1985 04 09 PCA G E N D A
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to
La Quinta City Hall,
La Quinta, California
April 9, 1985
1. CALL TO ORDER
A. Flag Salute
U#;:�1/11�i7:\i111
be held at the
78-105 Calle Estado,
7:00 p.m.
3. HEARINGS
A. Specific Plain No. 83-001, Amendment No. 1, a proposal to amend the previously
approved Specific Plan for Duna La Quinta reducing the acreage from 246 to
179 acres and reducing the approved number of units from 1,277 to 979 for the
area generally bounded by Avenue 50 on the north, Calle Tampico and Avenue 52
on the south, Avenida Bermudas alignment on the west and Adams Street align-
ment on the south; Landmark ark Land Ccnpany, Applicant.
1. Report from Staff.
2. Motion for Adoption.
B. Specific Plan Nos. 85-005 A & B, proposals to amend an existing specific plan
of alignment for Avenue 52 between Jefferson Street and Desert Club Drive;
William Young and Landmark Land Cc mpany, Applicants.
1. Report from Staff.
2. Motion for Adoption.
C. Change of Zone Case No. 85-015, a proposal to change the zoning from R-1*,
R*++-1-10,000, R*-2-20,000, and N-A* to R*++-1-10,000, R*-2-20,000, and N-A*
on a 746-acre site easterly of Avenida Bermudas and southerly of Avenida
Nuestra; Sand Pebble Country Club, Applicant.
1. Report fran Staff.
2. Motion for Adoption.
D. Tentative Tract Map No. 20328, Revised No. 1, a proposal to approve a planned
residential development with 843 condominium units, 47 single-family lots, a
tennis and country club and an 18-hole golf course on a 417-acre portion of
a 731-acre site easterly of Avenida Bermudas and southerly of Avenida Nuestra;
Sand Pebble Country Club, Applicant.
1. Report fran Staff.
2. Notion for Adoption.
4. CONSENT CALENDAR
None
a
AGENDA - PLANNING COM M ISSIC N
April 9, 1985
Page 2.
5. BUSINESS
A. Street Vacation Nos. 85-007 A & B, a request to determine general plan
consistency of a proposed vacation of Avenue 52, generally between Jefferson
Street and Desert Club Drive; William Young and Landmark Land Ccopany, Applicants.
I. Report from Staff.
2. Motion for Adoption.
B.,' Plot Plan No. 89-137, a request to construct a single-family dwelling on the
west side of Avenida Bermudas, 300' north of Calle Nogales; Desert Design
Development., Applicant.
1. Report fran Staff.
2. Motion for Adoption.
C.,IPlot Plan rb. 85-139, a request for approval of two classroan buildings in
conjunction with Public Use Permit No. 84-001 at the northwest corner of
Miles Avenue and Adams Street alignment; Family Heritage Church of the Valley,
Applicant.
1. Report fran Staff.
2. Motion for Adoption.
}
D./ Plot Plan No. 85-140, a request to construct a single-family dwelling on the
west side of Avenida Diaz, 180' south of Calle Potrero; Rick Johnson
Construction, Applicant.
1. Report from Staff.
2. Motion for Adoption.
E., Plot Plan No. 85-141, a request to construct a single-family dwelling on the
east side of Avenida Obregon, 200' south of Calle Chihuahua; Rick Johnson
Construction, Applicant.
1. Report from Staff.
2. Motion for Adoption.
F. Plot Plan No. 85-142, a request to construct a single-family dwelling on the
west side of Avenida Martinez, 150' south of Calle Madrid; Rick Johnson
Construction, Applicant.
1. Report Fran Staff.
2. Motion for Adoption.
• 1: �Iuli�Yi
(be ®0
RESOLUTION NO. P.C. 85-005
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING, WITH CONDITIONS,
SPECIFIC PLANS NOS. 85-005A AND 85-005B FOR CERTAIN
ROAD REALIGNMENT IN THE CITY.
WHEREAS, the Planning Commission has held at least one public
hearing on Specific Plans Nos. 85-OO5A and 85-005B, as required by
Section 65453 of the California Planning and Zoning Law; and,
WHEREAS, the Specific Plans, as amended, are consistent with
the La QuintEL General Plan; and,
WHEREAS, development of the project, as amended, and in
accordance with the conditions of approval, will be compatible with
the surrounding area; and,
WHEREAS, the project will not have a significant impact on the
environment if adequate mitigation measures are adopted as conditions
of approval; and,.
WHEREAS, after careful review and analysis of area -wide traffic
and circulation needs, the City finds and determines that the ultimate
improvements of Avenue 52 will provide for safe and smooth traffic
flow.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of
the City of La Quinta does hereby adopt Specific Plans Nos. 85-005A
and 85-005B, as amended, a copy of which is attached hereto and
incorporated herein by this reference, for certain realignment in
the City, subject; to conditions 1 - 17 as listed in attached "Exhibit
#l, Conditions of Approval - Specific Plans Nos. 85-005A and 85-005B",
which Exhibit: is incorporated herein as though set forth at length.
APPROVED and ADOPTED this 9th day of April , 1985, by the
following vote:
AYES: Commissioners
Walling
NOES: Commissioner
ABSENT: None
Klimkiewicz, Moran and Vice Chairman
Goetcheus
ABSTAINED: Chairman Thornbu
ATTEST:
SS�
-SECRETARY, PLANNING COMMISSION
APPROVED S 20 FORM: APPPVED AS TO CONTENT:
CITY ATTORNkY COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. P.C. 85-006
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING, WITH CONDITIONS,
SPECIFIC PLAN NO. 83-001, AMENDMENT NO. 1, FOR CERTAIN
PROPERTY :IN THE CITY.
WHEREAS,, the Planning Commission has held at least one public
hearing on Specific Plan No. 83-001, Amendment No. 1, as required
by Section 65453 of the California Planning and Zoning Law; and,
WHEREAS,, the Specific Plan, as amended, is consistent with
the La Quinta General Plan; and,
WHEREAS,, development of the project, as amended, and in
accordance with the conditions of approval, will be compatible
with the surrounding area; and,
WHEREAS,, the project will be provided with adequate utilities
and public services to ensure public health and safety; and,
WHEREAS„ amendment of the Specific Plan is necessary to avert
potential conflicts with the proposed realignment of Avenue 52.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of
the City of La Quinta does hereby adopt Specific Plan No. 83-001,
Amendment No.. 1, as amended, a cony of which is attached hereto and
incorporated herein by this reference, for certain property in the
City, subject to Conditions 1-6 as listed in attached "Exhibit #1,
Conditions of Approval - Specific Plan No. 83-001, Amendment No. 1",
which Exhibit is incorporated herein as though set forth at len,*fth.
APPROVED and ADOPTED this 9th day of April , 1985, by the
following vote:
AYES: Commissioners Goetcheus, Klimkiewicz, Moran and
Vice Chairman Wallina
NOES: None
APPROVED AS TO FORM:
CITY ATTOXiEY
APPROVED AS TO CONTENT:
COMMUNITY DEVELOPMENT DIRECTOR
,i7 Clt
RE:
MOTION BY:
SECOND BY:
IO•I
ITEM NO. / �f, �•
DATE g�
PLANNING COMMISSION MEETING
GDETCHEUS %UJ ING KLIMKIEWICZ
GOETCHEUS )KLIMKIEWICZ
MORAN THORNBURGH
MORAN THORNBURGH
ROLL CALL
COMMISSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS
-
IO DlKIL lICZ
-
MORAN
-
VlALLING
THORNBURGH
-
UNANIMOUSLY ADOPTED: YES
NO
ITEM NO.
DATE 4 ��
PLANNING COMMISSION MEETING
MOTION BY:OETCHEUS FF1T,T,ING KLIMKIEWICZ MORAN
SECOND BY: GDETCHEUS K LLIN,--� KLIMKIEWICZ WRAN
DISCUSSION
ROLL CALL VOTE:
COPAIIS S IONERS :
GOETCHEUS
MORAN
W=NG
THORNBURGH
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
THORNBURGH
THORNBURGH
6-v��
PRESENT
MEMORANDUM 1,
CITY OF LA QUINTA / / `
To: The Honorable Chairman and Members of the Planning Commission
From: G= unity Development Department
Date: April 9, 1985
Subject: SPFI;IFIC PLAN No. 83-001, AMENDMENT No. 1
Location: South of Avenue 50, North of Avenida Tampico and Avenue 52, East
of Avenida Bermidas Aligimient and West of Adams Street Alignment
Applicant: Landmark Land Co;rVany
Request: To amend the approved Duna La Quinta Specific Plan by deleting
67 acres and 298 dwellings.
1. General Plan
a. Site: Specific Plan No. 83-001, "Duna La Quinta"; Very Low Density
Residential (0-3 units per acre) on proposed deleted portions.
b. Surrounding Area: West, Specific Plan No. 121-E, "La Quinta Hotel";
North, Low Density Residential (0-3 units per acre); East, Low Density
and Very Low Density Residential; South, High Density Residential
(10-20 units per acre), Low Density and Very Low Density Residential
and General Comnercial.
c. Streets: Washington Street specific Alan road, arterial highway (110'
right-of-way), four travel lanes with 22' center median; Avenue 52 east
of Washington Street, arterial highway (110' right-of-way); Avenue 52
and Calle Tampico west of Washington Street, and Avenue 50, major high-
ways (100" right-of-way), four travel lanes and 12' center median.
2. Zoning
a. Site: R-1-10,000, R-2-8000, R-2-7000, R-2-5000, R-2-3350, R-5
b. Surrounding Area: West - R-2-8000, R-2*-4000, R-5 and W-1; North -
R-1*, R-2*-8000, R-2-12,000; East - R-1*1 R-1-12,000, A-1; South -
R-1*, R-2*-4000, R-2*-8000, C-P-S, N-A*
3. Existing Conditions
Develognent of the approved specific plan area has occurred as follows:
• Hill development of Phase 1 with 77 condominiums
• Approval of 54 condam n;ums for Phases 2 and 5 combined, with
27 units carnpleted
STAFF REPORT - PLNINING Oa%24ISSION
April 9, 1985
Page 2.
° Full development of Phase 4 with 16 condaniniums under construction
° Completion of 44 acres of golf course
That portion of the project south of la Quinta Stormwater Channel and west of
Washington Street remains vacant with native vegetation. The residential
portions east of Washington Street remain vacant and are in temporary use as
a driving range/golf school, interim sewage disposal facility and baseball
fields used by the City of La Quinta.
Water, sewer and electric and gas service are available to the site. Coachella
Valley Water District has stated that the interim sewage disposal facility has
capacity to serve the Duna La Quinta project as originally proposed. Imperial
Irrigation District is currently constructing a new substation on the north side
of Avenue 52, 1/4 mule east of Jefferson Street; when completed in July, 1985,
electric service can be provided to this project.
Regarding roads, all the adjacent roads with the exception of Adams Street and
a portion of Avenue 50 are two-lane, paved streets. Avenue 50 west of Washington
Street to the project boundary is fully developed with four travel lanes. Adams
Street is a dirt access road.
4. Environmental Assessment
An enviromen al assessment was prepared on the proposed amendment to the specific
plan and it was determined that the reduction in the acreage and number of units
would result in incremental reductions in the impacts of the overall Duna la Quinta
project on the environment. An Environmental Impact Report was prepared on the
original specific plan and it was determined that the project would have significant
impacts on traffic and circulation, air quality, water resources and public services
and utilities. Mitigation measures were incorporated into the original conditions
of approval and will apply to the amended specific plan.
5. Project Description
As previously approved, Specific Plan No. 83-001 allowed a maximum of 1,277 units
on 266 acres, as shown on Exhibit "B". The Applicant is requesting approval to
amend the specific plan as follows:
• Reduce the total acreage fran 246 to 179 acres
- Delete the 57-acre po ion east of Calle Rondo
and south of Calle Tampico (Phase 9)
- Delete a 10-acre portion east of Calle Rondo
and north of Calle Tampico (Portion of Phase 8)
• Reduce the total number of approved units from 1,277
to 979 units.
The reasons for the request are as follows:
° The change in Phase 9 is required to allow consideraton of the
proposed realignment of Avenue 52 as requested by Sand Pebble
Country Club and Landmark Land Company (Specific Plans No. 85-005A
and 85-005B).
STAFF REPORT - PLAINING COMMISSION
April 9, 1985
Page 3.
° The Applicant proposes to include the 67 acres deleted from the
Duna La Quinta plan into the recently submitted "Oak Tree West"
specific plan, which includes the area generally bounded by Adams
Street and Calle Rondo on the west, Jefferson Street on the east,
Avenue 54 on the south and one -quarter mile south of Avenue 50 on
the north.
6. Comments from Other Agencies
Because of the late submittal of the application on March 28, 1985, many agencies
have not responded. Since the request involves -a reduction of the project size,
Staff does not anticipate any significant new comments from the agencies.
a. General Telephone: This revision will have no significant impact
on their existing facilities.
b. Ccr mats were requested, but not received from the City Engineer, City
Fire Marshal, County Sheriff, imperial Irrigation, Coachella Valley Water
District, Southern California Gas Company, Desert Sands Unified School
District and La Quinta Chamber of Connerce.
