1988 05 24 PCl/..�y sue/
F,y OF TNti"J
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 24, 1988 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III. HEARINGS
A. PUBLIC HEARING: CHANGE OF ZONE NO. 87-030
TENTATIVE TRACT MAP NO. 22982
APPLICANT: LA QUINTA ASSOCIATES, ELIZABETH
G. WILLIAMS
LOCATION: SOUTHEAST CORNER OF FRED WARING
DRIVE AND DUNE PALMS ROAD
PROJECT: REQUEST FOR A ZONE CHANGE FROM
R-1-12000/PD TO R-1 FOR A
+38-ACRE SITE
REQUEST TO SUBDIVIDE +38 ACRES
INTO 144 SINGLE-FAMILY SALES LOTS
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
IV. PUBLIC COMMENT
This is the time set aside for citizens to address the
Planning Commission on matters relating to City planning
and zoning which are not Agenda items.
i all,'
2
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 Planning Commission meeting of May 10, 1988
VI. BUSINESS
A. Item: Tentative Tract 21555; Review of
Proposed Alternate Single -Family
Dwelling Architectural Elevations
Applicant: Dennis Freeman/Freeman Realty &
Development
Location: Northeast Corner of Washington Street
and Sagebrush Avenue
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
B. Item: Status Report on Highway 111 Specific
Plan and Submission of the Draft
Outline for Comment
Applicant: City of La Quinta
Location: Highway 111 Corridor
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 MAY 23, 1988, 3:00 P.M. STUDY SESSION
** DISCUSSION ONLY **
1. All Agenda Items.
2. Identification of Future Commission Agenda Items.
0
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MAY 24, 1988
APPLICANT: LA QUINTA ASSOCIATES, ELIZABETH G. WILLIAMS
OWNER:
LA QUINTA ASSOCIATES
III.A.
PROJECT: CHANGE OF ZONE NO. 87-030; REQUEST FOR A ZONE
CHANGE FROM R-1-12000/PD TO R-1 FOR A
+38-ACRE SITE
TENTATIVE TRACT MAP NO. 22982; REQUEST TO
SUBDIVIDE +38 ACRES INTO 144 SINGLE-FAMILY
SALES LOTS
LOCATION: SOUTHEAST CORNER OF FRED WARING DRIVE AND
DUNE PALMS ROAD (SEE ATTACHMENT NO. 1)
GENERAL PLAN
DESIGNATION: LOW DENSITY (2-4 DU/AC)
EXISTING
ZONING: R-1-12000/PD (SINGLE-FAMILY, 12,000 SQUARE
FEET REQUIRED PER DWELLING UNIT, USED TO
DETERMINE DENSITY) - (PLANNED RESIDENTIAL
DEVELOPMENT)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 88-091 WAS
PREPARED IN CONJUNCTION WITH BOTH
APPLICATIONS. THE INITIAL STUDY INDICATED
THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR
DUE TO THE PROPOSAL, BUT MITIGATION MEASURES
MADE A PART OF THE PROJECT WILL REDUCE THESE
IMPACTS TO AN INSIGNIFICANT LEVEL; THEREFORE,
A NEGATIVE DECLARATION HAS BEEN PREPARED.
PROJECT
DESCRIPTION: THE APPLICANT PROPOSES TO REZONE A 38.67-ACRE
SITE FROM R-1-12000/PD TO R-1 (REFER TO
ATTACHMENT NO. 2). THIS CHANGE OF ZONE, IN
EFFECT, ELIMINATES THE REQUIRED MINIMUM
SQUARE FOOTAGE PER UNIT, WHEN DETERMINING
DENSITY, AND PERMITS THE DENSITY TO RANGE
FROM TWO TO FOUR UNITS PER ACRE WITH MINIMUM
LOT SIZES OF 7,200 SQUARE FEET.
MR/STAFFRPT.040 -1-
0
A TENTATIVE TRACT MAP APPLICATION HAS ALSO
BEEN FILED IN CONJUNCTION WITH THE CHANGE OF
ZONE APPLICATION, TO SUBDIVIDE THE 38.67-ACRE
SITE INTO 144 SINGLE-FAMILY RESIDENTIAL LOTS
INTENDED FOR SALE, WITH A PUBLIC STREET
SYSTEM (REFER TO ATTACHMENT NO. 3).
NET DENSITY: 3.78 UNITS PER ACRE (NET ACREAGE=38.11 ACRES)
LOT SIZES: MINIMUM LOT SIZE _ + 6,350 SQUARE FEET
(7200 SQUARE FOOT MINIMUM REQUIRED - SEE
CONDITIONS OF APPROVAL)
AVERAGE LOT SIZE _ + 8,000 SQUARE FEET
MAXIMUM LOT SIZE _ +13,600 SQUARE FEET
DRAINAGE
CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW
REQUIRED TO BE PROVIDED
CIRCULATION: PUBLIC STREETS PROPOSED. A TEMPORARY MAIN
ENTRY OFF FRED WARING IS PROPOSED DURING
SALES ACTIVITY WITHIN THE SUBDIVISION AND
WILL BE TERMINATED AT CONCLUSION OF MODEL
HOME EXHIBITION (REFER TO ATTACHMENT NO. 4).
