Loading...
1988 06 14 PCO� �G t�> AGEIV® CF'y OF'THt'v PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California June 14, 1988 - 7:00 p.m. I. CALL TO ORDER Flag Salute II. ROLL CALL III. HEARINGS A. PUBLIC HEARING: CHANGE OF ZONE NOS. 88-032 AND 88-033 GENERAL PLAN AMENDMENTS 88-019 AND 88-020 APPLICANTS: RICK JOHNSON CONSTRUCTION, OWENS-PARKS CO., HAROLD AND NANCIE PALMER, BERNARDO GOUTHIER, RUSSELL WADE, CAROL MORTON, LEE MARTIN, TANYA ADAMS (MILLER), AND THE CITY OF LA QUINTA LOCATIONS: A. NORTHWEST CORNER OF ADAMS AND FRED WARING (44TH AVENUE) B. NORTH OF AVENUE 58, APPROXIMATELY ONE -QUARTER MILE EAST OF JEFFERSON AND ONE-HALF MILE WEST OF MADISON; PLUS, SOUTH OF AVENUE 58, APPROXIMATELY ONE-THIRD MILE WEST OF MADISON STREET TO JEFFERSON, AND EXTENDING SOUTHWARD ALONG THE JEFFERSON ALIGNMENT TO 60TH AVENUE MR/AGENDA.614 IV. V PROJECT: PREANNEXATION ZONING AMENDMENTS AND AN AMENDMENT TO THE GENERAL PLAN TO EXPAND AREA COVERED TO INCLUDE TWO ANNEXATIONS AND DESIGNATE LAND USES FOR NEW AREAS 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action B. PUBLIC HEARING: TENTATIVE TRACT 23269 (REVISED) APPLICANT: TRIAD PACIFIC DEVELOPMENT LOCATION: SOUTHWEST CORNER OF FRED WARING DRIVE AND ADAMS STREET PROJECT: TO DIVIDE A 72+ ACRE PORTION OF A 120+ ACRE PARCEL INTO 284 SINGLE-FAMILY LOTS 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action 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. CONSENT CALENDAR Minutes of the Planning Commission meeting of May 24, 1988. MR/AGENDA.614 VI. BUSINESS A. Item: Continued Discussion of the Draft Outline of the Highway 111 Specific Plan Applicant: City of La Quinta Location: Highway 111 Corridor 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action B. Any action relating to Study Session items. VII. OTHER - None VIII. ADJOURNMENT --------------------------------------- ITEMS FOR JUNE 13, 1988, 4:00 P.M. STUDY SESSION ** DISCUSSION ONLY ** 1. All Agenda Items. 2. Identification of Future Commission Agenda Items. MR/AGENDA.614 w STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 14, 1988 ITEM: PREANNEXATION ZONING APPLICATIONS 88-032 AND 88-033; AND GENERAL PLAN AMENDMENTS 88-019 AND 88-020 APPLICANTS: RICK JOHNSON CONSTRUCTION, OWENS-PARKS CO., HAROLD AND NANCIE PALMER, BERNARDO GOUTHIER, RUSSELL WADE, CAROL MORTON, LEE MARTIN, AND TANYA ADAMS (MILLER), AND THE CITY OF LA QUINTA PROJECT: PREANNEXATION ZONING AMENDMENTS AND AN AMENDMENT TO THE GENERAL PLAN TO EXPAND AREA COVERED TO INCLUDE TWO ANNEXATIONS AND DESIGNATE LAND USES FOR NEW AREAS LOCATIONS: A. NORTHWEST CORNER OF ADAMS AND FRED WARING DRIVE (44TH AVENUE) B. NORTH OF AVENUE 58, APPROXIMATELY ONE -QUARTER MILE EAST OF JEFFERSON AND ONE-HALF MILE WEST OF MADISON; PLUS, SOUTH OF AVENUE 58, APPROXIMATELY ONE-THIRD MILE WEST OF MADISON STREET TO JEFFERSON, AND EXTENDING SOUTHWARD ALONG THE JEFFERSON ALIGNMENT TO 60TH AVENUE EXISTING LA QUINTA GENERAL PLAN LAND USE DESIGNATIONS: NONE EXISTING LA QUINTA ZONING: NONE EXISTING COUNTY ZONING: A: R-1-12000 B: W-2, W-2-20, A-1-5, A-1-10, AND W-2-10 PROPOSED CITY ZONING: A: R-1-9000 B: R-1, R-1-20, AND W-2-20 MR/STAFFRPT.044 -1- w BACKGROUND: North of the City, La Quintals Sphere of Influence is coterminous with the City Limit line: Fred Waring Drive (centerline). The area north of Fred Waring in the unincorporated County is not within the Sphere of Influence of any City at present. The "agreement line" between La Quinta and the City of Indio places the area outside Indio's area of interest, and inside La Quintals. Southeast of the City, La Quintals Sphere of Influence extends eastward to Monroe between Avenue 52 and Avenue 60. However, La Quintals General Plan does not speak to either area. The area to the north has not been included in the City's Sphere, while the area to the south was added to La Quintals Sphere only recently. The City has received two requests for annexation, and is initiating preannexation zoning and General Plan Amendments on behalf of the Applicants for the purpose of creating land use designations for these new areas. For location A, to the north, the annexation and the land use designation will be for an expansion of the Sphere of Influence, while to the south, location B is being designated with a land use in this General Plan Amendment as a preparation for preannexation zoning within the existing Sphere of Influence. LOCATION A: In the southeast corner of Section 18, TSS, R7E, the General Plan Amendment for the annexation request is approximately 48-1/2 acres, comprised of "Parcel 4" at the northwest corner of Fred Waring and Adams, plus the half streets to the centerlines along Fred Waring and Adams adjacent to "Parcel 4". EXISTING CONDITIONS: The property is vacant with dunes, desert scrub, grasses, and numerous ATV tracks across it. Elevations range from 88 feet to 120 feet. Fred Waring and Adams are improved County roads. Adjacent to the property, to the north along Darby Road, are larger parcels (four to five acres) with some houses, some parcels vacant, and some agricultural/ nursery activity. To the east across Adams and Starlight Lane is the Bermuda Dunes Country Club and single-family lots at or above 10,000 square feet. Two lots along Adams are vacant. To the south, across Fred Waring (within La Quinta), is vacant (dunes and desert scrub). A tentative MR/STAFFRPT.044 -2- tract for residential lots is in process. To the west is also vacant, with dunes and desert brush and grasses, extending to Washington. PHYSICAL CONSTRAINTS: No on -site problems exist in the form of slopes, drainage courses, flooding, or the like. To the east, Bermuda Dunes is contemplating an attempt to create a gated, walled community. Proposals being considered by the County may cause some engineering problems along Adams, including a possible request to shift the centerline of Adams to the west perhaps requiring lanes to be placed on the property requesting annexation. Another possibility, relating to Adams, has been suggested. The annexation area may elect to become a part of the walled community of Bermuda Dunes. This raises two policy issues: 1) Should La Quinta annex a block of land which is part of a walled, gated community not within La Quinta: It could be suggested that La Quinta should either annex all of Bermuda Dunes, or none of it, but not parts of it. 2) The inclusion of the proposed annexation into Bermuda Dunes' wall system would turn Adams north of Fred Waring into a private street. This would prevent access and egress from the east end of Darby Road and turn Darby