7. Comments from the Public
No written comments have been received from the public. The notice of hearing
was sent to all owners of property within a 300-foot radius of the project.
B. Other Related Actions:
(1) Specific Plan No. 83-001, "Duna La Quinta", approved by the City Council
on May 15, 1984, for 1,277 units on 266 acres.
(2) Change of Zone Case No. 84-006, a change of zone to facilitate the Duna
La Quinta. Specific Plan, approved by the City Council on May 15, 1984.
(3) General Plan Amendment No. 84-003, requesting General Comiercial at
Avenue 50 and Washington Street and on Calle Tampico, denied by the
City Council on May 15, 1984.
(4) Tentative Tract maps approved within the project; Tract 18767 (Phase 1),
Tract 201.58 (Phases 2 and 5), Tract 20218 (Phase 4).
(5) Specific Plans No. 85-O05A and 85-005B, a proposal by Sand Pebble Country
Club and Landmark Land Ccnpany to realign Avenue 52 approximately 450± feet
northu,Em! between Desert Club Drive and a point 1,321' west of Jefferson
Street.
(6) Street Vacations Nos. 85-007A and 85-007B, suhmitted in conjunction with
the above mentioned specific plan; a request to abandon existing Avenue 52
between Avenida Bermudas and a point 1,321' west of Jefferson Street.
(7) Initiative Ballot measure to include Adams Street on the La Quinta General
Plan Circulation Element between Avenues 48 and 52, scheduled for the
June 4, 1985 general election.
0
STAFF REPORT - PLAPvT7ING COMMISSION
April 9, 1985
Page 4.
Landmark Land Company is requesting changes to only Phases 8 and 9 of the approved
specific plan by the deletion of 67 acres and 298 units. No other changes to the
land use plan or other provisions of the specific plan are proposed. The density
of the "Duna I,a Quanta" project both as originally approved and as proposed for
amendment are at the maximum allowed under the general plan. A copy of the current
specific plan and the conditions of approval (Exhibit "C") are attached for your
reference.
Land Use Issues
As originally approved, Phase 9 is designated for residential development at a
density of 4.4 units per acre. In light of the anticipated Very Low Density Residential
development to the east, this area eras zoned R-1-12,000 in order to limit the number
of units per building to two. Phase 8 is designated for residential development at
4.6 units per acre. This phase is zoned R-2-7000 to allow eight or less units per
building.
Fran the standpoint of lard use only, the deletion of 67 acres will not have any
significant effect on either surrounding existing development or on the remainder
of the Duna La Quvzta Specific Plan. Since the golf course portion of this project
is complete and will not extend southerly of Calle Tampico, Phase 9 essentially
"stands alone" and deletion of this area does not necessitate changes to other
portions of the specific plan. If the request for deletion of this portion is
approved, the City retains the same level of control over lam use compatibility
and design through the normal developnent review process. In addition, if deleted,
this portion reverts to the underlying general plan designation of Very Loa Density
Residential, reducing the maximum allowable density fran 4.4 to 3.0 units per acre.
If the proposed realignment of Avenue 52 is approved, the current Phase 9 will be
divided with approximately 39 acres north and 18 acres south of the road. Because
the decision on the realignment request and, if approved, the precise new roadway
alignment are unknown, it is reasonable to delete this entire phase. If the
realignment request is denied, this portion can be developed as Very Low Density
Residential. If the realignment is approved, the parcel north of Avenue 52 is of
sufficient size to be developed as a separate tract. The southerly portion can be
developed in conjunction with the Ahmanson Ranch property.
Circulation Issues
The proposed deletion of 10 acres in Phase 8 could affect the possible future extension
of Calle Tampico to Adams Street. This possible road extension has been discussed
previously in connection with the Duna la Quanta Specific Plan, the new schools
proposed at Adams Street and Avenue 52 and the Adams Street -issue. rAben the specific
plan was approved on May 15, 1984, the City Council determined that the Calle Tampico
extension was not warranted. However, during the hearings on the new proposed schools,
the City Council discussed the possibility of constructing the extension of Calle
Tampico and Avenue 50 as a means to provide all-weather access from the Cove to the
new schools.
STAFF REPORT - PLANNING COMMISSION
April 9, 1985
Page 5.
The La Quinta General Plan is currently in the process of being reviewed and
amended. Therefore, Staff feels it would be reasonable and prudent to make
provision in the Duna La Quinta Specific Plan conditions to provide for the possible
addition of Calle Tampico between Adams Street and Calle Rondo, if required by the
new La Quinta General Plan Circulation Element.
1. The proposed reduction in the Duna La Quinta Specific Plan from 1,277 dwellings
to 979 dwellings is consistent with the La Quinta General Plan, which permits
a maximum of 1,077 units on the remaining 979 acres.
2. The deletion of Phase 9 and the portion of Phase 8 will not result in any other
changes to the land use, circulation or design elements of the previously
approved specific plan.
3. Deletion of Phase 9 and a portion of Phase 8 will result in the reduction of
the maximum allowable density in these portions from 4.4 and 4.6 units per
acre, respectively, to 3.0 units per acre.
4. The deleted portion of the specific plan is of sufficient size and shape to
be developed as a single-family residential project regardless of whether
Avenue 52 is realigned or if Adams Street is developed. Land use and design
compatibility can be secured through the City's normal development review
process.
5. In light of the approval of three elementary schools at Adams Street and
Avenue 50 subsequent to the initial approval of Duna La Quinta, the possible
need for the extension of Calle Tampico from Calle Rondo to Adams Street should
be re-evaluated. This determination should be a part of the general plan process.
FINDINGS
1. The specific plan as amended is consistent with the Ia Quinta General Plan.
2. The proposed project as amended will be compatible with existing area development.
3. Amendment to this specific plan is necessary to avert potential conflicts with
the proposed realignment of Avenue 52.
4. Approval of this specific plan amendment will not have an adverse impact on
the environment and the preparation of an EIR is not necessary.
Based upon the above findings, the CcmTumty Development Department reccrmends
approval of Specific Plan No. 83-001, Amendment No. 1, in accordance with Exhibit
"A" (plan text), Exhibit "B" (land use summary map), and subject to the attached
conditions of approval.
r
STAFF DEPORT - PLANNING COMMISSION
April 9, 1965
Page 6.
PREPARED BY:
Sandra L. Ler
Principal Planner
SLB:dmv
Atchs: 1. Conditions of Approval
2. Exhibits A, B and C
APP�B
/ `„' A —
Lawrence L. Stevens, AICP
Community Development Director
CCNDITICNS OF APPROVAL - SPECIFIC PLAN NO. 83-001, AMENMENT NO. 1
April 9, 1985
1. The Applicant shall canply with Exhibit "A", the canbined Envirormental Impact
Report and Specific Plan document, and Exhibit "B", Amendment No. 1, the land
use summary map for Specific Plan No. 83-001 and the following conditions,
which conditions shall take precedence in the event of any conflict with the
provisions of the specific plan.
2. The Applicant shall comply with the Conditions of Approval for Specific Plan
No. 83-001 as adopted by Resolution No. 84-34 on May 15, 1984, unless otherwise
modified by the following conditions.
1�0
All references or conditions applying to "Phase 9" shall be deleted.
0 All reference or conditions applying to Avenue 52 shall be deleted.
Calle Tampico between Calle Rondo and Adams Street may be offered for dedication
and fully improved to the municipal standards for a 60-foot-wide local street.
The status of Calle Tampico as a public or private street shall be reviewed in
conjunction with La Quinta General Plan, at which time it shall be determined
whether or not Calle Tampico is needed to provide an east -west access for the
public to Adams Street.
Condition No. 37 as adopted by Resolution No. 84-34 is revised as follows;
3- • "The Applicant shall comply with the requirements of the City's adopted
community infrastructure fee program in effect at the time of issuance
of building permits."
Condition No. 39 as adopted by Resolution No. 84-34 shall be deleted.
fi4
SPECIFIC PLAN 83-001 "
DUNA IA QUINTA MA
1. The Applicant shall comply with Exhibit "A", the combined h3
Report and Specific Plan document, and Exhibit "B", the Spec
Land Use Summary Map, for Specific Plan No. 83-001, and the
conditions, which conditions shall take precedence in the event of any
conflict with the provisions of the specific plan.
2. Prior to the issuance of a building permit for construction of any use
contemplated by this approval, the Applicant shall first obtain any
required zoning and land division approvals in accordance with the
requirements of the Municipal Land Use and Land Division Ordinances.
Soils/Geology
3. The Applicant shall comply with the latest Uniform Building Code, as
adopted by the City of is Quinta. The appropriate seismic design
criteria will depend upon the type and use of the proposed structure
and the underlying geologic conditions.
Hydrology/Water Conservation
4. Prior to the approval of final tract maps, the approval of zoning permits,
or the issuance of building permits, the Applicant shall prepare a hydro --
logical analysis for approval by the city engineer which will indicate the
method and design to protect the proposed develognent from the 100-year
flood. This plan shall be consistent with the purposes of any similar
plans of the Redevelognent Agency and the Coachella Valley Water District
then in effect for flood protection.
5. Prior to approval of building permits, the Applicant shall prepare a water
conservation plan which will indicate:
a. Methods to minimize the consumption of on -site water usage,
including water saving fixtures, drought -tolerant and native
landscaping, and programs to minimize landscape irrigation.
b. Methods for minimizing the effects of increased on -site
runoff and increased groundwater recharge, including the
construction of on -site collection and groundwater retention
basins.
c. Methods for minimizing the amount of groundwater pumped out
for on -site irrigation, including the use of reclaimed water.
6. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate
mitigation measures can be taken.
Air Quality
7. The Applicant shall utilize dust control measures in accordance with
the Municipal Code and the Uniform Building Code and subject to the
approval of the city engineer.
Alk
SPD IFIC PLAN 83-001 - DUNA LA QUIRM
Page 2.
B. At the time of suhmdttal of tentative tract maps or plans for any zoning
approvals, the Applicant shall demonstrate that the proposed uses include
provisions for non -automotive means of transportation within the project
site as a means of reducing dependence on private autambiles. This
may include golf cart path systems, bicycle and pedestrian systems, and
other similar systems consistent with the specific plan.
9. Specific project designs shall encourage the use of public transit by
providing for on -site bus shelters as required by the Planning Director
and consistent with the requirements of local transit districts and the
specific plan.
10. The Applicant shall encourage and support the use of Su nline van/bus
service /Dial -A -Ride/ jitneys between the project site, local airports
(e.g., Palm Springs, Thermal), and other regional land uses.
Traffic and Circulation
11. 50th Avenue, Washington Street, Adams Street, Calle Rondo and Avenida
Ultimo, contiguous to the project, shall be developed in accordance with
their general plan designations and the La Quinta municipal design and
structural standards in effect at the time of tentative tract or zoning
approval in conjunction with the phased implementation of the specific
plan.
12. Adams Street between 50th and 52nd Avenues shall be improved to part -
width standards with minimum 32-foot wide pavement, provided that the
Applicant may request a Specific Plan Amendment to reconsider the status
of Adams Street at a future date prior or in conjunction with, approval
of tentative tracts for Phases 8 and 9.
13. In order to facilitate mitigation of cumulative traffic impacts of this
and other area projects, the City shall establish a traffic improvement
needs monitoring program. This program will undertake biannual traffic
cant studies to determine if warrants are net for major roadway improve-
ments. Upon determination of needs, the City may initiate projects to
meet those needs. Funding of this program may be by fee programs that
assess new development and/or users on a pr -rata or fair -share basis,
formation of assessment districts, acquisition of State or Federal road
funds, or other means that fairly allocate costs to those generating the
need. The Applicant shall agree to pay the designated pro -rats share that
the City may establish to fund off -site roadway improvements and traffic
signalization on an "as warranted" basis.
14. The Applicant shall develop all roads internal to the project in accordance
with the design standards specified in the specific plan and the structural
standards in effect at the time of tentative tract or zoning approval area
in conjunction with the phased implementation of the specific plan. All
roadways within the specific plan area shall remain private.
SPECIFIC PIA: 83-001 - DUNA LA QUMA
Page 3.
15. Calle Norte (the north -south internal street connecting 50th Avenue and
Calle Tampico west of Washington Street) between Phases 3 and 7 shall be
gated to restrict through traffic, but shall provide for emergency access.
At the request of the Applicant, this shall be reconsidered at the time
of pertinent tentative tract approvals and may be revised provided that
any redesign does not direct all traffic towards 50th Avenue.
16. Calle Norte shall be a continuous, loop -type mad connecting through
Phases 2, 4 and 5 to the remainder of the internal private road system.
17. r1he access onto the north side of Calle Tampico near Desert Club Drive
shall either be aligned with Desert Club Drive or be relocated easterly
an appropriate distance in order to minimize traffic conflicts.
Noise
18. Prior to building permit approval, building setbacks, engineering design,
orientation of buildings, and noise barriers shall be utilized to reduce
noise impacts from nearby existing and future roadways to within State
standards.