THE ULTIMATE MAJOR ENTRANCE WILL BE FROM DUNE
PALMS. THE ROAD SYSTEM ALLOWS FOR ACCESS
LINKS TO FUTURE DEVELOPMENT SOUTH AND EAST OF
THIS PROJECT. INTERNAL CIRCULATION CONSISTS
OF CUL-DE-SAC STREETS AND A MINOR LOOP ROAD
SERVED BY A COLLECTOR STREET.
OFF -SITE
CIRCULATION: FRED WARING - DESIGNATED AS A MAJOR ARTERIAL
AT 120 FEET OF RIGHT-OF-WAY WITH AN
18-FOOT-WIDE RAISED LANDSCAPED MEDIAN.
DUNE PALMS - DESIGNATED AS A SECONDARY
ARTERIAL AT 88 FEET TOTAL RIGHT-OF-WAY.
ANALYSIS:
1. CHANGE OF ZONE NO. 88-030
A. The proposed zone change from R-1-12000/PD to R-1
effectively means eliminating the minimum square
footage required for each unit. Any development
would then only need to conform with the General
Plan density range of two to four units per net
acre.
B. The net density for this application is 3.78
dwelling units per acre, which falls within the
upper range of the General Plan designation for
this area (2-4 dwelling units per acre).
MR/STAFFRPT.040 -2-
0
2.
C. The Bermuda Dunes community has residential lots
ranging in size from 10,000 to over 13,000 square
feet. The Riverside County Planning Department
indicated that, from past comments received from
residents in Bermuda Dunes, 7200-square-foot lots
are unacceptable. A larger lot size was suggested
The Applicant's illustrated average lot size is
8000 square feet.
D. Due to the above factors, it is felt that the
following extract from the La Quinta General Plan
is relevant:
"It is the desire of the City to encourage
the use of innovative, attractive, and
imaginative designs in residential projects.
The approval of densities at the higher,
rather than the lower, end of a residential
land use classification remains the primary
means to award such designs."
Although the above statements refers primarily to
high density projects, this statement is applicable
in the case of CZ 88-030 and TT 22982.
TENTATIVE TRACT NO. 22982
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 suggested for required landscaped
setbacks along major roadways, such as Fred Waring
Drive and Adams Street.
B. Parkland Dedications - Chapter 13.24, Article II,
of the La Quinta Municipal Code sets forth
requirements for parkland dedications (see
Attachment No. 5). Based on this Chapter, 1.26
acres of parkland are required to be dedicated or
assessed to secure an in -lieu fee. The conditions
of approval require the Applicant to provide a park
development proposal to satisfy the requirements
for the parkland dedication Chapter.
C. Environmental Considerations - Environmental
Assessment No. 88-091 considered the environmental
impacts which would be associated with development
MR/STAFFRPT.040 -3-
of Tentative Tract 22982. It was determined that
the 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.
D. Quality of Development - The developer of this
project has made an attempt to produce the quality
of development outlined under Item 1.D. Although
further improvements could be made, the revised
plan is a great improvement on the initial layout
submitted, which was designed in a straight grid
pattern.
E. Access to Fred Waring - Direct access from this
Tract onto Fred Waring Drive is considered a
traffic hazard due to the following reasons:
(1) A further intersection off Fred Waring Drive
would increase the congestion caused by the
two existing access point off Fred Waring
Drive (Port Maria Road and Old Harbour Drive)
serving Bermuda Dunes to the north.
(2) The La Quinta General Plan states that the
minimum distance between intersections or a
major arterial, such as Fred Waring, should
be a quarter of a mile. This would be
impossible to achieve in this Tentative
Tract, as the total frontage width on Fred
Waring is only +1,328 feet.
The Applicant has therefore requested a temporary
access to Fred Waring, to be terminated at
conclusion of the proposed model home exhibition.
Permanent access will be taken off Dune Palms Drive
The Fire Department requires two public access
roads for this project. If neither of the access
points to the south or east of the project are
developed when the temporary access off Fred Waring
Drive is closed, a further temporary access must be
provided. Lot 7 should therefore be reserved for
temporary access onto Dune Palms Road if the need
arises.
F. R-1 Zone Minimum Standards - Not all lots in this
submitted layout comply with the R-1 zone minimum
lot size of 7200 square feet; +10 percent are
smaller than 7,200 square feet and +18 percent
have a minimum average depth of less than 100
feet. It will be a condition of approval of the
final plan that all R-1 zone minimum standards be
MR/STAFFRPT.040 -4-
met. The Applicant/Subdivider advised that the
tentative map will be adjusted to satisfy minimum
dimension requirements and that the map will be
further revised to provide for a minimum lot size
of 8000 square feet.
G. Proposed Single -Family Dwelling Unit Design -
Three alternative house designs are proposed by the
Developer (see Attachment No. 6), and are as
follows:
Dwelling Garage
Sq.Ft. Sq.Ft
o Plan 1 - 3 bedroom, 3-car garage 1340 641
o Plan 2 - 3 bedroom, 3-car garage,
plus family room 1612 687
o Plan 3 - 4 bedroom, 3-car garage,
plus family room 1870 817
The unit designs include window detailing on all
elevations, architectural bands, varied roof
designs, and roof vent detailing. An attempt has
been made to do a complete architectural unit
design.