into a one -mile -long cul-de-sac whose only exit is Washington. Incidentally, it should be noted that Bermuda Dunes' plans to gate their community (with or without the Adams segment being included) will triple the response time necessary for Fire Department equipment from the 42nd Street station to reach future development in North La Quinta between Fred Waring and Whitewater Wash, east of Washington to Jefferson. If they cannot come straight down Adams/Starlight Lane, they must go west to Washington or east to Jefferson, south one mile, then back to near Adams. The distance between Washington and Jefferson is two full miles. Eliminating the only mid -point connection, by allowing Adams to become a blocked private street, would seem to be flawed from the perspective of traffic circulation planning. EXISTING PROJECTS: A tentative tract is expected to be submitted for the annexation area, containing single-family lots in the 9,000-square-foot range. EXISTING PARCEL AND OWNERSHIP PATTERN: The proposed annexation area is presently one parcel under one ownership, plus the half -streets in County jurisdiction. MR/STAFFRPT.044 -3- EXISTING COUNTY ZONING: The present County zoning for the site is R-1-12,000 (SFR, 12,000-square-foot lots). The adjacent area to the north is zoned R-1-12000, to the east is R-2-8000 and R-1, and to the south is R-1 (City zoning). (Refer to composite zoning map.) EXISTING COUNTY LAND USE DESIGNATION: The area falls within Policy Area 11 "Indio", and is designated 2B (Residential at 2-5 du/ac). PROPOSED LA QUINTA GENERAL PLAN DESIGNATION AND PRE -ZONING: The area is surrounded by similar areas being used or planned to be used for single-family residential at lower densities. Therefore, the most appropriate designation within La Quinta's General Plan categories is "Low Density Residential" (2-4 du/ac). The implementing preannexation zoning of R-1-9,000, has been requested by the Applicant. ANNEXATION: The annexation of Quinta's Sphere of City at the behest LOCATION B: the area, along with an amendment to La Influence, will be applied for by the of the property owners. Within La Quinta's southeastern Sphere of Influence, in Sections 21 and 28, T6S, R7E, the preannexation zoning and General Plan Amendment for the original annexation request is approximately 78.9 acres, plus another parcel of 16.75 acres which has not requested annexation, plus 195.6 acres owned by the U.S. Department of the Interior, Bureau of Reclamation, for a total of 291.26 acres to be included in the preannexation zoning and General Plan Amendment. EXISTING CONDITIONS: The portion of the subject area lying north of Avenue 58 is vacant, with brush and trees. A low trough runs diagonally across the property from northwest to southeast. This property is surrounded by PGA west on the north and west sides. Future land uses/improvements within PGA West will include a perimeter wall, a road, houses, and the present golf course. The maintenance facility and its parking lot abut the west boundary of the subject property on 58th Avenue. To the east is a large rural property with one house. To the south is 58th Avenue. MR/STAFFRPT.044 -4- 0 0 Across 58th Avenue, these portions of the subject area are (from east to west) vacant (some grubbing has recently removed the scrub and trees), an abandoned former shotgun (skeet) shooting range, an active commercial plant nursery operation with several structures, and the corner property (Department of Interior). Across the latter parcel, a flood control dike runs from northwest to southeast, connecting to the portion of the mountain range thrusting northward, occupying almost all of the remaining parcel to the south. Elevations range from approximately 20 feet below sea level, to sea level along the base of the mountain range, to 465 feet on the highest peak within Section 28. Avenue 58 is an improved County road. Adjacent to the southern portions of the subject area are Lake Cahuilla County Regional Park (northwest), a County Road Department materials pit and asphalt tables (west), agricultural (south and east), Avenue 58 (to the north), and across Avenue 58 (from east to west) are agricultural uses (dates and citrus), rural homesites, the vacant property included in the request, and PGA West. PHYSICAL CONSTRAINTS: The northern and eastern (agricultural) portion of the subject area is flat to rolling with no major constraints. The flood control dike and mountain range in the southwest portion of the area constitute constraints limiting development. All area behind the dike is considered to have a very high risk of flooding. The slopes of the mountain are steep. EXISTING PROJECTS: Lake Cahuilla County Regional Park (lying in Section 20 to the northwest) is operated by the Riverside County Parks Department. The County has a 50-year recreational purpose lease from the Bureau of Reclamation, Department of the Interior, and a parallel agreement with the Coachella Valley Water District on the parcel at 58th Avenue and Jefferson Street (west half of the northwest quarter of Section 28). The County Parks Department has plans for the use of the parcel as a future equestrian site, for possible concession facilities, and/or as a trail head facility for nearby trails, together with restrooms, parking, and, possibly, group camping. PGA West lies north and west of the annexation within La Quinta. The annexation area may have future proposals submitted to La Quinta, but no projects are presently under consideration. MR/STAFFRPT.044 -5- EXISTING PARCEL AND OWNERSHIP PATTERN: North of Avenue 58, the 40-acre block has been divided into five- and ten -acre parcels. All but one parcel is under single ownership. South of Avenue 58 are three large, privately -owned parcels (16 - 20 acres) under three separate ownerships. In addition, to the west, there are three public parcels (along the Jefferson and Avenue 60 alignments) under the ownership of the Department of the Interior, totaling 195.6 acres. Adjacent parcels range in size from 10 acres up to approximately 100 acres. Avenue 58 is in County jurisdiction as a County road with rights -of -way of 60 and 80 feet. EXISTING COUNTY ZONING: The private parcels are zoned A-1-5, A-1-10, W-1-10, while the public parcels are zoned W-2, and W-2-20. The surrounding zoning is: to the north (City zoning), R-2; to the south, W-2; to the east, A-1-20 and W-2; and to the west (City zoning), R-2 and W-2-20. (Refer to composite zoning map.) EXISTING COUNTY LAND USE DESIGNATIONS: The private parcels are designated "Planned Residential Reserve," while the public parcels are designated "Parks and Forest". PROPOSED LA QUINTA GENERAL PLAN DESIGNATION AND PRE -ZONING: The portion of the subject area lying north of Avenue 58 and the three private parcels south of Avenue 58 up to the quarter -section line are proposed to be designated Low Density Residential, and proposed for a preannexation zoning of R-1. The Department of Interior parcels along Jefferson and Avenue 60 alignments are contemplated to have two proposed designations: the flat portions outside of the flood control dikes are recommended to be Very Low Density Residential and pre -zoned to R-1-20. The area uphill of the dikes and the mountainous portions of these properties are proposed to be designated Open Space and pre -zoned as W-2-20. ANNEXATION: The annexation of the subject area will be prepared and submitted by the City of La Quinta. MR/STAFFRPT.044 -6- PLAN FOR THE PROVISION OF SERVICES: The City of La Quinta presently provides the following services: o City Administration o Public Works and Engineering (Roads and Drainage, and Park Maintenance) o Planning and Development (Development Guidance and Building Code Plan Checks and Inspection) o Community Safety (Code Enforcement, Animal Control, Contracts with Riverside County for Fire and Police Services) o Community Services (Senior Citizens Center, Contract for Library) Water and sewer are provided by the Coachella Valley Water District. Parks are provided primarily by the Coachella Valley Parks an Recreation District, except for Lake Cahuilla County Park. Solid waste, gas, electricity, telephone, and cable are available from public utilities and private companies. The services of the City available to the annexed area the annexation. The other affected by annexation. FISCAL ANALYSIS: of La Quinta would be made upon the effective date of agency services would not be A fiscal analysis of each annexation is being prepared by the Applicants. These analyses will examine the fiscal consequences of the annexations and subsequent development of the properties in terms of revenues generated and expenditures by the City and all other affected jurisdictions. It is anticipated that the analyses will reflect a near -term, development -related, positive fiscal impact, followed by an extended period of negative fiscal contribution to the City. RECOMMENDATION: For Location A: Adopt Commission Resolution No. 88-011, recommending to the City Council approval of Preannexation Zone Case No. 88-032 and General Plan Amendment No. 88-019, designating the land use for the site as Low Density Residential and the zoning as R-1-9000, according to Exhibits A and B; and, MR/STAFFRPT.044 -7- 13 0 For Location B: Adopt Commission Resolution No. 88-012, recommending to the City Council approval of Preannexation Zoning Case No. 88-033 and General Plan Amendment No. 88-020, designating the land use for the site as Low Density Residential (2-4 du/ac), Very Low Density Residential (0-2 du/ac), and Open Space, and zoning the site as R-1, R-1-20, and W-2-20, according to Exhibits A and B. MR/STAFFRPT.044 -8- �_ r v` I 1 ^) I (1_ :n [p I d aJ Q Cf�R • N ' i � • ti I r/' l I //_ 1 1 ♦ ��� ♦ �///r r/ r l/l I' l i I 1 � _;_ I I Y d v �/' i/ i I r '� I .1 a ♦V U \ 1\ ev v ♦ . ♦ J i / I � � 1 I 1 v � . o 1 °I911 /'// r/ / "r / I d °I - ''♦_-. / I 1 1 1 i �i el r - /' / A,y/:1 / / / 11 � / I 1 ' 1\ \ 1 \_'/ I I '-� 3 / al' $/ •l I C1m7�T�f O TAT C.OG i�'j lOr`7 ,ll°� rl Lock--r I o Iv "A" (,Or�AT fit) ' , . , ii N V Np 6O0 _ i 1 JP ¢ o p a n m p O B O N V ^ 1 U• 2 ^ y 1 z oa nlavw idoa OQ, {tl{{{{{{1 P0P" 4 Q�1°y m o O d O ^ a o m d0 N m ^ i m s u St' 0 abb o J O ¢ 7Z _ m _ N p O -- O O � m _ N N V • m I ¢ F° O 0 0 J ~ m N I V —39tl039-15 J - m � 0 •oa L —��tld—tlWll s _ o'r�+ ♦♦♦tttlpl{tl O O O O O N O ♦♦♦ Y i � ¢ Y G C m 1 N 1 pOG -ge o t O ¢ n n I 000z-f-a V 000z-f-n �{ m � N V 2' I OOOf-Fb 00[Z-£'N OB9f ZO O /I N a R w �a�"xaN a •��+ —mv�a c a H a .Gt.�rrgn•� r...et I t � Y'M •3 n _ k A, r ': t`7 rvey.uiu, tuaw rw ALL lain H Ave 7LLI n y Gkrl^�nP Spherg of In F`/Hence P�vundar� Iv pie `re, l L.OG4 l I oAJ R-1 ONE FAMILY RESIDENTIAL 000o R-1-20 ONE FAMILY RESIDENTIAL- 20ACRES W-2-20 CONTROLLED DEVELOPMENT AREA 20 ACRES ... �.. CCTV BOUNDARY PROPOSED ZONING - LV\AVIYV VERY LOW DENSITY RESIDENTIAL 0-2 du/ac LOW DENSITY RESIDENTIAL 2-4 du/ac OPEN SPACE uu a CITY BOUNDARY PROPOSED GENERAL PLAN , Eh PLANNING COMMISSION RESOLUTION NO. 88-011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 88-019 AND PREANNEXATION ZONING CASE NO. 88-032; A REQUEST TO AMEND THE LA QUINTA GENERAL PLAN LAND USE MAP TO ADD NEW AREA FOR AN ANNEXATION AND TO DESIGNATE THE NEW AREA LOW DENSITY RESIDENTIAL, AND ZONE THE AREA AS R-1-9000. GENERAL PLAN AMENDMENT CASE NO. 88-019 PREANNEXATION ZONING CASE NO. 88-032; RICK JOHNSON CONSTRUCTION AND THE CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of June, 1988, hold a duly -noticed Public Hearing to consider the request of Rick Johnson Construction and the City of La Quinta to amend the La Quinta General Plan Land Use Map and Zoning Map to include an additional 48.51 acres, located on the northwest corner of Adams and Fred Waring Drive, and to designate the additional area as Low Density Residential (2 - 4 du/ac), and zone the area to R-1-9000; and, WHEREAS, said preannexation zoning and 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 General Plan, the area to be annexed, the proposed residential density and numbers, the adjacent land uses, the planned capacities of the adjacent roads, and related matters, that the preannexation zoning and Amendment to the General Plan are consistent with the General Plan and with the Master Environmental Assessment, and that no significant adverse environmental impact will result from the proposed Amendments; 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 preannexation zoning and General Plan Amendment: MR/RESO88.011 -1' ® 0 1. The property is suitable for development under the proposed General Plan Designation of Low Density Residential and preannexation zoning of R-1-9000. 2. The Riverside County General Plan designates the property, as well as all the surroundings, as single-family residential at two -to -five dwelling units per acre. 3. The proposed City zoning classifications are compatible/consistent with the existing County zoning classifications. 