19. Prior to approval of precise development plans or tentative tract maps,
the Applicant will demonstrate that residential structures satisfy the
State's indoor criterion. Riere exposed to noise levels in excess of
State standards, Applicant shall install special design features such
as double -glazed windows, mechanical ventilation, special roof venting,
increased insulation, weatherstripping, or combinations of these measures.
20. Requirements for the installation of solar water heaters shall be deter-
mined by the City on a uniform city-wide basis for new construction at a
later date. The developer shall comply with the requirements current at
the time of construction.
21. All tentative maps and development plans shall be designed to ensure
cmpliarne with the State laws regarding solar accessibility. Th the
extent possible, all structures shall be sited, oriented and designed
so as to minimize the energy needs for cooling.
Land Use
22. The maximum allowable densities of Phases 2 and 5, as identified on
Exhibit B, shall be eight (8) units per acre for a maximum number of
52 and 20 units, respectively.
23. The maxi= allowable density of Phase 4, as identified on Exhibit B,
shall be reduced from ten (10) units per acre to five (5) units per
acre for a maximum number of 25 units.
24. The six -acre commercial area shown on Phase 6 an Exhibit B shall be
deleted.
SPECIFIC PLAN 83-001 - DUNA LA QUINPA
Page 4.
25. The allowable density for Phases 6 and 7 shall be thirteen (13) units
per acre for a maximum of 78 units and 429 units, respectively.
26. The maximum allowable density of Phase 9, as identified on Exhibit B,
shall be reduced from 5.6 to 4.4 units per acre for a maximum number
of 251 units.
27. The lard use designations stated within the lard use summary on Exhibit
B shall be changed from "residential" to "residential/condominium", with
the exception that Phase 7 shall be designated as "condcminium/apartment"
and Phase 6 shall be designated as "apartment".
28. Height limitations shall be imposed as follows:
a. Nc portion of any structure on top of the La Quinta Stormwater
Channel shall exceed one story or 29 feet, as measured from
the levee grade.
b. All structures shall be limited to two stories not to exceed
35 feet.
29. Any apartments constructed within Phases 6 and 7 shall provide a
minimum of one covered parking space for each unit with one or fewer
bedrooms and two covered parking spaces for each unit with two or more
bedrooms.
30. If the apartment portions of the project include any three -bedroom
units, adequate provision shall be made for recreational open space
within the project.
31. The following setbacks for walls, fences and structures shall be required
to provide for parkways along public streets.
a. wall setbacks from 50th and 52nd Avenues, except where walls now
exist on 50th west of Washington, shall be based upon the design
of tracts adjacent to said roadways and shall be subject to City
review and approval.
b. A minimum of two 5' x 80' recessed cutouts, one being in the Phase
5 portion and the other being in the Phase 4 portion, shall be
provided along Washington Street for the perimeter wall. The wall,
sidewalk and landscaping shall be installed by December 31, 1984,
or by the recordation of future tracts (for development) on Phase:
4 or 5, whichever occurs first. In conjunction with these improve-
ments, the Applicant shall also provide landscaping (i.e., lawn)
in the future right-of-way between the existing paving for washIngton
and the future curbline.
c. A minimum 10-foot setback from the public right-of-way of Adams
Street (if designated as a public strut).
SPD:IFIC PLAN NO. 83-001 - DUNA LA QUINTA
Page 5.
d. Prior to the issuance of any grading permits or approval of any
tentative maps or other required zoning approval, the Applicant
shall submit plans to the Planning Department for review and
approval demonstrating that there is adequate setback of street,
utility and structural improvements to provide for the setback of
project perimeter walls along public roadways in accordance with
the City's adopted parkway standards in effect at the time of
approval for said permits, unless the standards stated in (a) and
(b) are lesser than the adopted parkway standards.
Public Services and Utilities
32. Fire protection shall be provided in accordance with the requirements of
the Uniform Fire Code and the La Quints Mmici.pal Code in effect at the
time of development.
33. Domestic water and sanitary sewer service shall be provided in aocordance
with the requirments of Coachella Valley Water District in effect at the
time of development. the Applicant shall annex the project site to
Improvement District No. 55 to obtain permanent wastewater treatment
services.
34. The Applicant shall comply with the following requirements of RrPerial
Irrigation District:
a. Applicant shall provide a miLinum 330 foot by 330 foot site for an
electrical substation on, or adjacent to, the development at Calle
Tampico and Adams street as approved by Imperial Irrigation District,
the City, and the Applicant; or shall provide, or participate in,
other facilities acceptable to Imperial Irrigation District and the
City. This shall be resolved prior to recordation of Phase 3.
b. The Applicant shall provide a landscaped earthen berm around the
perimeter of the substation as shown on the attached exhibit.
c. Any relocation of existing overhead power facilities within or
adjacent to the project shall be per District regulations applicable
to the said conditions thereof.
35. All overhead utility lines located along the perimeter public roadways,
with the exception of high voltage power lines of 66 KV and above, shall
be installed underground.
36. The Applicant shall pay a per -unit school development fee as determined
by the Desert sands Unified school District in accordance with the school
mitigation agreements as approved by the Ia Quinta City Council and in
effect at the time of the issuance of building permits.
37. Iandmerk understands that the City was incorporated in 1982 and has not
yet enacted a complete policy on exactions on new development to provide
municipal improvement and facilities needed as a result of the cumulative
impact of such new development; and that City is in the process of pre-
paring and enacting such a policy, which will include uniform fees to be
0
SPECIFIC PLAN NO. 83-001 - DUNA LA 4UINPA
Page 6.
imposed upon new construction to fund the following public improvements
and facilities: fire statism, public safety facility, city hall, park
and recreation facilities, schools, drainage facilities, major thorough-
fares and bridges and traffic signalizatisn; that City expects to enact
said fees policy on or before December 311 1984; Landmark agrees to pay
said fee or fees in the amount and at the time enacted and fran time to
time amended by the City. 1b the extent Applicant constructs specific
facilities included within the fee structure, it shall receive appropriate
credit, as determined by the City Council. If said fee shall include
financing of permanent or temporary school facilities, Condition No. 34
(school development fee) shall be deleted.
Miscellaneous
38. Prior to the issuance of grading permits or the approval of tentative
tract maps or other required zoning approvals, the Applicant shall sutmit
a phasing schedule and map for the entire project, which shall include
the phasing of off -site infrastructure, to the Planning Director for review
and approval.
39. Applicant 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 22500 et seq.) to implement maintenance of -
landscaping, pavement, and on -site lighting within all ommonly main-
tained driveways, parking areas, greenbelts, private streets, and
other improved oaamn ownership areas. It is understood and agreed
that appropriate haneowners associations shall pay all above costs of
maintenance for said improved cannon areas until such time as the City
Council determines that, by default of the haneowners association, a
need for maintenance work and establishment of a tax rate exists and
until such time as tax revenues are received by the district for assess-
ment upon the real property. At the request of the Applicant, this
Shall be reconsidered and may be deleted at the time of tentative tract
approvals.
ITEM NO. �/ D•
DATE
PLANNING COMMISSION MEETING
RE:
0osE3,
MOTION
BY:
GOETCHEUS
VALLING
KLIMKIEWICZ BRAN
THORNBURGH
SECOND
BY:
GOETCHEUS
WALLING
KLIMKIEWICZ �
THORNBURGH
DISCUSSION
ROLL CALL VOTE:
CO*MSSIONERS:
GOETCHEUS
KLIMKIEWICZ
MORAN
WALLING
THOFdMURGH
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA OUINTA
3. H
To: The Honorable Chairman and Members of the Planning Commission
From: Commmity Development Department
Date: April 9, 1985
Subject: SPECIFIC PLAN NO. 85-005A and 85-005B
Location: Desert Club Drive to Jefferson Street, North of Existing Avenue 52
Applicants: Sand Pebble Country Club/Landmaxk Land Company
Request: Amend Avenue 52 Specific Plan for Realignment North of Existing
Avenue 52 Between Desert Club Drive and Jefferson Street
1. General Plan:
a. Surrounding Area: Low Density Residential (3-5 Units Per Acre), Medium
Density Residential (5-10 Units Per Acre). Within Specific Plan 83-001,
Duna La Quinta (Single -Family Residence, Maxium= 4.4 Dwellings Per Acre).
b. Street Designation: Avenue 52 is master planned as a major highway west
of Washington Street and an arterial highway east of Washington Street.
2. Zoning:
a. Surrounding Area: R-J*, R*-2-20,000, R-3*-4000.
3. Existing Conditions:
a. Street Description - Avenue 52 is a two-lane, paved road. Average daily
traffic is approximately 3,600 vehicles per day (vpd). The street is
designated as an arterial highway (110' right-of-way) east of Washington
Street, allowing for four travel lanes and a 24-foot-wide center median.
West of Washington Street, Avenue 52 is designated as a major highway
(100' right-of-way) and will ultimately have four travel lanes and a
12-foot-wide continuous left -turn lane. In addition, the adopted roadway
specific plan calls for the straightening out of Avenue 52, realigning it
north of the Desert Club to Calle Sinaloa and then westbount to Eisenhower
Drive.
b. Existing Land Use - The land proposed for the new realignment is vacant.
The land to the south is also vacant, but proposed uses are Sand Pebble
Country Club and Oak Tree West. There are scattered single-family homes
on the north side of Avenida Nuestra, adjacent to proposed Avenue 52
Access to the Desert Club and fire station is limited to existing Avenue 52.
STAFF REPORT - PLANNING COMMISSION
April 9, 1985
Page 2.
c. Existing Utilities - Existing power poles will be removed and replaced by
underground facilities on the new alignment. Other urban services and
utilities may require relocation.
4. Environmental Assessment: Environmental Assessment No. 85-031 determined that
although the project may have a significant effect on the environment, impacts
can be mitigated to a level of non -significance. A mitigated Negative Declaration
has been prepared with attached mitigation measures to be required as conditions
of approval. A Notice of Determination will be filed with the County Recorder.
The following summarizes the major impacts and appropriate mitigation measures:
Noise - Increases in existing noise levels may be significant to Avenida
Nuestra residents. An acoustical study has been required to determine
impacts and adequate mitigation measures which shall be required as
conditions of approval.
Traffic - Alteration to present patterns of circulation is evident.
Circulation at intersections and access onto and off Washington Street
may be significantly impacted.
Restricted access shall be required on Avenida Nuestra to mitigate
access safety hazards on Avenue 52 and Washington Street.
Mitigation will be provided by requiring the installation of street
and traffic control improvements as required by the conditions of
approval.
Public Services - The proposed realignment of Avenue 52 in accordance
with the adopted City Specific Plan will affect fire department response
tyre towards the east. Mitigation will be provided by the Applicant by
providing a new station site and contributing to construction of a new
station on the north side of realigned Avenue 52.
° Utilities - The proposal will result in the need to shift utility easements.
General Telephone and Imperial Irrigation District power poles shall be
removed and replaced by underground facilities along the new alignment.
Water mains may be impacted when grading occurs. Relocat;ng mains or
lowering them will be required as conditions of approval.
° Aesthetics - The project will alter the unique aesthetically pleasing
gateway provided by mature Eucalyptus trees along existing Avenue 52.
Appropriate landscaping, including a center median, and setbacks, shall
be required to mitigate impacts.
5. Project Description:
Current Approval - The previously approved Avenue 52 Specific Plan proposed
to straighten the alignment between Washington Street and Eisenhower Drive,
putting Avenue 52 north of the Desert Club and fire station.
STAFF REPORT - PLANNING SSION
April 9, 1985
Page 3.
Proposed Project - This project will result in the catmplete vacation of
Avenue 52 and create an entirely new alignment. The revised alignment
will run adjacent to Avenida Nuestra, extending easterly to Jefferson
Street and westerly, curving slightly southward, running into Calle Amigo.
The new road will have two travel lanes in each direction, a center median,
curb and gutters from Desert Club Drive to a point 660 feet west of Adams
Street. From that point, an interim, two-lane highway is proposed through
to Jefferson Street. No curb or gutter improvements are proposed from Adams
Street to Jefferson Street.
Sand Pebble Country Club is requesting this alignment in conjunction with
the develognent of San Pebble Country Club. Since the boundary of Sand
Pebble Country Club is 660 feet west of Adams Street easement, and to allow for
adequate circulation, Landmark Land Company has agreed to continue the
realignment through to Jefferson Street.
The Applicant is requesting the realignment to allow additional space for
development of flood control improvements.
6. Comments Received From Other Agencies:
a. City Engineer - Avenue 52 should be set per the State of California Design
Manual using a design speed of 55 miles per hour. A 2000-foot curve radius
should be required so impractical road super -elevations are not implemented.
b. City Fire Marshal - The Fire Department has no objections to or cacments on the
realignment of Avenue 52. (Relocation and construction of fire station
required by Tract 20328 will mitigate concerns.)
c. Southern California Gas Cunpany - The Southern California Gas Company has
no concerns regarding the realignment of Avenue 52.
d. General Telephone C0UWy - Possible conflicts may occur at Adams Street if
any grading is to be done. Relocations may be required at Desert Club
Drive, Washington Street, Adams Street and Avenue 52 west of Jefferson Street.