A condition (No. 16) has been recommended which
would permit the Commission to require further
detailing. As an option, elevations may be
accepted by the Commission as being complete, and
replace Condition No. 16 with a condition which
requires the Developer to construct the units as
illustrated in Attachment No. 6, and further,
require the designs to be included in the CC & Rs.
FINDINGS:
Findings for Change of Zone No. 88-030 and Tentative Tract Map
No. 22982 can be found in the attached Planning Commission
Resolutions 88-009 and 88-010.
RECOMMENDATION:
By adoption of attached Planning Commission
Resolutions, Nos. 88-009 and 88-010, recommend to the
City Council concurrence with the environmental analysis,
and approval of Change of Zone No. 88-030 from
R-1-12000/PD to R-1, as per Exhibit A, and Tentative
Tract Map No. 22982, subject to the attached conditions.
Attachments:
1.
Vicinity Map
5.
Parkland
Dedication
2.
Change of Zone Map
Ordinance
3.
Tentative Tract Map 22982
6.
Examples
of House
4.
Sketch Showing Proposed
Designs &
Elevations
Temporary Access off Fred
7.
Resolution
88-009
Waring Drive
8.
Resolution
88-010
MR/STAFFRPT.040 -5-
ATTACHMENT No. 1
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CASE MAP
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CASE No. TT 22982 CZ 88-030
VICINITY MAP 11 SCALE: NTS
ATTACHMENT No. 2
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CHANGE OF ZONE MAP
CASE No. CZ 88-030
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ATTACBMENT. No. 3
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AT ACHMENT No.. 4
cncrus FLowER TENTATIVE TRACT 22982
TEMPORARY ACCES%
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FRED WARING DRIVE
_ J.F. Davidson Associates, Inc.
ENGINEERING PLANNING SURVEYING
ARCHITECTURE LANDSCAPE ARCHITECTURE
73 0OO El P..R, Suft 103, Palm O..H. CA 92260 16191346 5691
® 13.24.020--13.24.030
ATTACHMENT No. 5
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)
---r-4W ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES
FOR PARR 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.
----�-+� 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)
Iq 11i
OR
13.24.040--13.24.050
AVIN
- 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 §2(part), 1985:
county Ordinance 460 510.27(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)
0 ATTACHMENT No. 6
EXAMPLES OF HOUSE DESIGNS
AND ELEVATIONS
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PLANNING COMMISSION RESOLUTION NO. 88-009
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A CHANGE OF ZONE FROM
R-1-12000/PD TO R-1 ON A +38-ACRE
SITE.
CASE NO. CZ 88-030 - LA QUINTA ASSOCIATES
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 24th day of May, 1988, hold a
duly -noticed Public Hearing to consider the request of La
Quinta Associates for a Change of Zone, from R-1-12000/PD to
R-1 for a +38-acre site, located on the southeast corner of
Fred Waring Drive and Dune Palms Road, more particularly
described as:
A PORTION OF THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION
20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN;
WHEREAS, said Change of Zone request 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 Change of Zone will not have a significant effect 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 and reasons to justify
the approval of said Change of Zone:
1. The proposed Change of Zone to R-1 is consistent
with the goals and policies of the La Quinta
General Plan.
2. R-1 zoning is consistent with the existing General
Plan land use designation of Low Density
Residential (2-4 dwelling units per acre).
3. Approval of this proposal will not result in a
significant adverse impact on the environment.
MR/RES088.009 -1-
E
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. 88-091, indicating
that the proposed Change of Zone will not result in
any significant environmental impacts, and that a
Negative Declaration should be filed;
3. That it does hereby recommend to the City Council
approval of the above -described Change of Zone
request for the reasons set forth in this
Resolution, and as illustrated on the map labeled
Exhibit A, attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 24th day of
May, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RESO88.009 -2-
BERMUDA
DUNES
C
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_ VACANT
0 o R-1-12,000
0�4
FRED WARING DRIVE
EXISTING ZONING:
R-1-129000/PD
PROPOSED ZONING:
R-1
VACANT
R-1-12,000/PD
1:*' 11*A
I N
CASE No. CZ 8$-030 \�ORT
SCALE:NTS
0
PLANNING COMMISSION RESOLUTION NO. 88-010
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT NO. 22982,
TO ALLOW THE CREATION OF A LAND SALES
SUBDIVISION ON A 38+ ACRE SITE.
CASE NO. TT 22982 - LA QUINTA ASSOCIATES
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 24th day of May, 1988, hold a
duly -noticed Public Hearing to consider the request of La
Quinta Associates to subdivide 38+ acres into single-family
development lots for sale, generally located at the southeast
corner of Fred Waring Drive and Dune Palms Road, more
particularly described as:
A PORTION OF THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION
20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN;
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. 22982, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta General Plan
for land use density, unit type, circulation
requirements, R-1 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the northwest to the northeast corner of
the property. The proposed circulation design and
single-family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
MR/RESO88.010 -1-
3. That the design of Tentative Tract Map No. 22982
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
lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 22982
will not conflict with easements acquired by the
public at large for access through the project,
since alternate easements for access and for use
have been provided that are substantially
equivalent to those previously acquired by the
public.