4. The development of this property at this residential density (whether under County or City jurisdiction) is an integral part of the data upon which Fred Waring has been designated as a "major arterial" in the La Quinta General Plan. 5. The environmental review foresees no significant adverse environmental impact from the proposed preannexation zoning and General Plan Amendment designating the property as Low Density Residential, and zoning the property to R-1-9000. 6. The property is contiguous to La Quinta's present corporate limits and Sphere of Influence, and represents a part of a logical extension of La Quinta and its General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. The 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. 88-096, in that the preannexation zoning and General Plan Land Use Map Amendment will not result in a significant adverse impact on the environment; 3. That the Planning Commission does hereby recommend to the City Council approval of Zoning Case No. 88-032, subject to the condition that the peoperty be annexed to the City of La Quinta, and General Plan Amendment No. 88-019, consisting of a Zoning Map Amendment and Land Use Map Amendment as described in Exhibits "A" and "B", attached hereto. MR/RESO88.011 -2- Ell PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of June, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.011 -3- ♦ J. N } �7z / YI LU -' fib; d :' •:: �°'i �> 1 4 l •I l.y_ y� � Ji / I ( / / / , -1 1 'r 1 I I \ I �-./ I 1 el, 9 .II J/' •l 1 Planning Commission Resolution #88-011 CZ-88-032 EXHIBIT A t41 S � L Y / it / I L_ti --; G;'`?^:•':: ''r`'1 ai � Planning Commission Resolution #88 - 011 GP-88-019 EXHIBIT B ® 0 PLANNING COMMISSION RESOLUTION NO. 88-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 88-020, AND PREANNEXATION ZONING CASE NO. 88-033; A REQUEST TO AMEND THE LA QUINTA GENERAL PLAN LAND USE MAP TO ADD NEW AREA FOR AN ANNEXATION AND TO DESIGNATE THE NEW AREA AS LOW DENSITY RESIDENTIAL, VERY LOW DENSITY RESIDENTIAL, AND OPEN SPACE; AND ZONE THE AREA R-1, R-1-20, AND W-2-20. GENERAL PLAN AMENDMENT CASE NO. 88-020 PREANNEXATION ZONING CASE NO. 88-033; OWENS-PARKS COMPANY, HAROLD AND NANCIE PALMER, BERNARDO GOUTHIER, RUSSELL WADE, CAROL MORTON, LEE MARTIN, TANYA ADAMS (MILLER), AND THE CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of June, 1988, hold a duly -noticed Public Hearing to consider the request of various property owners and the City of La Quinta to amend the La Quinta General Plan Land Use Map and Zoning Map to include an additional 291.26 acres, located both north and south of Avenue 58, west of Madison and east of Jefferson, and to designate the additional area as Low Density Residential (2-4 du/ac), Very Low Density Residential (0-2 du/ac), and Open Space, and zone the area as R-1, R-1-20, and W-2-20; and, WHEREAS, said preannexation zoning and the 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 General Plan, the area to be annexed, the proposed residential densities, the terrain to be designated as Open Space, the adjacent land uses, the planned capacities of the adjacent roads, and related matters, that the preannexation zoning and the Amendment to the General Plan are consistent with the General Plan and with the Master Environmental Assessment, and that no significant environmental adverse impact will result from the proposed Amendments; and, MR/RESO88.012 -1- E 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 preannexation zoning and General Plan Amendment: 1. a. The properties to be designated Low Density Residential are suitable for development under that designation, and R-1, R-1-20, and W-2-20 zoning. b. The portions of the properties to be designated Very Low Density Residential are suitable for development under that designation. C. The portions of the properties to be designated Open Space are either constrained by a high risk of flooding, or are on slopes of such steepness as to call into question their developability. 2. The Riverside County General Plan designates the Low Density Residential areas as "Planned Residential Reserve", and designates the Very Low Density Residential and Open Space areas as "Parks and Forest" because of its ownership by the U.S. Department of the Interior. 3. The proposed City zoning classifications are compatible/consistent with the existing County zoning classifications. 4. The eventual development of the properties at these densities (whether under County or City jurisdiction) is an integral part of the data upon which Avenue 58 and Madison have been designated primary arterials in the La Quinta General Plan. 5. The environmental review foresees no significant adverse environmental impact from the proposed preannexation zoning and General Plan Amendment designating the properties as Low Density Residential, Very Low Density Residential, and Open Space, and zoning the property R-1, R-1-20, and W-2-20. 6. The properties are within the La Quinta Sphere of Influence, are contiguous to La Quintals present corporate limits, and are a part of a logical extension of La Quinta and its General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. The the above recitations are true and correct and constitute the findings of the Commission in this case; MR/RESO88.012 -2- 2. That it does hereby Environmental Assessment preannexation zoning and Amendment will not result on the environment; confirm the conclusion of No. 88-097, in that the General Plan Land Use Map in a significant adverse impact 3. That the Planning Commission does hereby recommend to the City Council approval of Zoning Case No. 88-033, subject to the condition that it be annexed to the City of La Quinta, and General Plan Amendment No. 88-020, consisting of a Zoning Map Amendment and Land Use Map Amendment as described in Exhibits "A" and "B", attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of June, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.012 -3- a' a R-1 ME RESIDEW TALLY C Z — 8 V — 3 3 0000o R-REONE WILY SIDENTIAL- 20ACRES W-22-20 J�OLLED DEVELOPMENT E A lli R$ AAREA ZE clTMPlanning Commission Resolution #88-012 VERY LOW RESIDENTIALDENSITY 0-2 du/ac G P - 8 8 - 0 2 0 LOW DENSITY RESIDENTIAL 2-4 du/ac OPEN SPACE EXHIBIT B Fi "' " Planning Commission Resolution *88-012 0 STAFF REPORT PLANNING COMMISSION MEETING DATE: JUNE 14, 1988 APPLICANT: TRIAD PACIFIC DEVELOPMENT COMPANY OWNER: 119 LTD, A CALIFORNIA LIMITED PARTNERSHIP PROJECT: TENTATIVE TRACT MAP NO. 23269, REVISED #1, A RE -SUBDIVISION OF A 72+ ACRE PORTION OF A 120+ ACRE PARCEL INTO 268 SINGLE-FAMILY LOTS, WITH A +4.5-ACRE RETENTION/PARK PARCEL LOCATION: SOUTHWEST CORNER OF FRED WARING DRIVE AND ADAMS STREET (SEE ATTACHMENT #1) GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE) EXISTING ZONING: R-1; 7200 SQUARE FOOT MINIMUM LOT SIZE ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 88-092 WAS PREPARED IN ACCORDANCE WITH CEQA GUIDELINES. THIS ASSESSMENT REFERENCED EA 88-086, WHICH WAS PREPARED IN CONJUNCTION WITH THE ORIGINAL TRACT 23269, AND GENERALLY CONCLUDED THAT THE 88-LOT INCREASE AND DESIGN CHANGES WOULD HAVE ESSENTIALLY THE SAME IMPACTS AS THOSE IDENTIFIED IN THE ORIGINAL ENVIRONMENTAL ASSESSMENT. PROJECT DESCRIPTION: THE APPLICANT PROPOSES A RE -SUBDIVISION OF +72 ACRES WHICH HAS BEEN TENTATIVELY APPROVED FOR 180 SINGLE-FAMILY LAND SALES LOTS AS PART OF THE ORIGINAL TRACT 23269 PROPOSAL (SEE ATTACHMENT NO. 2). SUBSEQUENT TO THAT APPROVAL, THE ORIGINAL APPLICANT (VALLEY LAND DEVELOPMENT CO.), WHO HAD ALSO OBTAINED TENTATIVE APPROVAL FOR A 201-LOT SINGLE -FAMILY -LOT TRACT ON THE SOUTHERLY 48+ ACRES (TRACT 23268), HAS RECEIVED APPROVAL OF A PARCEL MAP APPLICATION, WHICH ALLOWED A LAND TRANSFER OF TT 23269 TO THE CURRENT APPLICANT (TRIAD PACIFIC). MR/STAFFRPT.045 -1- NOTE: THE SUBDIVISION MAP ACT ALLOWS A SUBDIVIDER TO DESIGNATE ANY CONTIGUOUS PROPERTY UNDER HIS/HER OWNERSHIP AS A REMAINDER. THE REMAINDER MAY BE FURTHER SUBDIVIDED IF THE APPLICANT SO CHOOSES, BUT BECAUSE NO MAPS HAVE BEEN RECORDED, A PARCEL MAP WAS NECESSARY PRIOR TO SALE OF EITHER TRACT AS A LARGER PARCEL. THE PROPOSAL IS SIMILAR IN CONCEPT TO THE ORIGINAL TRACT APPROVAL (SEE ATTACHMENT NO. 3), BUT INCORPORATES A SPECIFIC PARK AREA IN A LOCATION SUGGESTED BY STAFF DURING THE PROCESSING STAGES. ACCESS TO THE PROPOSED TRACT IS PROVIDED FROM BOTH FRED WARING DRIVE AND ADAMS STREET. THE STREET SYSTEM DESIGN HAS CHANGED FROM A SOMEWHAT CURVILINEAR PATTERN TO ONE THAT IS MORE LINEAR IN NATURE, WITH A SIGNIFICANT INCREASE IN NUMBER OF CUL-DE-SACS AND STREET KNUCKLES. A STUB STREET ACCESS HAS ALSO BEEN PROVIDED TO THE SOUTH PROPERTY (APPROVED TT 23268). THE APPLICANT HAS INDICATED A DESIRE TO DEVELOP THE PROPERTY WITH A GIVEN PRODUCT TYPE, BUT HAS NOT YET DETERMINED WHAT THAT PRODUCT MIGHT BE. AS PREVIOUSLY ALLUDED TO, THE APPLICANT HAS PROPOSED A 4.58-ACRE PARK SITE, WHICH COULD ALSO SERVE AS THE PROJECT'S ON -SITE RETENTION AREA (ALTERNATIVE DETAILS OF THIS AREA ARE SHOWN ON ATTACHMENTS 4a - 4d). THE SUBDIVIDER HAS INDICATED THAT THE PARK SITE IS RELATIVELY FLEXIBLE IN TERMS OF PROVIDING ALTERNATIVE PARK LAYOUTS. THEREFORE, THE TWO ALTERNATE DESIGNS MERELY ILLUSTRATE POSSIBLE DESIGNS. 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. DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW REQUIRED TO BE PROVIDED. MR/STAFFRPT.045 -2- ANALYSIS: 1. Project Comparison TT 23269 TT 23269 Revised -------- ---------------- -------- TOTAL LOTS: LOTS: 180 268 DENSITY: 2.51 3.74 PROPOSED LOT SIZES: MINIMUM 10,500 SF 7,200 SF AVERAGE 12,000 SF 8,132 SF NO. UNDER 8,000 SF -0- (0.0%) 208 (77.60) STREET STATUS: PRIVATE PUBLIC ACCESS: ADAMS STREET +1,175' FROM +825' FROM FRED WARING CL FRED WARING CL FRED WARING +1,345' FROM +1,190' FROM ADAMS STREET CL ADAMS STREET CL * NOTE: Density of 3.74 does not exclude parkland acreage from net acre figure of 71.67, as this is not a factor for determining project density in accordance with General Plan Policy 6.2.1. Parkland Dedications Chapter 13.24, Article II, of the La Quinta Municipal Code sets forth requirements for parkland dedications. Based on this Chapter, 2.49 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 No. 5). The Planning Commission and City Council are required to determine the ratio of fee -to -land dedication. As previously noted, the Applicant has offered to provide 4.58 acres of parkland and storm water retention area near the Adams Street entry. This recreation/park area is considered to be accessible by the general public and, therefore, may be able to satisfy the park requirements. The conditions of approval require the Applicant to provide a more specific park development proposal to satisfy the requirements of the parkland dedication Chapter. MR/STAFFRPT.045 -3- Commingling of the subdivision's 100-year storm retention (percolation) basin and the required 2.49 acres of public park would not be acceptable for a number of reasons: first, the retention area is subject to damage by flood water inundation; and, second, maintenance jurisdiction would be cumbersome. Neither schematic design submitted by the Applicant is acceptable with the above in mind. Also, it is unknown as to whether the remaining 2.09 acres (that could exclusively be used for retention) would be adequately sized to accommodate the subdivision's storm water volume, and whether the bank slope would be such that it would create a hazardous situation. The park/retention area will need to undergo a great deal more design/redesign, and that may affect road location and lotting as it is presently configured. 3. Subdivision Design The proposed tract map incorporates some redesign provisions which were requested by Staff. a. Provision of park site, as discussed above. b. Detail of relationship to existing Reflections (now Palm Royale) project. A detail/section has been provided on the revised map exhibit (see Attachments 6a and 6b), showing pad height relationships at the existing perimeter wall, along the tract's westerly property line. This was requested in order to illustrate the pad height relationship. C. Access provisions. The revised tract addresses access to the southerly TT 23268, by providing a stub street in the southeasterly portion of the tract (see Attachment 47). This was necessary to allow for adequate fire access, as well as to provide a tie-in to the approved TT 23268 tract, which incorporates public streets. Both project proponents have agreed upon this provision. The access lines up with the easterly entry to TT 23268 off Miles Avenue. d. In the Project Comparison analysis, it is noted that the revised tract design contains 88 more lots than the currently -approved tentative map, and also results in smaller lot sizes. There are a number of features of this revised design which Staff observes and which bear some notation: o The road network does not have a clear hierarchy, separating collector and local MR/STAFFRPT.045 -4- roads. In other words, circulation through the tract is cumbersome at best. o The major access/egress route is not clear and direct. In other words, entering the subdivision, it is difficult to know which direction to go to access the main circulation route. o The layout is not sensitive to the terrain. This is evidenced by gridiron approach to street