Final determination will be made when street improvement plans have been
received.
e. Sheriff's Department - A traffic signal should be placed at the new inter-
section of Washington Street and Avenue 52. The proposed Avenue 52 (including
width) should be extended from Avenida Bermudas to Jefferson Street.
f. Southern California Water Company - Southern California Water Company has no
existing facilities between Adams Street and Jefferson Street. If the project
is extended to Eisenhower Drive, several mains may be affected. There are
water rains at Desert Club Drive and Avenida Nuestra.
g. Coachella Valley Water District - The proposed realigrmeent will cross our
existing pipelines at several locations.
h. Cements were requested, but not received from Imperial Irrigation District,
the La Quinta Property Owners Association and the La Quinta Chamber of
Commerce .
STAFF REPORT - PLANNING SSION
April 9, 1985 IF
Page 4
7. Conments from the Public: Written co:ments have been received from the public
and are on file at the Coamunity Development Department. Major concerns were
related to Noise and Property Devaluation. Twelve persons spoke in opposition
to the project at the March 26th hearing.
8. Other Related Actions:
a. Avenue 52 Specific Plan, establishing right-of-way alignment for future
roadway between Eisenhower Drive and Washington Street; adopted by the
Riverside County Board of Supervisors on August 31, 1970.
b. This request was submitted concurrently with the following applications:
(1) Tentative Tract Map No. 20328, Revision No. 1, Sand Pebble Country
Club, a proposal to revise the approved tract map by adding 57 acres
located between existing Avenue 52 and the proposed realignment.
(2) Change of Zone Case No. 85-015, a request for zone changes necessary
to facilitate Tentative Tract Map No. 20328, Revision No. 1.
(3) Specific Plan No. 83-001, Revision NO. 1, "Duna Ia Quinta", a
proposal to delete 70 acres south of Calle Tampico frcm the specific
plan.
(4) Street Vacations No. 85-007A and 85-007B, requests to abandon existing
Avenue 52 between Avenida Bermudas and a point 1321 feet west of
Jefferson Street.
STAFF COHIEN 'S AND ANALYSIS
The proposed amentnent to Avenue 52 Specific Plan affects only that portion of
the previously approved Roadway Specific Plan east of Desert Club Drive. The
eastern portion of Avenue 52 Plan will remain the same as that approved by
Riverside County in 1971 and thereafter adopted by the City. The intent of
the applicants request is to accommodate changes in the design of the
Comminity Flood Control Project. In addition, the design should provide snooth
and safe traffic flow to and from the cove area
The Applicant's proposal to realign Avenue 52 is in response to significant changes
in the design requirements of the La Quinta Community Flood Control Project.
Many of these changes resulted from the City requesting the Applicant to accept
surface runoff drainage from the developed Cove area adjacent to the West of Sand
Pebble Country Club project. The major points leading to the redesign and
subsequent request for the realignment of Avenue 52 are as follows:
The original design of the Sand Pebble Country Club, as developed in conjunction
with Coachella Valley Water District and based on preliminary engineering studies
for the flood control project, required approximately 39 acres for flood control
improvements. This design did not provide for the acceptance of offsite
drainage from the Cove area.
STAFF REPORT - PIANNING CSSION
April 9, 1985
Page 5
More detailed engineering studies for the La Quinta Flood Control Project were
completed after the original Sand Pebble Country Club development plan was
approved. This required additional changes in the residential project to
accanodate the commity flood control improvements.
Due directly to the Applicant's agreement, at the City's request, to accept
drainage fran the Cove area, the holding capacity of the outside retention areas
was substantially increased over that orignally designed for flood water retention
purposes only.
If the previously approved Sand Pebble Country Club development plan was modified
only to provide the additional holding capacity in the retention areas as originally
shown, the retention basins would be substantially deeper and have 8 to 9 foot
high embankments above the grades of adjacent Avenida Bernudas and Avenue 52 (as
realigned in accordance with the current roadway specific plan.)
Because 100% of the carrying capacity of Bear Creek will be cannutted to flood
control, if drainage control is to be provided in the Cove area all the
surface run-off water must be directed to the retention basins on the Sand Pebble
Country Club site. Therefore, the required holding capacity of these onsite
retention areas cannot be reduced by diverting a portion of the run-off to the
west, as was originally believed.
In order to collect the Cove drainage as far north as Calle Durango, the Applicant
was required to move retention areas further north than originally proposed.
To obtain the additional required capacities for the retention areas, the Applicant
proposes larger, shallower basins rather than smaller, deeper basins, such as
the oleander Basin, with 8 to 9 foot high berm sides. Therefore, the land
committed to flood control and drainage retention rose fran the 39 acres in the
original development plan to 81 acres in the revised plan.
Aside from the design consideration for the location of flood control and drainage
improvements, the shifting of the road northward adds 57 acres to the Sand Pebble
Country Club site, (with 49 acres being developed and the 8 acre site at the
northeast corner remaining vacant) thereby partially compensating the Applicant
for the land within the project being committed to cammnuty flood and drainage
control.
n •• a. a ••.••• �!� � •
Noise
Irpacts: Gordon Brickin and Associates, consulting acoustical Engineers,
were contracted by the City to analyze the noise inr-acts of the proposed
Avenue 52 al-igru ent. This report is attached for your review. The study
concluded that increased noise would hr act residents north of the proposed
alignment. The immediate impact would be approximately a three times increase
in noise levels within this subdivision. over the years, the noise levels
would gradually increase in that the final oise levels may be approximately
7 times the current existing noise level. this report, the consultant
discusses various scenarios of the anticipated traffic noise impacts on this
residential neighborhood if Avenue 52 remains where it is currently
STAFF REPORT - PLANNING OOISSION
April 9, 1985
Page 6
existing and if this road is constructed in accordance with the adopted
Specific Plan. It should be noted that this area will experience increased
traffic noise over the coming years regardless of whether Avenue 52 is re-
aligned as proposed.
Mitigation: A combination 6 foot berm and 6 foot wall on a 35 foot parkway
between the proposed Avenue 52 and existing Avenida Nuestra should be required
to mitigate significant changes in noise. Further, a berm should be placed
on the south side of proposed Avenue 52 instead of the previously proposed
perimeter wall for San Pebble Country Club. This would prevent noise from
"bouncing" off the wall to Avenida Nuestra residents. With these
mitigation measures, the acoustical engineer determined that existing noise
conditions would almost be replicated and noise could be reduced to an acceptable
level for single-family residential areas.
TRAFFIC AND CIRCULATION CONCERNS
Impacts:: The currently adopted Avenue 52 Plan provides for the realignment
of Avenue 52 west of Washington Street. Under this current plan Avenue
52's intersection west of Avenida Bermudas is shifted northward from Calle
Durange to Calle Sinaloa. Avenue 52 will continue along the current Calle
Sinaloa alignment to Eisenhower Drive.
The realignment of Avenue 52 can be determined to be consistent with the
General Plan on the basis that it still provides for a major traffic corridor
from Eisenhower Drive to Jefferson Street.
The following are the major concerns regarding the impacts of this proposed
Specific Plan amendment on traffic circulation:
Avenue 52's realignment will necessitate the closure of Avenida Nuestra
at Washington Street to restrict access, as recommended by Berryman and
Stephanson. This cul-de-lacing of Avenida Nuestra will not adversely
effect internal circulation within this development. In addition 12
feet will be added to the Avenida Nuestra right-of-way to provide for
two travel lanes with parking.
The extension of Avenue 52 to Avenida Bermudas will necessitate
improvements to this intersection to provide for smooth and safe traffic
flaw onto Calle Sinaloa. This is due to the approximately 100'
offset between Avenue 52 roadway and the current alignment of Calle
Sinaloa. In addition, the installation of traffic control devices
would be warranted. The above mentioned improvements could be installed
as a City project in conjunction with the applicants improvements to
Avenue 52.
The direct access to the front of the Desert Club from Avenue 52 will be
eliminated by the implementation of either the current roadway Specific
Plan of the proposed amendment. The applicant has proposed to provide
access from Avenue 52 along a private street leading to Sand Pebble
Country Club secondary access. It is staffs hope that these two
adjoining property owners can cane to an amenable -arrangement for
the provision of public access to the Desert Club.
STAFF REPORT - PLANNING CASSION
April 9, 1985
Page 7
If agreeable access cannot be proveded by the private street, provisions
should be made to retain public street access.
Conflicts between automobiles, bicycles, and pedestrians shall be minimized
by requiring a bicycle path along the north side of Avenue 52 and a pedestrian
path along the south side or providing a combination pedestrian bicycle
path along either side.
The City Engineer recommends that the radius of the easterly curve of
proposed Avenue 52 be increased to 2000 feet, based upon California
Highway Design Manual standards for anticipated speed limit of 55 m.p.h.
Due to the anticipated lower speed limit for the westerly portion of proposed
Avenue 52, the proposed 1200' curve radius is adequate.
West of Washington Street, Avenue 52 is designated as a major highway with
100' right-of-way and a 12' center median. East of Washington, Avenue
52 is designated as an arterial highway with a 110' righ-of-way and
a 22' center median. Due to this difference in standards, the roadway
design must provide a transition between both the varying right-of-way
widths and the median widths. This can be insured by review and approval
of the final street plans by the City Engineer.
Traffic control devices such as stop signs, access lanes, decellerating
lanes, etc. should be required in accordance with the City standards
and the City Engineer's requirements.
A concern raised by local residents, the Planning Commission and Staff,
was the impact of both the proposed realigrmients and the construction
of noise buffering devices. These concerns included the height of the
wall, the design and materials of the wall, and the proposed landscaping
along the south side of Avenida Nuestra. Essentially, there is a trade-off
between constructing a barrier to mitigate noise while still maintaining
a low profile all to retain the view of the mountains to the south. Even
though the combination berm and wall will be a total of 12' high, it is
set back 47 feet fron the nearest property line, this should allow
for a view of the mountains to even those closest to the barrier. The
impact on the southerly view decrea"as the distance of the barrier
increases. f
2
The applicant proposed a 5'wwide 6' high berm, with 6' high block wall
on top. There will be a 15wide landscaped berm with parkway between
Avenida Nuestra and the wa 1. This will be fully landscaped. In
addition to the trees planted along Avenida Nuestra the trees planted
along Avenue 52 parkways and center median will also be visable fron the
subdivision. The use of both the berm and extensive landscaping will
serve to minimize the height and soften the appearance of this noise
barrier. All landscaping and wall plans shall be approved by the City
prior to installation.
STAFF REPORT - PLANNING CCMISSION
April 9, 1985
Page 8
FIRE PROTECPION CONCERNS
As noted in the staff report for Tentative Tract Map No. 20328, Revision No. 1,
the Fire Station must be relocated prior to the implementation of either the
current or the proposed Avenue 52 Specific Plans.
LIGHT AND GLARE
Concerns were expressed by local residents regarding additional light and
glare from traffic along Avenue 52. The proposed noise barrier should screen
direct light and glare. Along the south side of Avenue 52, the applicant
proposed to install wrought iron fencing with extensive landscaping in order
to minimize light and glare effecting Sand Pebble Country Club.
CONCLUSIONS
I. The project is consistent with the Circulation Element of the La Quinta
General Plan.
2. The primary reason for the realignment is due to significant design changes.
required for Community Flood and Drainage Control.
3. Relocation of the road will result in significant noise impacts on the
adjacant residential area to the north. These impacts can be mitigated by the
construction of the noise barrier along the north side of Avenue 52 and the use
of a berm, rather than a solid wall, along the south side.
4. Traffic Circulation Conflicts with Avenida Nuestra can be mitigated by
restricting access fron this local street onto Washington Street.
5. Inprovements to the intersection of Avenida Bermudas and Avenue 52 will ensure
safe and smooth traffic flow.
6. Access to the Desert Club of La Quinta will be provided by either a public or
a private street.
7. Construction of bicycle and pedestrian paths along Avenue 52 will minimize
intermodal conflicts.
8. When the proposed realignment is constructed in accordance with the
conditions of approval, smooth and safe flaw will be provided for.
9. Installation of landscaping along the south side of Avenida Nuestra will
minimize visual impacts with the noise barrier.
10. The proposed realignment will not adveresly effect the provision of public
services, including fire protection.
11. Although the project may have a significant effect on the environment,
Impacts can be mitigated to a level of non -significance.
STAFF REPORT - PLANNING CSSION
April 9, 1985
Page 9
FINDINGS
1. The Specific Plan is consistent with La Quinta General Plan.
2. Construction of the project, in accordance with the conditions of approval,
will not have a detrimental effect on the health and safety of the public.
3. Construction of the proposed project will be compatible with existing area
development.
4. The ro will not have a significant.impact on the envirormtent 4--
� -� '
rw ,oa -& �a j
STAFF�ON
Based upon the above finding, the Community Development Department recommends
approval of Specific Plans. 85-005 A & B, in accordance with Exhibits
A, B, C and D and subject to the attached conditions of approval.
BY
Lawrence L. Stevens, AICP
Canmmity Development Director
TJC/psn
SPECIFIC PLAN 85-00 85-005B
Realignment of Avenu 52
CONDITIONS OF APPROVAL
(l., The applicant shall amply with Exhibits A, B, C & D as contained within
the Community Development Departments files for Specific Plan Numbers
85-005A and 85-005B, which conditions shall take precedence in the event
of any conflict with the provisions of the specific plan.