6. That the proposed Tentative Tract No. 22982, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 22982, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
the Planning Commission has considered the effect of the
contemplated action of the housing needs of the region for
purposes of balancing the needs against the public service
needs of the residents of the City of La Quinta and its
environs with available fiscal and environmental resources;
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. 88-091 relative to the
environmental concerns of this tentative tract;
MR/RESO88.010 -2-
E
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
22982 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 24th day of
May, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
MR/RESO88.010 -3-
0
PLANNING COMMISSION RESOLUTION NO. 88-010
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 22982
PROPOSED - MAY 24, 1988
GENERAL
1. Tentative Tract Map No. 22982 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 Coachella Valley Water District
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.026 -1-
L 11
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. 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), with an 18-foot
raised median island, eight -foot sidewalk,
and two -percent cross slope to centerline
plus joins.
(2) Dune Palms Road 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, with a five-foot sidewalk
and two -percent cross slope to centerline
plus joins. Dune Palms Road shall be
designed for ultimate grade from Fred Waring
Drive to Miles Avenue, and constructed
adjacent to Tract 22982, and as necessary for
reasonable transitions and surface drainage
requirements.
(3) The interior public street system shall be
designed as per the approved "Exhibit A" for
TT 22982, with a six-foot sidewalk and
two -percent slope. Cul-de-sacs shall be
designed for a 56-foot right-of-way and a
minimum 50-foot right-of-way turnaround
radius. Any variations in the approved
street system design sections shall be
MR/CONAPRVL.026 -2-
subject to review and approval of the Public
Works Department and in accordance with City
standards.
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. The Applicant shall pay a proportionate share of all fees
necessary for signalization costs at the corner of Fred
Waring Drive and Dune Palms Road, as determined by the
City Engineer.
10. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements (i.e., County of Riverside).
11. A temporary road access may be provided off Fred Waring
Drive through to road "J". This access shall be
terminated upon the completion of model complex use or at
the end of two years, whichever occurs first. Prior to
expiration, the Applicant/Developer may request extension
from the Planning Commission for continued use of the
temporary access. Primary access to the project will be
off Dune Palms Road.
12. If the temporary road access from Fred Waring is closed
before a secondary access to the east or south of the
project is established, a temporary secondary access
shall be provided through Lot 7 to Dune Palms Road. This
temporary access will be terminated once a secondary
access point has been established to the east or south of
the project. (A note in this regard shall be placed on
Lot 7 as part of the final map recordation process.)
13. A temporary cul-de-sac, as approved by the City Engineer,
will be required at the termination point of either of
the streets shown as Lot "C" or Lot "F". The remaining
termination point shall be barricaded to the satisfaction
of the Public Works Department.
MR/CONAPRVL.026 -3-
14. Applicant shall dedicate, with recordation of the tract
map, access rights to Fred Waring Drive and Dune Palms
Road, for all individual parcels which front or back-up
to those rights -of -way.
TRACT DESIGN
15. A minimum 20-foot landscaped setback shall be required
along Fred Waring Drive; a minimum 10-foot setback along
Dune Palms Road. 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. 27, unless an alternate method is
approved by the Planning and Development Department.
16. The Applicant shall submit complete detail architectural
elevations for all units, for Planning Commission review
and approval as a Business Item. The architectural
standards shall be included as part of the C.C. & Rs.
17. Any lots within 150 feet of the ultimate right-of-ways of
Fred Waring Drive or Dune Palms Road shall be limited to
one story, not to exceed 20 feet in height.
18. The tract layout shall comply with all the R-1 zoning
requirements, including minimum lot size and minimum
average depth of a lot. The minimum lot size to be
recorded in a final map shall be 8,000 square feet.
PUBLIC SERVICES AND UTILITIES
19. The Applicant shall comply with the requirements of the
City Fire Marshal.
20. 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.
WALLS, FENCING, SCREENING AND LANDSCAPING
21. 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.
MR/CONAPRVL.026 -4-
22. 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 irrigation system for all landscape
buffer areas. Desert or native plant species and
drought resistant planting materials shall be
incorporated into the landscape plan.
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.
23. 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
24. Provisions shall be made to comply with the terms and
requirements of the City's adopted Infrastructure Fee
Program in effect at the time of issuance of building
permits.
25. 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
1.26 acres, as determined in accordance with said Section.
26. 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.
27. The subdivider shall make provisions for maintenance of
all landscape buffer and storm water retention areas via
one of the following methods prior to final map approval:
MR/CONAPRVL.026 -5-
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 landscape buffer and storm water retention
areas. It is understood and agreed that the
developer/Applicant shall pay all costs of
maintenance for said improved 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 areas and 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 Dune
Palms Road.
28. 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.
29. The developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
30. 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.
MR/CONAPRVL.026 -6-
E
31. 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
32. The Developer of this subdivision of land shall cause no
easements to be granted or recorded over any portion of
this property between the date of approval by the City
Council and the date of recording of the final map
without the approval of the City Engineer.
MR/CONAPRVL.026 -7-
E
® 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
May 10, 1988
I.
A.
CALL TO ORDER
The meeting was called to
Chairman Walling. The
Commissioner Bund.
RM.T, CAr.r.
7:00 p.m.
order at 7:02 p.m. by
Flag Salute was led by
Chairman Walling requested the roll call.