design. Although the property does not have significant relief features, some deference to natural topography could be given. Indeed, the flatter the landscape, the more creative the layout needs to be to provide some design amenity. o The revised layout uses a number of cul-de-sac streets, and in most cases they are used improperly. Three of the cul-de-sacs are really just dead-end streets (because of their length), with a turn -around at the end. Cul-de-sac streets provide a useful design opportunity to reduce street lengths and change the orientation of dwelling at the ends. If this revision had a better lot design, more lots could take access from the "bulb" or turn -around area, thereby reducing the length of the cul-de-sac. o The connection with the southerly tract could use further study. If this tract's collector system is improved/revised, a connection at a different point might be more desirable; or, in the reverse, if the connection point is better located elsewhere, it would influence the collector system design. o A number of lots back-up directly to Fred Waring. This can be negative from the public perspective in that a linear row effect is created along the street frontage. It can be equally (if not more so) negative from the developer's standpoint, because these are the least desirable lots and the hardest to sell. They can also be negative from the occupants' perspective as a result of their orientation. There are design solutions for this situation that have not been explored thoroughly in the subject design. MR/STAFFRPT.045 -5- ® 0 Staff would conclude that the subject design is basically a modified grid system, without the positive points of the grid approach and with all of the negative results. A redesign should be started from scratch instead of trying to make a poor layout marginally better. Staff objects to having to redesign an Applicant's subdivision, as it is not structured to be a commercial design service, but several schematics have been roughed -out to illustrate alternative approaches (see Attachments A, B, and C). 4. Access from Fred Waring The City Engineer has recommended that permanent access to the development not be allowed from Fred Waring, but accept temporary access for model home sales facilities associated with the proposal. Access rights to Fred Waring along the entire frontage should be dedicated as provided for under Chapter 13.24, Article I, Section 13.24.010.B. This can be handled in a similar manner to Tentative Tract No. 22982 (Betty Williams). An emergency access is needed, and can be provided, at one of the two side -on cul-de-sacs along Fred Waring, or in some other redesign configuration. 5. Sunline Bus Turnout Policy 7.5.20 of the La Quinta General Plan requires provision by new developments for bus turnouts where appropriate (Attachment No. 8). Sunline Transit has requested reservation of a bus turnout area along Fred Waring. A condition has been incorporated in order to allow for this provision. 6. Environmental Considerations Environmental Assessment No. 88-092 considered the environmental impacts which would be associated with development of Tentative Tract 23269, Revised #1. 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: Optional findings for the proposal can be found in the attached Planning Commission Resolution No. 88-013. MR/STAFFRPT.045 -6- RECOMMENDATION: It is recommended that Tentative Tract No. 23269 be continued for redesign, observing the points listed in the Staff Report, and with instructions to resolve the retention area design prior to return to the Commission. In the alternative, should the Commission choose to approve the subject Tentative Map as it is proposed, a draft Resolution with suggested conditions has been provided. In this instance the motion would be to adopt Planning Commission Resolution No. 88-013, recommending to the City Council approval of Tentative Tract 23269, Revised #1, and adoption of a Negative Declaration for Environmental Assessment No. 88-092. Attachments: 1. Case Vicinity Map 2. Tentative Tract 23269 Layout 3. Tentative Tract 23269, Revised #1, Layout 4. Alternative Layout A, B, and C 5.a. Park Alternative #1 Layout b. Park Alternative #1 Section C. Park Alternative 42 Layout d. Park Alternative #2 Section 6. Community Facilities Map with Project Locations 7.a. Location of Section Detail b. Section Through Reflections Perimeter Wall 8. Relationship of TT 23269, Revised #1, to TT 23268 9. Policy 7.5.20, La Quinta General Plan 10. Draft Resolution MR/STAFFRPT.045 -7- • / � // — �� ei � V�'1 i.Y �O', ti / �1, FEES O o m �. � I M© ., laSl'�•e' aJi i.(�: �O �,Jt lit ,J a �� p ! �i� �// i1f1 JN,1-. .�,�;!�j :o e:vU �C •= be � ro• . V` • " .^1 � I I� .N i'C i/ o •� w' ! 3 = i iiv :oi woi �lJ:. _.� a' mi ._. I ` .•. A J U Z :io I /�Q "• • tN �. " \. " te. ="w1r•��•y ��-/y 1 iE �F,�a z aa�m ^z _'l .0.0 D ryM� ti iti C .•' t M O � O -{. a �t ` � Qi�Q �m O y 0i�,,:+� � h.r :L?.. Y/•:gig--; //+ \`1(/+,_ �I �P2: N; _ -N9 • i'N� (3) 1 <Yn I a� IT i \ ©t NO• ,. r•. 1� kEx elm e � a i •O� N� y IiW � R t E Od la:: :.�1 '• `' O,az���la!+1iv�llagtyoi; r0 � ° 1+ `:ill 2 ', If D F 0 7 �t �i ��"•�C�SiE�ii{= f fA \ � . 2 \ � \ � � \ � e I � _ \ / m �\ k� | | { ,§ TTACHMENT No. 4 0 W H Q Z cc W H J Q E rl U I P/l.QK ANO-PETENT/ON A.¢EA D ddiG `s I row .m I h h � B ALTERNATE NO. / ATTACHMENT #,6j 0 D � D ? n (37 y C 9 O N ` m 0 A :973 PA0=96G REMA�NOER PARK ANO RF1EA/r/ON M AL rERNATE NO. ATTACHMENT -4*5c Ff 4 YGROUND EQU/PMENr AREA (/ Acre) la I i A I ti a}yr- -A a 1. 2 R A IN LEGEND NP NEIGHBORHOOD PARK 5-10 ACRES CPCOMMUNITY PARK OVER 10 ACRES OPRIMARY ENTRY NODE OSECONDARY ENTRY NODE ® PRIMARY IMAGE CORRIDOR SECONDARY IMAGE CORRIDOR 0 0 z 2 W t FAI-M RoracE Z3z�9 NP 41) CITY OF LA QUINTA OPEN SPACE/COMMUNITY FACILITIES PLAN ATTACHMENT *(, /99'3 ji 2298A 2 C4 J M8 At. � . .� s 1 I I MILES WE 0 C �. Atli 6 zE O ! N P�fi � I I i I STATE HIGHWAY 11 SCALE I - 100� ATTACHMENT Z77- 3622 i FREE -A,L-- \VARiN G- //7 H 18 \ /7 4 63' (P09-) 4; 0 Gi A zo - - >/Z.O 46' 6/ 62 ?S3 65 rob '►I Q o �9 N � � � h N n 7/' /04' - G¢' 64 G4 64_ - ND 1U�3m o s s o �m 57 S6 /55 109' PA 4 G!c' Cn G' 7� 4o ,l 'CP �} \ -rl, 2S/ 26 I Z7 28 29 30 0 ` ` N . 64' 64' 64_' %c' � /2a �D 32 �9 � S 33 Y I �QE' F'LE c riv.vs 7�focrnvo. Z3269 ri :f*1-57- 6'e40C.0 I I .S�oPC- I II SEX/s r cROUNO� 2 / MAa'. F/G [ S[ Of'E SECT/ON 4-A iV T ,$' 4w �* \ EX/ST. G.?ou�vp ATTACNM6^IT' -A 7b COWER L]EVELOPER ENt^F/NEER EV[!EO TENTATIVE MAP UT/L/7/ES TRACT N0. 23269 !/.