0 Prior to this specific plan becoming effective, the applicant shall
demonstrate compliance with all the provisions and conditions of
approval of both the subject Specific Plans and Street Vacation No. 85-007A
and No.85-007B.
The applicant shall submit revised engineering street plans to comply
with revisions of this approval.
TRAFFIC and CIRCULATION
(l Development of Avenue 52 shall be in compliance with the City's
bl
roadway standards and the City Engineers' requirements.
5. That portion of Avenue 52 between Calle Rondo and Calle Guatamala shall
be improved in accordance with Exhibit E.
6. All additional right of way for public road and utility purposes shall
be dedicated to the City.
7. Access from Avenida Nuestra to Washington Street shall be restricted.
The applicant shall pay all the costs.
B. The applicant shall install traffic control devices as required by the
City engineer.
9. The applicant shall provide traffic channelization plans for Avenue 52
r% between the projects east boundary and Avenida Bern adas.
0. The applicant shall redesign the easterly bend of Avenue 52 to a 2000 foot
radius to allow for traffic safety.
PUBLIC SERVICES and (PP=IES
11. The applicant shall provide for a new fire station in accordance with
conditions of approval for Tentative Tract No. 20328 revision No.l.
6 Easements shall be provided for all public utilities.
NOISE
13. The applicant shall provide a 35 foot wide,,minim nn, 6 foot high berm and
6 foot high wall between Avenida Nuestra and Avenue 52 to mitigate noise
impaction.
14. The applicant shall provide a ,3R-foot-wide, 6 - 8 foot high berm on the
south side of Avenue 52 to mitigate noise impaction. � t.,�A
��- s2 ,
sus / C �
SPBCIFIC PLAN 85-005 85-005B
Page 2
15. The applicant shall sutmit detailed landscaping plans to the Camnuiity
Development Department for review and approval of all proposed
landscaping within all the right of ways of Avenue 52 and Avenida
Nuestra (within tract 20328).
16. The applicant shall provide Pi�a meandering 6-foot-wide bicycle
path on the north side of Avenue 52 and a 5-foot-wide meandering
pedestrian path on the south side of Avenue 52o
a=biPat-ion cyc Hepasi e o
.Avenue-52'
17. The applicant shall assume all costs for the obtaining of land and
construction of improvements for the implementation of this approval.
ITEM NO.
DATE %" �' JS
PLANNING COMMISSION MEETING
MOTION BY: GOETCHEU VuLul NG KLIMKIEWICZ MORAN THORNBURGH
SECOND BY: GOETCHEUS WALLING -KLI� MKIEWICZMORAN THORNBURGH
"TCr17CCTAW
ROLL CALL VOTE:
CO*]Mff S SIONERS :
GOETCHEUS
KLII KIE%lICZ
MORAN
WALLING
THORNBURGH
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM C
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Ccmmission
From: Cc mlunity Development Denartrnent
Date: April 9, 1985
Subject: CHANGE OF ZONE CASE NO. 85-015
Location: Easterly of Avenida Bermudas, Southerly of Avenida Nuestra
Apnlicant: Sand Pebble Country Club
Request: Change of Zone from R-1*, R-1*++-10,000, R-2*-20,000, N-A* to
R-1*++-10,000, R-2*-20,000 and N-A*, to comply with Proposed
revision to Tentative Tract Man No. 20328 on a 746± acre site
At the Planning Commission hearing for Change of Zone Case No. 85-015 on March 26,
1985, no additional concerns or camments on the zone change request were raised
other than those addressed in the previous staff report. Therefore, there is no
change in Staff's recommendation.
STAFF RECCiTMMATION
Based upon the findings, the Community Development Department recommends approval
of Change of Zone Case No. 85-015 in accordance with the attached Exhibit "A".
PREPARED BY:
12L. Bonner
Principal Planner
SLB:dmv
Atch: Staff Report of 3/26/85
AP pp BY:
Lawrence L. Stevens, AICP
Camm1nity Development Director
MEMORANDUM
CITY OF LA QU1NTA
To: The Honorable Chairman and Members of the Planning commission
From: Cc mm=ty Development Department
Date: March 26, 1985
Subject: CHANGE OF ZCNE CASE No. 85-015
Location: Easterly of Avenida Bermudas, Southerly of Avenida Nuestra
Applicant: Sand Pebble Country Club
Request: Change of Zone frcrn R-1*, R**-1-10,000, R*-2-20,000, N-A* to
R*++-1-10,000, R*-2-20,000 and N-A*, to ccrrply with proposed
revision to Tentative Tract Map No. 20328 on a 746± acre site.
1. General Plan
a. Site: Law Density Residential (3-5 units per acre); Watercourse;
open Space and Planned Development (3 or less units per acre).
b. Surrounding Area: Law Density Residential (3-5 units per acre) to
the west and north; Very Low Density Residential (3 or less units
per acre); open Space and Planned Development (3 or less units
per acre), and Watercourse to the south and east.
2, zoning
a. Site: R-l* (One Family Dwelling, 1200 Sq.Ft. Minimum Dwelling Size);
R*++-1-10,000 (one Family Dwelling, 1200 Sq.Ft. Minimum Dwelling Size,
17-Ft. Height Limit, 10,000 Sq.Ft. Minimum Lot Size); R-2*-20,000 (Multiple
Family Residential, 1200 Sq.Ft. Minimum Dwelling Size, 20,000 Sq.Ft. Lot
Area Per Dwelling); N-A* (Natural Assets, 1200 Sq.Ft. Minimum Dwelling Size).
b. Surrounding Area: R-1*++ (one Family Dwelling with 1200 Sq.Ft. Minimum
Dwelling Size and 17-Ft. Maximm= Building Height) to the west; N-A* (Natural
Assets with 1200 Sq.Ft. Minimum Dwelling Size) to the south; A-1-10 (Light
Agriculture with a Minimum 10-Acre Lot Size), N-A* (Natural Assets with a
1200 Sq.Ft. Minimum Dwelling Size) and W-2-20 (Controlled Development Area
with a 20-Acre Minimum Parcel Size) to the east; and R-3*-4000 (General
Residential with a 1200 Sq.Ft. Minn m Dwelling Size and a 4000 Sq.Ft.
Minimum Lot Size), R-1* (one Family Telling with a 1200 Sq.Ft. Minirmun
Dwelling Size) and R-1-12,000 (one Family Dwelling with a 12,000 Sq.Ft.
Minimum Lot Size) to the north.
STAFF REPORT - PLANNING CCM IISSION
March 26, 1985
Page 2.
3. Existing Conditions: SEE STAFF REPORT ON TENTATIVE TRACT NO. 20328, REVISION
NO. 1.
4. Environmental ,Assessment: SEE STAFF REPORT ON TENTATIVE TRACT NO. 20328,
REVISION NO. 1.
5. Description of Request: The Applicant is requesting a Change of Zone in
accordance with the proposed revisions to Tentative Tract Map No. 20328. The
major change in zoning is from R-l* (One Family Dwellings, 1200 Sq.Ft. Minimum
Dwelling Size) to R-2*-20,000 (Multiple Family Residential, 20,000 Sq.Ft. Net
Lot Area Per Dwelling, 1200 Sq.Ft. Minunun Dwelling Size) on the 57 acres added
to the north end of the project due to the realignment of Avenue 52. The
Applicant is also requesting an increase in the area of R-1++* (one Family
Dwellings, 17-Ft. Height Limit, 1200 Sq.Ft. Minimimm Dwelling Size) zoning to
provide for an area with four additiceal single-family house lots. Minor adjust-
ments to the zoning boundaries between the R-1++*, R-2*-20,000 and N-A* (Natural
Assets, 1200 Sq.Ft. Minimum Dwelling Size) are also proposed, primarily due to
the fact that the Applicant has obtained more specific topographic information
on the site since the previous tentative tract map was approved.
6. Comments from Other Agencies: REFER TO THE STAFF REPORT ON TENTATIVE TRACT
MAP NO. 20328, REVISION NO. 1.
7. Other Related Actions:
a. This request was submitted concurrently with the following applications:
(1) Specific Plan No. 85-005A and 85-005B, a request to amend the City's
adopted Avenue 52 Specific Plan by realigning this road approximately
500 feet northward between Desert Club Drive and Jefferson Street.
(2) Tentative Tract Map No. 20328, Revision No. 1, a proposal to revise
an approved tentative tract map by adding 57 acres and 166 condaniniu m
unity and by deleting five single-family residential lots.
(3) Street Vacation No. 85-007A and 85-007B, requests to vacate existing
Avenue 52 right-of-way between Avenida Bermidas and a point 1321 feet
west of Jefferson Street.
b. Previous approvals on this site are as follows:
(1) Change of Zone Case No. 84-012, a zone change fron R-3*-4000 (General
Residential, 4000 Sq.Ft. Net Lot Area, 1200 Sq.Ft. Minimwn Dwelling
Size), R-l* and N-A* to R-I++*, R-2*-20,000 and N-A* approved by the
City Council on September 4, 1984.
(2) T4entative Tract Map No. 20328, a project with 672 condominium units,
51 single-family house lots, an 18-hole golf course, and a tennis
club on 360 developable acres of a total 674-acre site.
c. In addition to the above described applications, the Applicant has granted
easements on the site for the La Quinta Stormwater Channel, which extends
through the project, and also for the acceptance of drainage from the
adjacent Cove area. As a result of more specific hydrologic information
obtained for the Ia Quinta Redevelopment Project after the previous tentative
tract map approval, the flood control improvements within the development
have been. redesigned.
E
STAFF REPORT - PLANNING CCMMISSION
March 26, 1985
Page 3.
STAFF CCHMENTS AND ANALYSIS
The requested change in zoning is intended to facilitate the proposed revisions to
Tentative Tract Map No. 20328. with the proposed realignment of Avenue 52 northwards,
the project site will be increased by 57 acres. The Applicant is requesting that the
zoning on this additional acreage north of existing Avenue 52 be changed from R-l* to
R-2*-20,000. This is consistent with the zoning on the remainder of the condominium
portions of the project. The R-2 type zoning will permit a maximum of eight units
per building, which should be compatible with surrounding development provided that
design standards are imposed on the tentative tract map approval. A total of 395 acres
are proposed for R-2*-20,000 zoning, which would allow a maximum of 860 condominiums,
17 more units than are proposed by the Applicant.
The Applicant is also requesting a slight increase in the R-1++*-10,000 area to
accommodate four new custom home lots located to the northeast of the main cluster
of single-family lots. A total of 22 acres of R-1++*-10,000 zoning is proposed for
46 residential lots and one common recreational lot.
Minor adjustments are proposed to the zoning boundaries between the R-1++*-10,0001
R-2*-20,000 and N-A* areas. These changes are due to the fact that the Applicant
has obtained more detailed topographic information on the site since the previous
change of zone was approved. in general, the N-A* zoning on the mountainous portion
of the site has been increased slightly.
In general, the density allowed under the proposed zoning is substantially less than
that designated by the current general plan land use designations. In addition, the
proposed 2.2 density allowed by the R-2*-20,000 zoning is substantially less than the
R-1 zoning adjacent to the west and north. The 17-foot height limit will prevent
two --story units on. the single-family lots. Although the proposed R-2*-20,000 zoning
will allow structures up to 35 feet in height, compatibility with adjacent development
will be ensured through design review of the tentative tract map.
e
1. The proposed zoning is consistent with the general plan designations of Low
Density Residential and Open Space and Planned Development.
2. The terrain varies considerably over the site, but mountainous areas remain
protected with the N A zoning and flood areas will be protected with project
design.
3. All necessary services exist at or are available to the site.
4. Tile zoning is consistent with the existing zoning and proposed developments
in the vicinity.
FINDINGS
1. The zoning is consistent with the La Quinta General Plan.
SPAFF REPORT - PLANNING COMMISSION
March 26, 1965
Page 4.
2. The proposed zoning would reduce the densities allowable under the existing
zming.
3. The proposed zoning will be compatible with the surrounding area.
4. Approval of this request will not result in a significant impact on the
environment.
RMIMMV • i� u •
Based upon the above findings, the comunity Development Department recannends
approval of Change of Zone Case No. 85-015 in accordance with the attached Exhibit
"A". (NOTE: It may be desirable to continue action on the above change to the
same time as the Tentative Tract Map.)
MIDIMAND
Sandra L. Bonner
Principal Planner
Atch: Exhibit "A"
APP�� BY:,,�
Lawrence L. Stevens, AICP
can=ity Development Director
m
ITEM NO.