Present: Commissioners Steding, Zelles, Bund,
Moran, and Chairman Walling.
B. Staff Present: Planning Director Murrel Crump,
Principal Planner Jerry Herman, Principal Planner
Ted Bower.
III. HEARINGS
Chairman Walling introduced the Public Hearing Item
as follows:
A. General Plan Amendment No. 87-017; a request by
David Howerton, Robert Lamb Hart, Planners &
Architects, to amend the 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), located on the south
side of Avenue 48, half -way between Washington
Street and Jefferson Street.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the Public Hearing.
Mr. David Howerton, Applicant, addressed the
Commission, further explaining the request.
The following spoke in favor of the project:
Joe Hammer, Jr., owner of 30 acres north of
MR/MIN05-10.DFT -1-
IV
V.
VI
the project; Bob Krause, owner of three acres
on Highway 111; Frank Murphy, owner of 65
acres north of Avenue 48, west of Jefferson.
Louis Campagnia spoke in opposition to the
project.
3. There being no further public comment,
Chairman Walling closed the Hearing and
opened the matter for Commission discussion.
During the discussion, Mr. Bob McNaughton
addressed the Commission, clarifying matters
regarding the project's financing.
4. A motion was made by Commissioner Zelles and
seconded by Commissioner Moran to adopt
Planning Commission Resolution No. 88-008,
recommending to City Council concurrence with
the environmental analysis and approval of
General Plan Amendment No. 87-017. Following
a roll call vote, the motion was unanimously
adopted.
PUBLIC COMMENT
Mr. Joe Hammer addressed the Commission regarding
the General Plan as it relates to the Highway 111
Corridor.
CONSENT CALENDAR
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to approve the
minutes of April 26, 1988, and to excuse the
absence of Commissioner Bund from that meeting.
Unanimously approved.
BUSINESS
Chairman Walling introduced the Business Items as
follows:
A. Plot Plan 87-381; A request by Warren Johnson for
landscape/parking review and consideration of an
on -site operator residence for his proposed
building, located at the southeast corner of Calle
Cadiz and Avenida Bermudas.
1. Principal Planner Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the request as
presented.
MR/MINO5-10.DFT -2-
2
0
3. A minute motion was made by Commissioner Bund
and seconded by Commissioner Steding to
approve the landscape/parking review and the
on -site operator residence for Plot Plan
87-381, subject to attached conditions.
Unanimously adopted.
B. Tentative Tract 21846; a request by Sunrise Company
for revised dwelling unit types, located within the
PGA Specific Plan.
1. Principal Planner Jerry Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the request as
presented. During this discussion, it was
reiterated that the number of units will not
be increased for the new unit type from that
which was approved for the original tract.
3. A minute motion was made by Commissioner
Zelles and seconded by Commissioner Moran to
approve the revised dwelling unit types for
Tentative Tract 21846. Unanimously adopted.
C. Referral from City Council on modification of
Ordinance 113A - Change of Zone 87-026, for
Applicant Anna Hassell, for a location on the
southwest corner of Westward Ho Drive and Dune
Palms Road.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. The Commission discussed the request as
presented. During this discussion, each
individual Commissioner offered the following
comments:
BUND: "...I am in favor of having the
density range where it is right now, and let
a developer come in with a specific project
for us to review and evaluate at that time."
STEDING: "I am in favor of R-3-5445, for
purposes of this discussion."
MR/MIN05-10.DFT -3-
VII
VIII
WALLING: "I am in favor of R-3-2722.5 until
such time as we get a study on this whole
subject, and hold any subsequent opinion to
that."
MORAN: "I am in favor of 2722.5 until we
have a specific plan in front of us, and at
that point we can condition the particular
project so that the problems that seem to be
on everybody's mind, or the problems that
they think they're going to have, can be
dealt with at that time."
ZELLES: "I am also in favor of 2722.5; my
thought at the time when we agreed on this
thing, that this was what was intended at
that time, and I want to continue with it."
3. A minute motion was made by Commissioner
Moran and seconded by Commissioner Zelles to
recommend to City Council clarification of
the R-3 zoning designation to R-3-2722.5.
The Commission voted four -to -one in favor,
with Commissioner Steding voting against.
The motion was approved by majority vote.
D. Review of the draft Village Zoning Ordinance,
Amendments, and Map; a request by the City of La
Quinta regarding zoning for the Village at La
Quinta Specific Plan area and surrounding environs.
1. Principal Planner Ted Bower reviewed
background information on the item.
2. The Commission discussed the matter as
presented.
3. A minute motion was made by Commissioner
Steding and seconded by Commissioner Moran
directing Staff to prepare a Hearing Draft of
the Zoning Ordinance and schedule for Public
Hearing. Unanimously approved.
OTHER - None
ADJOURNMENT
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to adjourn to a
regular meeting on May 24, 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 9:08 p.m., May
10, 1988.
MR/MIN05-10.DFT -4-
, . *
PLANNING COMMISSION CONCERNS/COMMENTS
FOR UNIT DESIGNS FOR TT 21555
BASED UPON PLANNING COMMISSION MEETING OF APRIL 26, 1988
MORAN:
1. One-story units have same long roof line; there
needs to be some variation. The variation must be
on the front as well as the back elevations. Want
same architectural treatment for units along the
northern property line. Pull units to front of
lots.
