNING AND DEVELOPMENT DEPARTMENT
DATE: MAY 10, 1988
SUBJECT: PLOT PLAN 87-381 LANDSCAPE REVIEW AND
CONSIDERATION OF AN ON -SITE OPERATOR RESIDENCE
REQUEST:
Mr. Benjamin P. Urmston, AIA, representing Mr. Warren D.
Johnson, is requesting approval to convert approximately 317.25
square feet of the second floor into an on -site residence.
Also, per Condition No. 15, the Applicant has submitted the
Landscape Plan, and the current and future parking space layout.
BACKGROUND
The Plot Plan was approved by the Planning Commission on August
25, 1987 subject to conditions. The property is zoned C-P-S
(Scenic Highway Commercial) and designated Village Commercial
on the General Plan Land Use Map. Both permit an on -site
operator residence.
ANAYLSIS
1. The on -site operator residence is a permitted use within
the C-P-S zone and is incorporated within the adopted
Village Specific Plan.
2. The on -site operator residence does not create the need
for additional parking spaces nor does it reduce the
number required.
3. The Landscape Plan retains the two existing Eucalyptus
trees and the two Mexican Fan Palms (relocated).
4. The Landscape Approval Condition No. 15 required the
enhancement of the existing landscape, and all canopy
shade trees to be in conformance with the Village plan.
• - 1 -
BJ/MEMOJH.015
5. The parking plan reflects the ultimate angle design and
the temporary 90 parking
6. The landscape plan provides Bottle trees along the
western edge of the parking area. This tree provides
minimal shading. The Specific Plan identifies Majestic
Beauty (Evergreen Ash) Chinese Elm or Argentina Mesquite
along Bermudas. It is recommended that the two Bottle
trees be replaced with Chinese Elm.
7. The three Benjamin Ficus trees located between the alley
parking area and the covered parking area are acceptable
provided they are trimmed as shade trees.
8. The Specific Plan also identifies three varieties of
Eucalyptus trees for Calle Cadiz. The Applicant proposes
a Eucalyptus Leucox Elm "Rosea", however in keeping with
the Specific Plan, the species should be changed to
Eucalyptus Polyanthemas (Silver Dollar Gum).
9. All other accent trees are acceptable.
RECOMMENDATION
By minute vote accept the landscape and parking plan subject to
the noted landscape material changes (as recommended by Staff
in Analysis Item Nos. 6 and 8), and permit the on -site operator
residence as follows:
A second story operations residence containing 317.25
square feet is hereby authorized. Subsequent conversion
of such occupancy from residential to commercial use
shall require that the building be made to conform to the
requirements of the Uniform Building Code.
2 -
BJ/MEMOJH.015
BENJAMI. URMSTON / AIA / ANSSOCIATES
38 Sierra Madre Way / Rancho Mirage, CA 92270 / (619) 324-5177
Planning Commission
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
April 25, 1988
Re: Plot Plan 87-381
Honorable Members:
on behalf of my client, Mr. Warren D. Johnson, I hereby re-
quest an amendment to the original plot plan, approved Septem-
ber 29, 1987 by the City Council, for the office building to
be located at the northeast corner of Avenida Bermudas and
Calle Cadiz as follows:
1. To amend the original second floor plan to per-
mit an onsite operator residence to be used in
conjunction with the proposed office space.
The effect would be to reduce by 317.25 sq. ft.
the leasable office space requiring one parking
space and replace it with an onsite operator
residence of 317.25 sq. ft. requiring one park-
ing space. A net gain/net loss of zero parking
spaces.
I would appreciate your earliest consideration of this re-
quest.
Sincerely,
6 10444,r_�
Benjamin P. Urmston, A.I.A.
BPU:E
cc: Warren D. Johnson
CAI I Y Oi LA QUIN`d A
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MEMORAND
CITY OF LA QUINTA
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING AND DEVELOPMENT DEPARTMENT
DATE: MAY 10, 1988
SUBJECT: NEW UNIT TYPES FOR TENTATIVE TRACT NO. 21846
REQUEST
Mr. Allen Levin representing Sunrise Company is requesting
approval to introduce one and two story condominiums in an
eight-plex building configuration within Tentative Tract No.
21846 (PGA West). The unit type is called the Greens. Floor
plans, elevations and a site plan are attached.
BACKGROUND
Tentative Tract No. 21846 received approval on September 16,
1986 subject to conditions. Condition No. 21 required the
developer to comply with Exhibits "A", "B" & "C". Exhibit "A"
is the tract map and "B" & "C" are the description brochures
for the Legends and Champion units.
The Specific Plan itself, identified a wide range of unit types
to be constructed within PGA West. The new unit designs may be
generally deemed to be in conformance with the Specific Plan,
therefore with a change in the Applicants marketing approach,
revised unit offerings is an appropriate subject for the
Commission to entertain.
In addition, the Tentative Tract Condition No. 23 permitted
some of the units (as they were originally configured) to be
located within 15 feet of the private street. This new product
is larger than the originally proposed units, therefore, a 13
foot setback is needed for the "A" building in some instances.
All of the driveways are noted to provide the 20 foot setback
when fronting on the private street, it is only the side entry
garages which are located closer to the front lot line.