DATE
-/I-9-1.�-
PLANNING COMMISSION MEETING
RE: oc /� e[e- zD3Z
MOTION BY:OETCHEUS WALT,ING KLIMKIEWICZ MORAN
SECOND BY: GOETCHEUS WALLING LIMKIEWICZ MORAN
DISCUSSION:
ROLL CALL VOTE:
CO*!MISSIONERS: AYE
GOETCHEUS
KLIMKI9lICZ —
MORAN _
WALLING
THORNBURGH
UNANIMOUSLY ADOPTED: YES
NO ABSTAIN ABSENT
NO
THORNBURGH
THORNBURGH
PRESENT
MEMORANDUM Inn
CITY OF LA QUINTA 2 . '/
To: The Honorable Chairman and MsTbers of the Planning Comnission
From: O mtuii.ty Development Department
Date: April 9, 1985
Subject: TENTATIVE TRACT MAP NO. 20328, REVISED No. 1
Location: Generally South of Avenida Nuestra and Fast of Avenida Bernudas
Applicant: Saul Pebble Country Club
Request: A Planned Residential Development with 843 Condominium Units and
47 Single -Family Residential Lots Oriented Around an 18-Hole
Golf Course and Tennis Club on a 417-Acre Portion of a 731-Acre
Site.
1. General Plan
a. Site: Low Density Residential (3-5 Units Per Acre). Medium Density
Residential (5-10 Units Per Acre), Open Space and Planned Development
Q or Less Units Per Acre), Open Space and Planned Residential Development
(3 or Less Units Per Acre), Watercourse/Waterway.-
b. Surrounding Area: Very Low Density Residential, Low Density Residential,
Medium Density Residential, Open Space and Planned Developments
2. Zoning
4.
a:. Site: R-l* (One Family Dwelling, 1200 Sq.Ft. Minimzn Dwelling Size)
R-1++*-101000 (One Family Dwelling, 17-Ft. Height Limit, 1200 Sq.Ft. Minimum
Dwelling Size, 10,000 Sq.Ft. Minimum Lot Size), R-2*-20,000 (Multiple -Family
Residential, 1200 Sq.Ft. Mini= Dwelling Size, 20,000 Sq.Ft. Net Lot Area
Per Dwelling Unit), N-A* (Natural Assets, 1200 Sq.Ft. Minimmm Dwelling Size).
b. Surrounding Area: West - R-1++*; North - R-1++*, R-1*, R-1-10,000, R-3*-4000
(General Residential, 1200 Sq.Ft. Minin miDwelljng Size, 4000 Sq.Ft. Net Lot
Area Per Dwelling); Fast - N-A*, W-2-20 (Controlled Development, 20-Acre
Minimum Parcel Size), A-1-10 (Light Agriculture, 10-Acre Minima Parcel Size).
3. EKisting Conditions
The project will be located on 417 acres of a 731-acre site. As shown on the
attached copy of the topographic map, approximately 315 acres of the site are
the toes or slopes of mountains, while the remaining 417 acres are located on
STAFF REPORT - PLANNING CCMISSICN
April 9, 1985
Page 2.
the sandy alluvial fan. The eastern portion of the project site is currently
developed with citrus orchard and Burns Ranch buildings. The western portion
is sandy sloping ground with the predominant vegetation being creosote -bush.
A sandy wash area is located in the southeasterly portion of the development
along the base of the mountain.
Avenue 52 is an existing, two-lane, paved road. This street is designated as an
arterial highway (110' right-of-way) east of Washington, allowing for four travel
lanes and a 24-foot wide center median. West of Washington Street, Avenue 52 is
designated a major highway (100' right-of-way) and will ultimately have four travel
lanes and a 12-footiwide continuous left -turn lane. In addition, the adopted roadway
specific plan calls for the straightening out of Avenue 52, realigning it north of
the Desert club to Calle Sinaloa and then westward to Eisenhower Drive.
Avenida Bermudas is currently a two-lane, paved street and is designated as a
secondary highway (88' right-of-way). ate ultimate development of the street will
provide for fair travel lanes.
Water and sewer service can be provided to the site by extending the lines approxi-
mately 3/4 mile from existing Coachella Valley Water District facilities. CVWD has
stated that the temporary sewage treatment facility has adequate capacity to serve
the project. Electric service will be provided by Imperial Irrigation District;
the Marshall Street substation is currently operating at or above designed capacity.
other urban services and utilities are available to the site.
4. Environmental Assessment
An initial envirrnmental study has been prepared on the project and it has been
determined by staff that although the proposed project could have a significant effect
on Ole environment, these will not be a significant effect in this case because appro-
priate mitigation measures have been made ccnditions of the development approval.
Therefore, a Negative Declaration has been prepared.
The following summarizes the major impacts and appropriate mitigation measures:
° Flora - major impact will be to the sandy wash area located within
the vicinity of the No. 4 and 5 golf holes. 7he EIR prepared for
the La Quinta Redevelopment Project stated that this plant community
should be preserved. Applicant shall provide detail design of this
sandy wash area and specifics on how the wash and vegetation will be
incorporated into the design. However, flood control improvements
required by Coachella Valley Water District will require modification
of the wash area in order to channel this drainage to retention areas.
° Fauna - The project may have an impact on prairie falcon by affecting
its foraging area. Additional study concluded that the project will
not affect the falcon's nesting areas. `Ihe location of the golf holes
against the mountain should provide a buffer between the dwellings and
STAFF REPORT - PLANNING CMUSSICN
April 9, 1985
Page 3.
the birds' nesting area. No fencing is proposed on perimeter of
development adjacent to mountains; this will allow wildlife to get
to water and vegetation within the project.
° Traffic - The project will generate a substantial amount of traffic
which will impact local streets. Mitigation will be provided by
requiring the installation of street and traffic control inprove ents
as required by the conditions of approval.
° Noise - The realignment of Avenue 52 will create noise impacts on the
existing residential development to the north; mitigation will be
addressed in the corr]iticns imposed on Specific Plans Nos. 85-005A
and 85-005B. An acoustical study for the tract will be required to
determine mitigation of roadway noise on Sand Pebble Country Club.
° Public Services - The project will result in an incremental increase
in the demand for public services. Mitigation will be provided by the
payment of fees to the City for public inprvvenents and facilities.
The proposed realignment of Avenue 52 will affect fire department
response tine towards the east. Mitigation will be provided by the
Applicant providing a new station site on the north side of realigned
Avenue 52.
The project will inpact the public schools within the Desert Sands
Unified School District which are already operating at or above designed
capacity. Applicant will be required to pay a per unit school mitigation
fee prior to the issuance of building permits.
° Archaeological Resouroes - Eight archaeological sites exist on the parcel.
Additional study and/or collection of artifacts at several locations
within the project will be required prior to grading. The project design
has been modified to preserve several important areas of interest. These
mitigation measures have been deemed sufficient by the UC Riverside
Archaeological Research Unit, which also performed the survey of the site.
5. Prpject Description
The. proposed revision to mentative Tract Map No. 20328 would add 57 acres, add
166 condominium omits and delete five single-family house lots. The project
will be developed on a 417-acre portion of the 731-acre site, with approximately
314 acres of hillside terrain remaining in natural open space. A total of 889
units, 843 statutory (airspace) condominiums and 46 single-family house lots,
will be oriented around an 18 hole golf course and tennis club facilities.
with the exception of the proposed single-family house lots, all dwellings are
to be located on the flat portions of the site and will not extend up on the
hillsides. Dirt removed from the flood channel and water retention basins,
during construction of community flood control inprovenents, will be placed in
the easterly portion of the site and will be used to create terracing for the
single-family house lots. Approximately 75% of the 417-acre development will
be developed in open space and recreational uses.
0
STAFF REPORT - PIAMING COM+lISSION
April 9, 1985
Page 4.
A substantial portion of the development incorporates camunity flood control
improvements which, when ompleted, will provide flood protection for both the
site and downstream properties located to the north -and east. The flood channel
will extend through the project parallel to Avenida Bermudas and is incorporated
into the design of the golf course. Water retention basins will be constructed
and an underground storm drain pipe will be extended off the site along Desert
Club Drive to the existing la Quinta Stormwrater Evacuation Channel. In addition,
the Applicant has agreed to accept the drainage from the subdivided Cove area
adjacent to the west and has granted drainage easements along Avenida Bermudas
and to the on -site retention basins within the project.
Regarding the design of the dwellings, the proposed single-family lots will be
sold for custan home construction. Two basic types of oordaminium designs are
proposed. The fairway units will be in duplexes, triplexes and fourplexes.
These six unit designs have 1837, 1917, 2073, 2277, 2461 and 2948 square feet
of living area. These units have one story, Spanish style design with gable
tile roofs and a maximum height of 16 feet. This is the same design as previously
approved. The second type of condominium design is located along the west and
north boundaries of the project. The units with 1990 and 2275 square feet of
living area will be located with buildings having from one to four units. These
units are all 24-foot-high, two-story units with Spanish style design. As with
the one-story units, the siding will be stuccoed and the gable roofs will be
covered with red clay Spanish tile. All the condominium unfits have attached
double -car garages with connecting doors into the dwellings.
6. Comments Received from Other Agencies
a. City Engineer - Avenida Bermudas, Avenue 52 and all interior streets shall
be constructed to City standards with a 0.20% minimum grade and a minimum
section of 2'h" asphaltic concrete paving on 4" of Class 2 base. Provide a
traffic signal at Washington Street and Avenue 52. Extend Avenue 52 to
Avenida Bermudas. Provide traffic chanunelization (street striping) plans.
Prepare a master plan of grading, drainage and phasing for City approval.
Prepare a hydrology study. All building pads shall be protected from a
100 year storm. All drainage facilities must be constructed and operational
with Phase One construction. Construct sewer and water facilities to meet
City and Coachella Valley Water District standards. Obtain City Fire Marshal
approval of the water plan. All utilities shall be installed underground.
Submit final map to the City for review and approval.
b. City Fire Ma --had - Provide a water system capable of producing 2500 GPM
for two hours at 20 PSI residual; this system shall be in operation prior
to moving combustible building materials onto the site. A combination of
on -site and off -site Super fire hydrants, (6" x 4" x 2h" x 2h,"), will be
required located not less than 25 feet or more than 165 feet from any
portion of the building as measured along approved vehicular travelways.
The required fire flow shall be available from any one (1) adjacent hydrant
in the system. Applicant/developer shall furnish one (1) copy of the water
system plans to the Fire Department for review and approval.
c. County Sheriff - Project will increase demand for police services and also
increase traffic on public streets.
67AFF RFa)CRT - PLANNING COM+IISSION
April 9, 1985
Page 5.
It is recommended that a traffic signal or stop signs be placed at the
intersection of Washington and Avenue 52 at the main entrance to the
project. There is also a need for one more emergency entrance on
Avenida Bermudas, preferably at the north end. The landscaping inside
and outside the project should be kept trimmed at two to three feet for
shrubs and six feet for trees. House numbers should be large, easy -to -
read numbers and visible from the street.
d. Coachella Valley Water District - A portion of this area is shown to be
subject to shallow flooding and is designated Zone A on Federal Flood
Insurance Rate Maps which are in effect at this time. CVWD has met with
the developer and they have came to a written agreement on the provisions
for the drainage and stormwater facilities as sham on the tract maps.
The District will furnish domestic water and sanitation service to this
area in accordance with the current regulations of this District. A portion
of this area shall be annexed to the Stater Unit of the Coachella Valley
Water District. This area shall be annexed to CVWD Improvement District No.
55 of Coachella Valley Water District for sanitation service. There may be
conflicts with existing District facilities. we request the appropriate
public agency to withhold the issuance of a building permit until arrange-
ments have been made with the District for the relocation of these facilities.
e. Imperial Irrigation District - The Marshall Street Substation, which will
serve this site, is currently operating at or above the designed capacity.
The District is in the process of constructing an additional substation on
Avenue 52 east of Jefferson Street. Therefore, this site can be served by
the District.
f. southern California Gas Company - There are facilities in the area of the
project. service can be provided in accordance with the company's policies
and rules.
g. General Telephone Company - Ddstirg undlearground telephone facilities are
located along the west side of Avenida Bennxlas. There are also facilities
existing along the east side of Washington Street. Service can be provided
in aaoemdance with company policies and regulations.
h. Desert sands Unified school District - District schools are currently opera-
ting at or above capacity. The developer will be required to pay a school
impact imtigation fee prior to oonstruction of units.
i. University of California, Archaeological Research Unit data recovery is
underway on the sites identified in the survey previgusly completed on the
entire project parcel.
7. Con mts from the Public - one letter was received opposing the development due to
increased traffic and the fact it was located in a flood plain. qhe Notice of Hearin
was sent to all owners with property within a 400-foot radius of the project (rather
than just 300 feet as required by ordinance).
8. other Related Actions:
a. This request was submitted concurrently with the following applications:
(1) Specific Plan No. 85-005A and 85-005B, a request to amend the City's
adopted Avenue 52 Specific Plan by realigning this road approximately
500 feet nortlnsard between Desert Club Drive and Jefferson Street.
® 0
STAFF REPORT - PLhMING COM+IISSION
April 9, 1985
Page 6.
(2) Change of Zone Case No. 85-015, a request for R-1++**-10,000
R-2*-20,000 zoning to facilitate Tentative Tract Map No. 20328,
Revision No. 1.
(3) Street Vacation No. 85-007A and 85-007B, requests to vacate existing
Avenue 52 right -of -ray between Avenida Bermudas and a point 1321 feet
west of Jefferson Street.
b. Previous approvals on this site are as follows:
(1) Change of Zane Case No. 84-012, a zone change from R-3*-4000 (General
Residential, 4000 Sq.Ft. Net Lot Area, 1200 Sq.Pt. Minimum Dwelling
Size), R-1* and N-A* to R-1++*, R-2*-20,000 and N-A* approved by the
City Council on September 4, 1984.