•V.q u Y.aI [lW r» llyl lrq.rµu tlpr• [MJ (N rlrr N.n! xwarU Dtll• /l II/ NF»/i y;Hl, mL .[. _,(.V (, JV rlR mIL14tI W((F u1/(,pr! ` IEING 1 ppi TEN OF THE NORTHERN 1/2QF l[(C /JKI[ YNR/,L MLW LOry \j THE NOIiinE13T IA OF SECTION 19 T p!, ct, ,iou>wcww uuvoJqu 5y Co R TE IN THE CITY OF L♦ OUNTA, CAUMTV OF rF[ltie'L• MI(JL RRlNO,( Yo. RNERSIVE, STATE OF CALIFOANIA41 q�I\— . ' fft •Jl. Imp JJJ' y. Im Y- 1/ el. IOD ®' _ - ��, ,!F' [ x... . .• ; ®.I Y 'rem w • •,. 41!1 o v�+H } e: a i c r451or .... ®� - - s) K lL se of ..f /w /y roil .. •� \ v ® �?]' :—-- i�F ,mot ,... ( Of ORPJ \ {\\\J\ � a• R IJ M• �F q • Ls. w Q LJ. o. Si. Y. fl. SI. JS. JL. J>. SI ! �i• Y )p tl . J � � � QED AfI 5z'o �-/lqj ffi-al 17, /, le // t N K /J• /i IF /1 /f AS ' c c iz.5-5 1 A, •ys � d ? s J / � s s � s. s, � ill : / ae© 1�0 00© 00 ©O Y O®. PNAJ 232( Cho® 4• ' u®• lJ J• • /• �e M JL' > > / \ = `� /MYL /. , • f :. s s' . / • le ATTACHMENT % i o. u� e 'L N 'CF N /) /? loA u ®' i /_ !l M %r /c • iJ • / 'AV, —t - --� �- -�—mac—NUE, ® ATTACHMENT #9 of the University of California in 1983 entitled "Traffic Safety Evaluation, Enforcement and Engineering Analysis" provides information to guide action in this area. Implementation Policy: 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. POLICY 7.5.19 - TRAFFIC CONTROL DEVICES SHALL BE INCLUDED WITHIN THE CITY'S INFRA- STRUCTURE FEE PROGRAM. Public Transportation - The Sunline Transit Agency, SunBus, currently provides services in the La Quints area. Line 4 loops from Palm Desert through the developed areas of La Quinta on a one -hour schedule. Future increased use of bus transportation could provide benefits such as reduced congestion, better air quality, etc. Implementation Policies: POLICY 7.5.20 - PROVISIONS FOR BUS TURNOUTS SHALL BE PROVIDED WHERE POSSIBLE AND BE REQUIRED OF ALL NEW DEVELOPMENTS WHERE APPROPRIATE. COVERED BUS SHELTERS SHALL BE PROVIDED AT EVERY BUS STOP IN THE CITY, TO BE A CONDITION OF NEW DEVELOP- MENT, OR TO BE PROVIDED BY THE CITY, IN COOPERATION WITH SUNLINE, WHERE NO DEVELOPMENT EXISTS OR IS PLANNED. POLICY 7.5.21 - EXPANSION OF BUS SERVICE TO LA QUINTA SHOULD BE EXPLORED WITH THE TRANSIT AGENCY. POLICY 7.5.22 THE POTENTIAL FOR A LOCAL "SHOPPER SHUTTLE" BUS SHOULD BE ANALYZED AND GRANT SUPPORT INVESTIGATED. VII-19 11 PLANNING COMMISSION RESOLUTION NO. 88-013 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF NEGATIVE DECLARATION NO. 88-092, AND APPROVAL OF TENTATIVE TRACT NO. 23269, REVISED #1 TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION OF 268 SINGLE-FAMILY LOTS ON A 72+ ACRE PORTION OF A TOTAL OF 120+ ACRES. CASE NO. TT 23269, REVISED #1 - TRIAD PACIFIC DEVELOPMENT CO. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14th day of June, 1988, hold a duly -noticed Public Hearing to consider the request of Triad Pacific Development Company to subdivide 72+ acres into 268 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, Revised #1, 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 in terms of density, improvements, and compliance with adopted codes and policies. MR/RESO88.013 -1- 0 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 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, and were more specifically addressed by EA 88-086, prepared in conjunction with the original TT 23269 proposal and referenced by EA 88-092. 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 Assessments Nos. 88-086 and 88-092 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend the the City Council approval of the above -described Tentative Tract Map No. 23269, Revised #1, for the reasons set forth in this Resolution and subject to the attached conditions. MR/RESO88.013 -2- rl PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 14th day of June, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.013 -3- PLANNING COMMISSION RESOLUTION NO. 88-013 CONDITIONS OF APPROVAL- TENTATIVE TRACT MAP NO.23269, REVISED #1 PROPOSED - JUNE 14, 1988 GENERAL 1. Tentative Tract Map No. 23269, Revised #1, 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 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 per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at MR/CONAPRVL.030 -1- the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 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. 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. Drainage facilities in conjunction with the required park site may be subject to informal review by the Planning Commission, if determined necessary by the Planning and Development Department and the Public Works Department. TRAFFIC AND CIRCULATION B. 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, Revised #1, and as necessary for reasonable transitions and surface drainage requirements. MR/CONAPRVL.030 -2- (3) The interior public street system shall be designed per the approved Exhibit "A" for TT 23269, Revised #1, and subject to requirements of the City Engineer. Cul-de-sacs shall be designed for a minimum 45-foot right-of-way turnaround radius. Final design of any temporary entry off Fred Waring shall be 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, 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, except at approved access openings. 10. 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. 11. The proposed access from Fred Waring Drive shall be deleted. A temporary road access may be provided off Fred Waring Drive via the proposed tract entrance road, for the purpose of model home sales. 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 an extension from the Planning Commission for continued use of the temporary access. Primary access to the project will be off Adams Street. TRACT DESIGN 12. An emergency access shall be provided at the northerly terminus of the side -on cul-de-sac in the west phase of the tract (refer to Area A, Exhibit 2). Design MR/CONAPRVL.030 -3- provisions of the access (gating, location, etc.) shall be subject to review by the Planning and Development Department. 13. 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. Landscape buffer setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 25, unless an alternate method is approved by the Planning and Development Department. C. Side -on cul-de-sac lots, as shown on the tract's west phase (Area A, Exhibit 1) and east phase (Area B, Exhibit 1), shall be revised to show the perimeter common landscape lot line in a configuration similar to that shown by Exhibit 2 of these conditions, except for the temporary emergency access to Fred Waring Drive per Condition #12. This requirement applies to any side -on cul-de-sacs along the Fred Waring Drive or Adams Street landscape setback areas. 