2. Plan 1804 -- add more windows and/or window
detailing to rear elevations, make it look a bit
dressier, more detail.
3. Plan 2222 -- add something to rear bottom half of
unit.
4. Tile roofs.
5. Do something other than just adding architectural
bands to the elevations.
6. Because of the side yard separations, side
elevations need design treatment.
ZELLES:
1. Units rather dry; need more imagination.
2. Washington Street is major corridor into the City;
visible units need to be attractive.
WALLING:
1. On single -story units, change roofs, rotate ridges
90 degrees, and add some gables.
2. Want best possible product for City.
3. Do something with the roof lines for those units
along Washington Street (i.e., in terms of shape,
material, color), as long as it doesn't look like a
cosmetic cover up.
MR/DOCJH.020 -1-
a
4.
5
STEDING:
Show more design considerations for the side and
rear elevations.
Put shade and shadow on next submittal.
1. Units still bland.
2. Need rendering of rear elevation of alternate
single -story unit.
3. As people drive down Washington Street, I don't
want them to recognize that they're seeing the
backs of any homes.
MR/DOCJH.020
-2-
® ® VI.A.
DATE:
APPLICANT:
OWNER:
PROJECT:
LOCATION:
SUBMITTAL:
STAFF REPORT
PLANNING COMMISSION MEETING
MAY 24, 1988
DENNIS FREEMAN/FREEMAN REALTY & DEVELOPMENT
BARCEN DEVELOPMENT
REVIEW OF PROPOSED SINGLE-FAMILY DWELLING
ARCHITECTURAL ELEVATIONS FOR DEVELOPMENT OF
TENTATIVE TRACT 21555
NORTHEAST CORNER OF WASHINGTON STREET AND
SAGEBRUSH AVENUE
The Applicant has revised the alternate elevations and has
requested to appear again before the Commission (with informal
presentation at the Study Session). The accompanying
alternatives are added to the original submittal.
The following plans are before the Commission for review:
Original Submittal
Plan No. 1804, two-story
Plan No. 2017, two-story (renumbered to 2004) A & B
Plan No. 2222, two-story
Plan No. 1620, single -story (1 & 2)
Alternates
Plan 1620, single -story
o Alternate 1D (original front elevation submittal); plus
new alternate rear, left, and right elevations
o Alternate 2B and 2C; (Alternate B submittal) plus new
alternate rear, left, and right elevations
Plan 1804, two-story
o Alternate rear, left, and right elevations
Plan 2004 (old 2017)
o Alternate rear, left, and right elevations
o Alternate B submittal with new alternate rear elevation
Plan 2222
o Alternate rear, left, and right elevations
MR/STAFFRPT.042 -1-
REVIEW:
The Applicant plans to use the original building elevations
within the subdivision and the alternates along Washington
Street, the north property line, and on corner lots. The
Commission may wish to give direction or comment on this
point. The concerns/comments presented at the last Commission
meeting are summarized on the attached matrix, along with a
summary listing. Each alternate elevation, plus the
originally -prepared front elevation, was reviewed.
Based upon the matrix, some of the Commission's
concerns/comments have been met. However, the following noted
elevations were either not changed to reflect the concerns, or
were slightly modified but still do not meet the concerns:
UNIT
ELEVATION
Lacking Window Detailing:
1620-2B
Right Side
1804
Front
1804
Left Side
1804
Rear
2004-B
Right Side
2222
Left Side
Minimum Design Treatment Added:
1620-1D
Rear
1620-2B
Right Side
1620-2B
Left Side
1804
Left Side
2004-B
Right Side
2004-B
Left Side
Provide Minimum Detailing Other
Than Architectural Bands:
1620-2B
Right Side
1620-2B
Left Side
1620-2B
Rear
1620-1D
Right Side
1804
Front
2004-B
Left Side
2004-B
Rear
Minimum Roof Line Elevation
Variation:
1620-2C
Rear
1620-1D
Rear
STAFF COMMENT:
As indicated above, additional detailing is warranted for those
elevations so noted. Staff has presented the quantitative
accounting of specific Commission directions, but has not
critiqued the architectural effort from a qualitative
MR/STAFFRPT.042 -2-
standpoint. Nor have other Commission comments such as,
"...units rather dry, need more imagination," or "...want best
possible product for the City," been fully explored.
Staff's general assessment is that the basic elevations,
particularly the single -story designs, are innocuous enough.
Some of the two-story designs have some technical flaws with
how the roof lines are used. The real problem begins with
variations on the basic house, and maybe this is inherent in
trying to cosmetically alter the look, rather than producing a
truly new elevation. The problems Staff observe range from
inappropriate detailing with pop -outs and plant-ons, to number,
scale, and proportion of windows. Some of the pop -outs have no
structural/functional or architectural -style relationship to
the basic structure. Windows are inappropriately located in
some elevations, or are mixed with other shapes, or are
over -used. The very aesthetically pleasing arched window is
oversized and out of scale in one elevation and undersized in
another.
It seems rather incongruous to extend the front detailing
around a house which is poorly detailed to begin with. A
process that can certainly consume a great deal of the
Commission's time, and often result in frustration or settling
for something that's "better than they came in with," but still
not the level of effort, or imagination, or excellence desired,
is for the Commission to have to redesign each elevation
line -by-line.