(2) Tentative Tract Map No. 20328, a project with 672 condominium units,
51 single-family house lots, an 18-hole golf course and a tennis club
on 360 developable acres of a total 674-acre site.
c. In addition to the above described applications, the Applicant has granted
easements on the site for the La Quinta Stonm-Wter Cannel, which extends
through the project, and also for the acceptance of drainage from the
adjacent Cove area. As a result of more specific hydrologic information
obtained for the la Quinta Redevelopment Project after the previous tentative
tract map approval, the flood control improvements within the development have
been redesigned.
SnUT CUNlWIS AND ANALYSIS
Description of Proposed Revisions
Inds request for a revision to the previously approved tentative tract map was
submitted concurrently with the request to realign Avenue 52 on the north side of
the project. As described in the staff report on Specific Plans 85-005A and 85-005B,
the Applicant is requesting that Avenue 52 be shifted approximately 500 feet north-
ward adjacent to Avenida Nuestra for the roadway section between Desert Club Drive
and Jefferson Street. The major points leading to the project redesign and subsequent
request for the realignment of Avenue 52 are as follows:
° The original design of the Sari Pebble Country Club, as developed in
conjunction with Coachella Valley Water District and based on preliminary
engineering studies for the flood control project, required approximately
39 acre:: for flood control improvements. This design did not provide for
the acceptance of off -site drainage from the Cove area.
° more detailed engineering studies for the La Quinta Flood Control Project
were completed after the original Sand Pebble Country Club development
plan was approved. This required additional changes in the residential
project to accommodate the community flood control inprovaments.
° Due directly to the Applicant's agreement, at the City's request, to accept
drainage from the Cove area, the holding capacity of the on -site retention
areas was substantially increased over that originally designed for flood
water retention purposes only.
STAFF REPORT - PIAM RC COMMISSION
April 9, 1985
Page 7.
° If the previously approved Sand Pebble Country Club development plan was
modified only to provide the additional holding capacity in the retention
areas as originally shown, -the retention basins would be substantially
deeper and have 8 to 9-foot-high embanl ents above the grades of adjacent
Avenida Bernudas and Avenue 52 (as realigned in accordance with the current
roadway specific plan).
° Because 100% of the carrying capacity of Bear Creek will be cotmitted to
flood control, if drainage control is to be provided in the Cave area, all
the surface runoff water must be directed to the retention basins on the
Sand Pebble Country Club site. Therefore, the required holding capacity
of these on -site retention areas cannot be reduced by diverting a portion
of the runoff to the west, as was originally believed.
° In order to collect the Cove drainage as far north as Calle Durango, the
Applicant was required to move retention areas further north than originally
proposed.
° To obtain the additional required capacities for the retention areas, the
Applicant proposes larger, shallower basins rather than smaller, deeper
basins, such as Oleander Basin, with 8 to 9-foot-high berm sides. Therefore,
the lard camu_tted to flood control and drainage retention rose from the
39 acres in the original development plan to 81 acres in the revised plan.
° Aside from the design considerations for the location of flood control and
drainage n provaments, the shifting of the road northward adds 57 acres to
Sand Pebble Country Club site (with 49 acres being developed and the 8-acre
site at the northeast comer remaining vacant) thereby partially cawensating
the Applicant for the land within the project being camatted to community
flood and drainage control.
The following are the major design differences between the previously approved tract
map and this proposed revision:
° Developable area increased by 57 acres by realigning Avenue 52 apprcximately
500 feet northward; 49 of these acres are proposed for residential development.
° Addition of 166 condominium units, almost all of which are two-story units.
+ ° Deletion of five single-family house lots and a change in this area's
configuration.
° Placement of two-story units along the Avenida Bermudas and Avenue 52
boundaries.
° Relocation of flood control retention basins and driving range away from
Avenue 52, resulting in units being adjacent to the public roadway rather
than open space.
° Increase in area for community flood control and drainage control inprove-
rmts from 39 acres to 81 acres.
0
STAFF REPORT - PLANNING COMIISSICN
April 9, 1985
Page 8.
Design Issues
The following is a summary of the major design concerns for the proposed development.
In response to the comments by the Planning Commission, local residents and Staff,
the Applicant has redesigned the site plan. Although Staff has had extensive
telephone conversations with the Applicant regarding the redesign, the exhibits were
not available for inclusion of their review in this report. Staff will present their
comments at the study session.
Two -Story Condominium Buildings - As stated in the project description, two-story
units are proposed in the areas along Avenida Bermudas and realigned Avenue 52. As
shown in the two perspective drawings of these units from these two adjacent streets,
the second story will be visible when viewed from property adjacent to the project.
This is riot consistent with the adjacent area zoning and development, which is limited
to single -story buildings with a 17-foot height limit.
In addition to the height of these structures, the size of the buildings range from
one to four units per building, with the buildings being clustered in the strips along
the project perimeter. This combination of the height, size and close spacing of the
b-;o-story buildings will result in creating a high density appearance to the project
when viewed from adjacent areas, even though the overall density of the project is
only 2.2 units per acre. This was a major concern of the residents who spoke at the
March 26, 1985 hearing on this project.
At the first public hearing, the Planning Commission supported moving the two-story
units away from the perimeter and also breaking apart the wall effect of the structures
by varying the building orientations, building sizes, the separation between buildings
and by mixing one and two-story buildings. The Applicant has agreed to make changes
in the site plan and the revised site plan will be reviewed with respect to the above
concerns at the study session and hearing.
Timis Clubhouse - Basically, the same concerns which apply to the two-story condo-
minium buildings apply to this complex. Since it will be a large building with a
height most likely exceeding 17 feet, Staff recommends that it be shifted eastward
away from the project boundary.
The Applicant has agreed to make the following changes to alleviate this concern:
4, ° Shift the cluUxmse building eastward.
° Modify the perimeter wall design so that in the vicinity of the
clubhouse the wall is set back only 20 feet from the right-of-way
line, rather than the 40 feet originally proposed. This will
provide additional screening when viewed from Avenida -Berm as.
° Limit the building height to approximately 20 feet.
Maintenance Facility - The maintenance facility is proposed at the southeast corner
of Avenida Bermudas and Calle Durango. The Planning Commission agreed with the
general location of the facility within the project boundaries. Concerns expressed
by the Commission were that it should be set back from the property line with adequate
provisions made to screen the view and buffer the noise from the adjacent residential
area. The concern was also raised that the view and noise of the facility should also
be screened from the units within the project.
STAFF REPORT - PLAM NG CCMKISSION
April 9, 1985
Page 9.
In conversations with the Applicant, he has indicated that the following design
changes have been made to the facility in response to these concerns.
° The building and parking area have been recessed from the adjacent
public street grades.
° Fran Avenida Henn¢idas, the mall has been set back 20 feet from the
property line, with the building set back 25 feet from the wall.
° Fran the Desert Club side, the wall is set back 13 feet fran the
property line, the recessed parking area is set back 10 feet inside
the wall, the closest point of the building set back 58 feet from the
wall, with the majority of the building set back further.
° The perimeter will be screened by a combination 6-foot-high, rolling
bean and 6-foot high plastered wall.
° Architecture of the building will be consistent with proposed
residential units, and parking area will be screened from view
within the project.
Single -Family Custan Hare Lots - Five lots have been deleted. The average lot size
has been increased, with a section of four new lots being proposed to the northeast
of the main cluster. As stated in the project description, these lots will be
terraced on fill cut from the construction of the flood control improvements on the
west side of the project. Application of the condition of approval requiring
engineering of these lots and the facing of the slopes with rock should mitigate
any safety or visual impact concerns.
No changes were requested by the Commission for the lot design or the proposed
arrlitian of approval.
Retention of Existing Trees - The existing citrus groves will be removed, primarily
as a direct result of the substantial grading rewired for the construction of
oaanuiity flood control improvements on the site. A substantial number of the mature
Ancalyptus trees are being retained along the main entry road and adjacent to the
single-family residential area. However, the raw of Eucalyptus trees along existing
Avenue 52 will rat remain intact. As stated at public hearing, the Applicant intends
to xetain clumps of these trees in both the driving range and the residential portion;
however, he is apposed to keeping the full windrow on the grounds that it would divide
his project. Several of the local residents who spoke at the hearing stated that the
windrow should remain intact.
At the March 26, 1985 hearing, the Planning Cormission agreed that the raw per se
need not be retained intact if a substantial number of the trees were retained in
clumps. The possibility of redesigning the site plan in this area and using the
row of trees as a backfrop for two-story units was discussed. The Applicant agreed
to submit a tree retention plan to the City for review and approval prior to the
. suance of any grading permits. This requirement is within the conditions of
approval on the tract.
views into the Project - Under the previous approval, almost the entire Avenue 52
frontage was developed as Open space for either flood retention areas or golf course.
The revision proposes a layout similar to that of Duna La Quinta, mere the interior
private street and units are placed adjacent to and parallel to the project boundary.
STAFF REPORT - PIAMING CCMISSION
April 9, 1985
Page 10.
This type of site design generally does not facilitate views into the project frrcan
the adjacent roadway, and the row of roofs or buildings does not create optimum
appearance fran the adjacent street.
In general, the Planning Commission agreed that changes should be made to the
proposed site plan to improve the appearance when viewed from adjacent streets.
Recommendations ranged from providing additional view openings into the project
from Avenue 52, using special design treatment for the secondary westerly access,
modifying the site plan so that the driving range is used again as a view corridor
into the project, and maintaining as low a profile of buildings along the perimeter
as possible.
The Applicant has stated that the revised site plan and additional exhibits will
address the concerns of the Commission.
Perimeter Walls - With the exception of one shall area an Avenue 52, and the area
on Avenida Bermudas adjacent to the RV storage area, the perimeter walls are set
back a minimum of 20 feet from the parkway. In addition, the wall has a step design
whereby it is set back an additional 10 and 20 feet. Although this is less than the
substantial setbacks proposed under the original plan, the proposed perimeter wall
setbacks substantially exceed the City's requirement of 20-foot average miniman
setback along Avenue 52 and 10-foot average minimum setback along Avenida Bermudas.
Concern was voiced by several residents at the hearing about the appearance of the
proposed perimeter walls.
The Applicant has indicated that he intends to construct a combination 4 to 8-foot-
high, rolling berm (with an average height of 6 feet) with a 6-foot-high wall along
Avenida Bermudas. Additional plans of this design will be submitted to the Coertission.
Along Avenida Bermudas, the design of the wall is determined primarily by noise
mitigation req irenmts for protection of the homes located to the north of the
project. As addressed in the Staff Report for the proposed amendment to the Avenue
52 Specific Plan, the south side of this street will have a 35-foot-wide, rolling
berm area with the height of the berm being 6 to 8 feet high. Atop this berm, a
wrought iron fence with vines and other landscape screening will be installed in
order to screen the project from light and view of Avenue 52. Plans of this proposal
will also be submitted to the Planning Commission.
Inmgct of Wildlife Habitat - A concern raised by several local residents was the
'inmpact of the project on wildlife habitat. As rated in the project description
and the section on the environmental assessment, 314 acres of the mountainous
portion of the site will remain in natural open space. The conditions of approval
prohibit the installation of fencing which will restrict wildlife access fran this
area into the project. In addition, the sandy wash habitat area in the southeast
area will be incorporated into the design. At the initiative of the City Staff,
the biologist who prepared the section within the La Quinta Flood Control Redevelopment
Project Environmental Fact Report on flora and fauna reviewed the project with
respect to the mitigation measures adopted as a part of the flood control project.
He stated that although any project affects existing habitat and foraging area, the
design of the project and conditions of approval would reduce these impacts significantly.
STAFF REPMT - PLAMI% CCnUSSION
April 9, 1985
Page 11.
Although destruction of any wildlife habitat is a serious concern, it should be
noted that the area of introduced plant species, or non -indigenous species planted
by man, also serves as a habitat and foraging area for wildlife. This is demonstrated
by the fact that the pyracantha bushes cited as a nesting area are not native
vegetation. Extreme care will be taken by Staff in reviewing the landscape and tree
retention plans to ensure that impacts on wildlife will be minimized to the extent
feasible.
Fire Station - As addressed in the report on the Avenue 52 Specific Plan revisions,
the fire station will be relocated to the 8-acre parcel located at the northwest
corner of the project. As under the original conditions of approval, the Applicant
will dedicate a one -acre site and prepay a portion of his infrastructure fee on the
ccndrnuniums to contribute to the construction of a new station.
Vacant Parcel - The 8-acre parcel located at the northwest corner of the site north
of the proposed Avenue 52 alignment is not proposed for residential development. In
addition to the fire station, the developer anticipates that municipal oriented
facilities (e.g., library, park, etc.) will be constructed on this lot. The zoning
of the lot is proposed to be changed from R-1* to R-2*-20,000. Control over the use
of this property is provided by both the Very Low Density Zoning and the provisions
of the Municipal land Use and Iand Division Ordinances.