14. 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. 15. All lot sizes shown on the final map shall conform to the development standards of the R-1 zone district. PUBLIC SERVICES AND UTILITIES 16. The Applicant shall comply with the requirements of the City Fire Marshal: a. Schedule A fire protection shall be provided by approved super fire hydrants (6"X4"X2-1/2"X2-1/2"); 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 1,000 GPM for two hours duration at 20 PSI. MR/CONAPRVL.030 -4- 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. C. Prior to the issuance of any building permit for each phase, road improvements shall be completed to the satisfaction of the City Fire Marshal so as to insure adequate emergency access and turnaround area. 17. 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 the Coachella Valley Water District shall be provided. 18. The Applicant shall coordinate with Sunline Transit and the City to provide a future bus turnout and shelter location on Fred Waring Drive. 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 19. 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. 20. 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 common areas. Desert or native plant species and drought- MR/CONAPRVL.030 -5- rl E 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. 21. 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 22. 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. 23. 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 2.49 acres, as determined in accordance with said Section. 24. 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. 25. 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 MR/CONAPRVL.030 -6- 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 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 (portions not accepted as part of park dedication). (2) Twenty -foot perimeter parkway lot along Fred Waring Drive. (3) Ten -foot perimeter parkway lot along Adams street. 26. If the project is to be recorded as a development tract, the Subdivider/Developer shall submit detailed product floor plans, elevations, color schemes, method(s) of architectural variation and continuity, etc., for review by the Planning and Development Department, Planning Commission, and City Council prior to final map recordation. In this case, the review may be as a business item. The architectural standards shall be included as part of the CC & Rs. If the tract is recorded as a lot -sales subdivision, 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. 27. 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. MR/CONAPRVL.030 -7- LL 0 28. The Developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. 29. 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. 30. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction and model home facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. MR/CONAPRVL.030 -8- Ps m - O'1i 'gyp Vd••1 � 1 �V ca �® Q X Co uj t4 FG F 9 O �1 \ - s .op •E9\ /.Fp771 N � n .O 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 24, 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 Commissioner Bund. irr��wR.r�w� A. 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. HEARINGS Chairman Walling introduced the Public Hearing Item as follows: A. Change of Zone No. 87-030 and Tentative Tract Map No. 22982; requests by La Quinta Associates, Elizabeth G. Williams, for a zone change from R-1-12000/PD to R-1 for a +38-acre site, and to subdivide +38 acres into 144 single-family sales lots; located at the southeast corner of Fred Waring 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. Chairman Walling opened the Public Hearing. The Applicant, Elizabeth Williams, addressed the Commission to explain the request. Mr. Ed Donatelli expressed concerns over the development not being completed. Mr. Dale Pence, representing the Bermuda Dunes MR/MIN05-24.DFT -1- ® 0 IV. V. 14 Community Association, the Bermuda Dunes Architectural Control Committee, and the Bermuda Dunes Country Club, expressed concerns over density. 3. There being no further public comment, Chairman Walling closed the Hearing and opened the matter for Commission discussion. It was the consensus of the Commission that the elevations be reworked and come back to the Commission (per Condition No. 16), and that there be more roof line variety. 4. A motion was made by Commissioner Zelles and seconded by Commissioner Moran to adopt Planning Commission Resolutions 88-009 and 88-010, recommending to City Council concurrence with the environmental analysis and approval of Change of Zone No. 88-030 from R-1-12000/PD to R-1, and Tentative Tract Map No. 22982, subject to conditions, which includes Condition No. 16 and the addition of Condition No. 33 (to bring the revised tentative map back to Commission). Following a roll call vote, the motion was unanimously adopted. �Ij:]i� • ulu � A No one wished to address the Commission. CONSENT CALENDAR A motion was made by Commissioner Steding and seconded by Commissioner Moran to approve the minutes of May 10, 1988. Unanimously approved. BUSINESS Chairman Walling introduced the Business Items as follows: A. Tentative Tract 21555; a request by Dennis Freeman/Freeman Realty & Development for review of proposed alternate single-family dwelling architectural elevations, for a location at the northeast corner of Washington Street and Sagebrush Avenue. 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. MR/MIN05-24.DFT -2- ilLi 2. The Commission discussed the request as presented. 3. A minute motion was made by Chairman Walling and seconded by Commissioner Bund directing approval of the final details of the elevations to Staff; and stipulating that the alternate designs be used throughout the tract. Unanimously adopted. B. Status Report on Highway 111 Specific Plan and Submission of the Draft Outline for Comment. 1. Principal Planner Ted Bower presented the information contained in the Status Report. 2. The Commission asked various questions of Staff for clarification, and briefly discussed the draft outline. 3. A minute motion was made by Commissioner Bund and seconded by Commissioner Zelles to continue the discussion of the draft outline to the next regular meeting. Unanimously adopted. VII. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Moran to adjourn to a regular meeting on June 14, 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 8:13 p.m., May 24, 1988. MR/MIN05-24.DFT -3-