PRIOR ARCHITECTURAL APPROVAL:
In response to an inquiry made at the last Commission meeting
regarding the unit approvals granted the previous Developer
(Mr. Drew Wright), please be advised that such approval was
not granted for the concept elevations provided, hence
Condition No. 4.a., which requires review by the Commission.
OTHER APPROVALS:
As a reminder, the Applicant must provide a detailed color and
material submittal, building pad elevations with
cross -sections, lot fencing, lot landscaping, tract boundary
wall including landscape detailing, and final siting plan
delineating all setbacks and unit mix.
RECOMMENDATION:
Based upon the quantitative critique of the alternate
elevations, it would follow that the Applicant should be
directed to provide more detailing for the alternate elevations
MR/STAFFRPT.042
-3-
noted and those
alternate plan
criteria:
1620-2B
1620-2C
1620-1D
1804
2004-A
2004-B
2222
of the original submittal. The following
elevations meet this aspect of the Commission's
Front
Front, Right Side,
Front, Left Side
Right Side
All Elevations
Front
Front, Rear, Right
Left Side
Side
The Commission should also consider any qualitative directions
it may have for the Applicant in a new effort or a resubmittal.
In addition, color and materials should be provided at the next
Commission review. In this regard, it is suggested that the
tile roofs should be more than just the same product in
different colors.
MR/STAFFRPT.042 -4-
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VIR
MEMORANDUM
CITY OF LA OUINTA
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING AND DEVELOPMENT DEPARTMENT
DATE: MAY 24, 1988
SUBJECT: STATUS REPORT ON HIGHWAY 111 SPECIFIC PLAN AND
SUBMISSION OF THE DRAFT OUTLINE FOR COMMENT
BACKGROUND
In January of 1988, the Advance Planning Division began new
work toward pulling together the Highway 111 Specific Plan.
The building blocks already in place were the consultant -
generated draft of many aspects of the plan done in 1987, the
market absorption study for La Quintals capture rate of
commercial development, (completed and discussed with the
Planning Commission in late 1987) and the sessions conducted by
the Planning Commission subcommittee on this subject.
During the first quarter of 1988, the Department held
discussions with the Planning Commission in Study Sessions on a
number of topics which were keys to the evolution of a more
precise land use plan and approach for the Highway 111 area:
access patterns, market absorption, densities for residential,
housing need, timing, flexibility, urban design, and so on.
The Planning Commission adopted a strategy of proceeding with a
"Base Plan" as the first volume containing the policies
covering the major issues - a "Policy Framework". This
approach allows earlier closure on the major policy issues, and
provides guidance for near term development efforts. After
adoption of the Policy Framework as the first chapter (or
volume) of the Specific Plan, later refinements could then be
considered for subsequent adoption.
STATUS
The detailed outline of the full Specific Plan has been
prepared in draft, and will be presented to the Planning
Commission at your May 24th regular session. A copy is
attached for your review and comment. The outline contains a
list of nearly two dozen issues and the topics for the Goals
and Major Policies which together make up the Policy Framework
which will serve as the first volume base document.
- 1 -
BJ/MEMOTB.020
FUTURE WORK TASKS
A. Refine and expand the list of issues and the list of
Goals and Major Policies. (This will then serve as the
checklist for the Policy Framework). This task will
begin May 24th and cover at least two additional
Commission meetings. Target completion July 1, 1988.
B.1. Prepare write-ups on each issue in the list and formulate
a draft policy statement resulting from the issue.
Discuss with the Commission, starting with the June 27th
Study Session and continue through July.
2. Categorize, combine and refine Goals, Policies and
Sub -Policies into the structure of the Policy Framework
and present draft to the Commission. Discussion target
dates are the Commission meetings of August 8th and
22nd. The Commission may be ready to report out to the
Council a draft Plan by the first or second Council
meeting in September.
C. On the basis of a draft Policy Framework, develop a
detailed work program for Staff activities and consultant
assistance to complete subsequent Highway 111 Specific
Plan chapters and refinements in the period from October
of 1988 to May of 1989.
2 -
BJ/MEMOTB.020
HIGHWAY 111 SPECIFIC PLAN OUTLINE
DRAFT
I. INTRODUCTION
A. Contents
1. Table of Contents
2. List of Figures
3. List of Tables
B. Executive Summar
C. Plannina Context
1. Authority
2. Purpose and scope of Specific Plan
a.) Policy Emphasis
b.) Format: Policy Framework as base plan
3. Relationship to La Quinta General Plan
4. Relationship to General Plan of adjacent
jurisdictions
a.) Indian Wells
b.) Indio
5. Relationship to other plans and planning
efforts
a.) Washington Street Specific Plan (adopted)
b.) Jefferson Street Specific Plan (ir,
process)
c.) Indio Specific Plan 10-17
d.) The Grove (adopted and amended)
e.) Plaza La Quinta (constructed)
f.) Laguna De La Paz (constructed)
- 3 -
BJ/MEMOTB.020
D.
g.)
CALTRANS
h.)
CVAG Transportation Study
i.)
SCAG Regional Housing Needs Assessment
j.)
Desert Sands Unified School District
1.)
Riverside County Fire Department
m.)