- 1 -
BJ/MEMOJH.014
E
RECOMMENDATION
By minute vote, approve the new unit type ("The Greens") for
Tentative Tract 21846 (modification to Condition No. 21) and
grant the revision of 13 feet instead of 15 feet for the "A"
buildings where needed.
2 -
BJ/MEMOJH.014
April 26, 1988
Mr. Murrel Crump
Planning Director
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
RE: Tentative Tract No
New Product Type
Dear Mr. Crump;
�r
SUMSE
COMPANY
21846 - Introduction of
As we have previously discussed, Sunrise is introducing a new
product line at PGA West. These are one and two-story
condominiums in 8-plex building configurations. The new
product is known as "The Greens". We have submitted floor
plans, building configurations, and building elevations to you
for your review.
We respectfully request that the current Conditions of Approval
be adjusted to allow the construction of these new units. In
addition, we request that a front yard setback of 13-feet
(measured from back of curb) be allowed on the Type "A"
buildings. This setback occurs only on these buildings for a
side -entry garage. All garages taking access directly
perpendicular to the street will be at a minimum 20-foot
setback.
If you have any questions, or require any additional
information in order to grant this request. Please do not
hesitate to contact the undersigned.
Sincerely,
SUNRISE
\�COMP NY
Allan Levin, P.E.
Vice President, Engineering
AL:pc
ATTACHED
cc: Phil Smith, Sunrise Co.
i:, 1 6 5988
On 0� LA WNTA
PLANNIidG & DEVELDPIVENT DEFT.
75-005 Country Club Drive, Palm Desert, California 9226o, Telephone (6i9) 568-2828
Builder of America's Finest Country Club Comm unities
VI.C.
MEMORANDUM
CITY OF LA QUINTA
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING AND DEVELOPMENT DEPARTMENT
DATE: MAY 10, 1988
SUBJECT: REFERRAL FROM CITY COUNCIL ON MODIFICATION OF
ORDINANCE 113A, (CHANGE OF ZONE 87-026, ANNA
HASSELL)
REVIEW AUTHORITY
The City Council is considering modifying Ordinance 113A as it
relates to Change of Zone 87-026. Any proposed modification of
the original Planning Commission recommendation to the City
Council not previously considered by the Commission must be
referred back to the Commission for a report and
recommendation. This recommendation does not require a public
hearing (Section 9.228.110 L.Q.M.C.)
BACKGROUND
The Planning
27, 1987, per
four to one
of Zone.
Commission last
a referral from the
vote recommended to
The General Plan Land Use Map
Density Residential permitting
dwelling units per acre.
CONSIDERATION
reviewed this matter on October
Council. The Commission on a
Council approval of the Change
designates the .area as High
a density range of 8 to 16
Within the noted range for High Density Residential, the per
unit development site area necessary to coincide with this
density range is from 5445 square feet per unit (8 dwelling
units per acre) to 2722.5 square feet per unit (16 dwelling
units per acre). A suffix may be added to a zoning
classification to specify the minimum development site per
unit, and thereby control the dwelling unit density.
The City Council is considering the lower end of the range (8
dwelling units per acre). Therefore, the contemplated Change
of Zone would be from R-1 to R-3-5445.
- 1 -
BJ/MEMOJH.016
0
COMMISSION ACTION
By minute motion, the Commission should indicate their
consideration of possible zoning designations consistent with
the General Plan, and report any preference for specific site
density to be regulated by zoning.
- 2 -
BJ/MEMOJH.016
TO:
FROM:
DATE:
SUBJECT:
REQUEST
D
MEMORANDUM
CITY OF LA QUINTA
HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
PLANNING AND DEVELOPMENT DEPARTMENT
MAY 10, 1988
NEW UNIT TYPES FOR TENTATIVE TRACT NO. 21846
Mr. Allen Levin representing Sunrise Company is requesting
approval to introduce one and two story condominiums in an
eight-plex building configuration within Tentative Tract No.
21846 (PGA West). The unit type is called the Greens. Floor
plans, elevations and a site plan are attached.
BACKGROUND
Tentative Tract No. 21846 received approval on September 16,
1986 subject to conditions. Condition No. 21 required the
developer to comply with Exhibits "A", "B" & "C". Exhibit "A"
is the tract map and "B" & "C" are the description brochures
for the Legends and Champion units.
VI.B.
The Specific Plan itself, identified a wide range of unit types
to be constructed within PGA West. The new unit designs may be
generally deemed to be in conformance with the Specific Plan,
therefore with a change in the Applicants marketing approach,
revised unit offerings is an appropriate subject for the
Commission to entertain.
In addition, the Tentative Tract Condition No. 23 permitted
some of the units (as they were originally configured) to be
located within 15 feet of the private street. This new product
is larger than the originally proposed units, therefore, a 13
foot setback is needed for the "A" building in some instances.
All of the driveways are noted to provide the 20 foot setback
when fronting on the private street, it is only the side entry
garages which are located closer to the front lot line.
- 1 -
BJ/MEMOJH.014
23
RECOMMENDATION
By minute vote, approve the new unit type ("The Greens") for
Tentative Tract 21846 (modification to Condition No. 21) and
grant the revision of 13 feet instead of 15 feet for the "A"
buildings where needed.
2 -
BJ/MEMOJH.014