Coachella Valley Water District
n.)
La Quinta Redevelopment Agency
The
Planning Area
1.
Boundaries of the Area
2.
History of the Area
3.
Land
uses within and adjacent to the Area
a.)
Existing land uses
b.)
Access and circulation
c.)
Housing and population
d.)
Natural resources (include Fringe -Toed
Lizard)
e.)
Cultural resources
4.
Infrastructure
a.)
Mighways, roads, streets, rights -of -way,
public transit
b.)
Drainage facilities
c.)
Water
d.)
Waste water
e.)
Electrical service
f.)
Telephone
g.)
Natural gas
h.)
Cable Television
i.)
Fire protection
- 4 -
BJ/MEMOTB.020
j.) Policy protection
k.) Recreation facilities
1.) School facilities
5. Institutional/governmental
(jurisdictions, districts,
nearby)
6. Property ownership patterns
7. Existing zoning
II. POLICY FRAMEWORK
A. Issues
relationships
etc., serving or
1.
Importance of
highway 111 area for La Quinta
2.
Functions served
by Highway
111 area
3.
Urban Design
Issues and Opportunities
4.
Treatment of
Highway 111
Corridor in the
General Plan
5.
Mixed -Use
Commercial
concept, fixed
proportions,
effects of
random mixed -use
development.
6. Market considerations, acreage available,
capture rates of market absorption
7. Time frames, near term versus ultimate
development
8. Geographic progression of development
9. The role of unforeseen opportunities,
flexibility
10. Mobility as a land use, the interaction
between patterns of access and circulation
and patterns of land use.
11. Sub -areas.
12. Interjurisdictional coordination.
13. The La Quinta Redevelopment Agency, Area
Number 2 plans and program.
14. Municipal fiscal considerations.
- 5 -
BJ/MEMOTB.020
15. Infrastructure development options and costs.
16. Types of development preferred
a.) Large scale/coordinated
b.) Destination/place with image or identity
17. Market advantages of clustering similar,
compatible and supportive uses.
18. Residential development, density and location.
19. Affordable housing
20. Types of land uses preferred
21. City development philosophy
22. Highway 111 area planning philosophy
B. Goals and Major Policies (base plan)
1. Land uses (types, alternatives, scales,
orientation, flexibility, sub -areas,
placement, timing, and coordination).
2. Circulation and Access (through traffic,
property access, parking, loading, public
transportation, pedestrian, service,
emergency).
3. Infrastructure plans (roads, drainage, water,
sewer, power, etc.).
4. Urban Design plans.
5. Development Guidelines and Standards.
6. Implementation (zoning, construction, funding
incentives, coordination).
III. THE SPECIFIC PLAN (Includes discussion and full
development of the goals and major policies, together
with sub -policies, strategies, and the details of the
Specific Plan.)
A. Land Uses
1. Commercial: tourist, shopping complex,
service and supply complexes, office.
2. Residential: density, affordability, mixes
with commercial.
- 6 -
BJ/MEMOTB.020
3. Public Uses (e.g., fire station, park, public
facilities).
4. Circulation and access (rights -of -way and
easements).
5. Infrastructure (rights -of -way and easement).
6. Sub -area plans and alternatives.
7. Mixed -Uses and flexibility.
8. Preferred Land Uses in ultimate and
alternative patterns.
B. Infrastructure to Support Land Uses
(distribution, location, extent, intensity).
1. Transportation: public and private, pattern
of roads, access controls, parking
orientation, pedestrian, and bicycle
circulation.
2. Drainage: on site drainage, right-of-way
drainage, regional drainage, policy for
improvement of Whitewater Wash.
3. Water: supply system, water efficiency
4. Waste water: collection and transport system.
5. Solid waste: collection, transportation,
disposal, hazardous wastes.
6. Energy: conservation, supply systems.
7. Communications: systems
C. Standards and Criteria for the Preservation,
Conservation and Utilization of Natural Resources
and for Development
1. Design
a.) Site: preservation of vistas and views,
division and utilization of land
placement and orientation of structures,
setbacks, elevations, heights
separations, bulk and masses, intensity
of building coverage, open spaces,
landscape, hardscape, parking, other
features, lighting, internal
self -buffering, relationship to adjacent
properties.
- 7 -
BJ/MEMOTB.020
b.) Architecture, criteria for
design,
signs, exterior treatments,
colors,
graphics, water and energy efficiency,
ambiance
2.
Access and service functions,
emergency
access, parking, loading, service
areas,
separations and screening.
D. Implementation
measures, including regulation,
marketing, cooperative programs, capital
projects,
financing, and other guidance strategies.
1.
Zoning Ordinance amendments
2.
Timing: time -phasing and mixing,
near term
alternate uses and long term ultimate
uses.
3.
Flexibility and strategies for
orderly
development guidance.
4.
Capital improvement program.
5.
Need or desire for incentives for
density,
intensity, bonuses for design.
6.
- Funding
7.
Responsibilities and cooperation
a.) City
b.) Redevelopment Agency
c.) Other agencies
d.) Property owners and developers
IV. ATTACHMENTS
A. Environmental Report
B. Appendices for data and studies
C. Bibliography
D. Organizations and persons consulted
- 8 -
BJ/MEMOTB.020