CONCLUSIONS
1. The proposed density of 2 units per acre is substantially less than that
permitted wxk3 x the general plan and the current zoning.
2. The proposed density is substantially less than the density of the surrounding
residential areas. The proposed use would be compatible with surrounding,
existing development. ,
3. Approximately 70% of the net developable area will be developed with open space
and recreational uses, which substantially exceeds the City's planned residential
development standards.
4. With development of the flood control works, the site is physically suitable for
the proposed 889-unit project. All utilities are available or can be extended
tb the site.
5. The environmental impacts of the project are the effects on flora, fauna,
archaeological resources, City streets and circulation, public schools and
public services. Mitigation will be provided for by the conditions of approval.
6. Development of the project will provide benefits for the City as a whole by the
installation of regional flood control improvements and provisions for a
community storm drainage system.
7. Although the project will generate substantial traffic, improvements to
Washington Street, Avenue 52 and Avenida Bermudas will be adequate to handle
the anticipated traffic.
STAFF REPORT - PLANNING CCMUSSION
April 9, 1985
Page 12.
B. The proposed circulation system, if modified in accordance with the conditions
of approval, will provide for the safe and efficient movement of vehicles
within the project.
9. The project will impact the response tine of the fire department. Relocation
of the station to realigned Avenue 52 will mitigate the project's impacts.
10. The unit designs, as modified by the conditions of approval, will be in
conpliance with the City standards and requirements.
11. The proposed and required recreational facilities will adequately provide for
the residents' needs. The mountains will remain in natural open space.
FINDINGS
1. The design and improvement of the proposed subdivision are consistent with
the goals and objectives of the La Quinta General Plan.
2. The project is consistent with the standards of the municipal zoning and
land division ordinances.
3. The subject site is physically suitable for a 889-unit, condominium and
single-family housing development with a density of 2 units per acre.
4. The design of the subdivision and its related improve rents are not likely
to cause environmental damage or substantially and avoidably injure fish
and wildlife or their habitat provided that approval conditions related
to mitigation measures for the flora, fauna and archaeological resources
are complied with.
5. The design of the subdivision and the type of improvements are not likely
to cause public health problems nor would they conflict with exi.sting
public easements.
6. The location and appearance of the proposed dwelling units are compatible
frith the area in which the 889-unit, condominium and single-family housing
development is located.
7. The proposal to provide approximately 70% of the site as usable open space
area exceeds the muu nm requirements for planned residential developments.
8. The project will not have a significant adverse impact on the environment
provided that appropriate mitigation measures are incorporated into the
project approval.
Based upon the above findings, the Carmu nitY Development Department recmrpxlds
approval of Tentative Ttact Map No. 20328, Revision No. 1, subject to the attached
conditions.
11
Cl
STAFF Fd3K T - PLANNING CCMISSICN
April 9, 1985
Page 13.
Sandra L.
Principal Planner
SIB: dnv
Atchs: 1. Conditions
APPFCVM B
A� / /4/1—
Lawrence L. Stevens, AICP
CCR ty Developn?nt Director
CONDITIONS OF APPROVAL - TENTATIVE TRACT 20328, REVISION NO. 1
April 9, 1985
General
1. Tentative Tract Map No. 20328, Revision No. 1, shall comply with standards and
requirements of the State Subdivision Map Act and the City of Ia 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 (Septenber 4, 1984) unless approved
for extension as provided for by the City of La Quinta Tand Division Ordinance.
3. Tract phasing plans (if any), including any proposed phasing of public improve-
ments, shall be sutmi.tted to the City EYigineer and Community Development Department
for review and approval.
4. No grading or building permits shall be issued until the final record map is
approved by the City Council, unless otherwise allowed by the Comnmity Development
Director.
5. Prior to the issuance of a building permit for construction of any use contemplated
by this approval, the Applicant shall first obtain permits and/or clearances from
the following public agencies:
° City Engineer
° City Fire Marshal
° Community Development Department, Planning Division
° Desert Sands Unified School District
• Coachella Valley Water District
° Riverside County Ehw=umental health Department
Evidence of said permit or clearance from the above agencies shall be presented to
the Building Division at the time of the application for a building permit for the
use contemplated herewith.
6. This final map shall not be approved until all ccaxiitions and provisions of
Specific Plans Nos. 85-005A and 85-005B, Street Vacations 85-007A and 85-007B
are complied with and Change of Zone No. 85-015 becomes effective.
Building and Site Design
7. The development of the site and buildings shall comply with approved Exhibits A, B
and C, as contained in the Community Development Department's file for Tentative
Tract Map No. 20328, Revisions No. 1, and the following conditions, which conditions
shall take precedence in the event of any conflict with the provisions of the
tentative tract map.
8. This approval authorizes the construction of a golf clubhouse, tennis club, and
golf course and property owners association maintenance facilities at the general
locations shown on Exhibit "A" as amended by these conditions. The buildings's
specific location, design, size and height shall be subject to separate plot plan
approval by the Planning Commission.
9. The following modification to the site plan shall be made to the location and
number of two-story buildings:
CONDITIONS - TRM 20328, AMENDED 01
April 9, 1985
Page 2.
a. These units shall be mixed with single -story units throughout the
condominium portion of the project.
b. The size, orientation and separation of these buildings shall be
varied to minimize the appearance of bulk when viewed from the
exterior of the project.
c. The tennis clubhouse shall be a minimum of 40 feet from the property
line, 20 feet from the perimeter wall, and have a maxinm height of
20 feet as measured fran surrounding grade.
10. The homeowners and golf course maintenance facilities shall be ombined. These
facilities shall be in accordance with Exhibits . All work
areas shall be buffered fran surrounding development within and adjacent to the
project. The binding shall have similar architectural style and materials as
the residential buildings within the project.
11. The RV storage area shall be set back a minim= of 20 feet from the adjacent
property lines. Additional landscaping for screening shall be provided between
the storage area and the project's perimeter wall. The grade of the storage area
shall be recessed so that 12-foot high, parked vehicles are not visible from
properties located to the west.
12. The "putting clock II" area shall be redesigned so that the open space area is
adjacent to Avenue 52.
13. All heating and cooling mechanical equipment shall either be ground n aunted or,
if roof mounted, shall be screened fran view on all sides by the roof design.
14. The one -unit, two-story, comdaninium building shall be redesigned to provide
windows and roof overhangs on all four sides.
a. NG o �4#a�
Streets, Circulation and Grading
15. Ttne Applicant shall ccnply with the following requirements of the City Engineer:
a. Avenue 52 shall be improved to City standards at full width along the entire
property frontage and shall be in ompliance with the provisions of the
approved Avenue 52 Specific Plans Nos. 85-OO5A and 85-005B and Street
vacations Nos. 85-007A and 85-007B.
b. Avenida Bemudas shall be improved to City standards with a 50' half -width.
C. All public streets shall be constructed to City standards with a 0.20% minimm
grade and a mininnun section of 2k" of asphaltic concrete paving on 4" of Class
2 base.
d. The Applicant shall provide traffic channelization (street striping) plans
for Avenue 52, Avenida Benwdas and Washington Street within or adjacent to
the project.
e. The Applicant shall submit to the City for review and approval street plans
for Avenida Bernudas, Avenue 52 and Washington Street detailing the transi-
tions fran proposed street improvements to connecting roadways.
f. The Applicant shall submit a master plan of grading, drainage and phasing
to the Community Development Department for review and approval. The
Applicant shall submit a hydrology study. All building pads shall be pro-
tected from a 100-year storm. All drainage facilities must be constructed
and operational with Phase 1 construction.
__ ��w�iwaw�owrni�wwuiwnmr"w.lAll�l
CCNDITIQ9S - TIM 20328, AMENDED #1
April 9, 1985
Page 3.
g. All utilities shall be installed underground.
h. The final map shall be submitted to the City for review and approval.
16. A landscaped median shall be installed along the length of Avenue 52 adjacent
to the site in accordance with the provisions and conditions of Specific Plans
Nos. 85-005A and 85-005B.
17. The Applicant shall comply with the following additional requirements for
private street improvements:
a. The Applicant shall suhnit detailed plants of the entry streets and
gatehouses/unmanned access gates to the Coammity Development Department
for review and approval. the entrances on Avenue 52 each shall have two
entrances and two exit lanes. The main entrance road shall be four lanes
for the section between Washington Street and the intersection adjacent
to the overfill parking area. The angle of the bend in the main entry
road north of the gatehouse shall be substantially reduced.
b. The main project street extending fran the golf clubhouse to a point
south of the access street to the tennis clubhouse shall have a minimum
pavement width of 44 feet.
c. The width of all interior drives, which have units along both sides of
the roadway, excluding cul-de-sacs, shall have a minimum pavement width
of 40 feet.
d. The width of the interior drives with condominium units along only one
side, and the streets within the single-family lot portion, shall be a
minimum width of 32 feet.
e. The cul-de-sacs having 15 units or less may be a minimum width of 24 feet
if off-street parking is provided; otherwise, they shall be a mimmun of
32 feet.
f. The cul-de-sacs having more than 15 units shall be a minimum width of
32 feet, with the exception that the cul-de-sac leading to the tennis
clubhouse shall be a minimun width of 40 feet.
g. The legs of all intersections must be at 900 angles relative to each
other. The angle of all "knuckle" turns shall be 90° or less.
h. A minimum of one additional project access shall be added directly opposite
any of the following intersections with Avenida Benmudas: Calle Ensenada,
Calle Chihuahua, Calle Monterey, or Calle Colima. This access may be con-
structed at a later date in accordance with the approved project development
phasing plan.
i. The Applicant shall sulmit to the Caum mity Development Department for review
and approval a plan showing proposed traffic channelizatioh (street striping)
and means for traffic control within the project.
18. A plan showing proposed parking along the private road system shall be submitted
for review and approval by the Comity Development Department. 7he plan shall
designate any "no parking" areas and indicate the method of identifying then.
OONDITICNS - TIM 20328, AMENDED #1
April 9, 1985
Page 4.
19. A plan showing non -automotive means of transportation within the project,
including bicycle and pedestrian paths, shall be submitted for review and
approval by the Community Development Department prior to final map recordation.
Public Services and Utilities
20. The Applicant shall comely with the requirements of the City Fire Marshal in
accordance with Municipal Ordinance No. 7. Prior to issuance of any building
permit, the following conditions shall be met/certified to:
a. Fire Hydrants - Install Super fire hydrants (with one 4" outlet and two 235"
outlets) located no less than 25 feet nor greater than 165 feet from any
portion of exterior walls of proposed ,iiding(s), spaced no more than 365
feet apart, as nms red along approved vehicular travelways. Installation
shall be on a water system capable of delivering 2500 GPM fire flow for a
2-hour duration at 20 PSI residual operating pressure in accordance with
Oniinanoe No. 7, Section 10.301c. The Fire Marshal may approve alternate
fine protection requirements.
b. Any street 150' or longer shall be provided with a cul-de-sac or hammerhead
for Fire Department turnaround.
c. Cul-de ^ems shall be no longer than 550' long, unless provided with an
approved emergency alternate access or other appropriate fire protection
as approved by the City Fire Marshal.
d. Developer shall furnish two copies of water system plans to the Fire
DeparUnmt for review and approval. Plans shall conform to fire hydrant
types, location and spacing: the water system shall meet fire flow require-
ments. Plans shall be signed by a Registered Civil Engineer and approved
by the water company.
e. Prior to arrival of combustible materials on the construction site, the
above a. and b. fire protection must be operating.
21. The Applicant shall comply with the requirements of Coachella Valley Water
District.
a. The alignment and size of the stonmoater facilities, including any needed
off -site facilities, shall be in accordance with plans approved by CVWD
in conjunction with the La Quinta Redevelopment Project.
(1) Applicant shall provide easements without compensation for these
stormater facilities in accordance with the signed agreement with
the City of La Quinta and Coachella Valley Water District.
(2) Actual construction of stonruater facilities shall be subject to
reimbursement from redevelopment agency funds if the redevelopment
project is implemented, to the extent that construction is part of
the regional stornrtwater facility system.
b. one water and sewage disposal systems shall be installed in accordance with
the requirements of the City and of Coachella Valley Water District.
c. The area shall be annexed to CVWD Improvement District No. 55 for sanitation
service.
CONDrrIONS - 71M 20328, AMENDED #1
April 9, 1985
Page 5.
d. A portion of this area shall be annexed to the Stonmwater Unit of the
Coachella Valley Water District.
e. There nay be conflicts with existing District facilities. The City will
withhold the issuance of a building permit until arrangements have been
made with the District for the relocation of these facilities.
22. Applicant shall install "dry" stonmater facilities on Avenida Bermadas in
conjunction with the installation of street improvements. These facilities shall
include catch basins, culverts and other improvements to connect these facilities
to the regional system.
a. Applicant shall provide easements without compensation for these facilities
in accordance with the Applicant's signed agreement with the City of La Quinta
and Coachella Valley Water District.
b. Actual construction of local stornwater facilities shall be subject to
reimbursement by any assessment district (or similar funding mechanism)
if such is implemented to the extent that construction is for facilities
to accept off -site local drainage.
c. Applicant shall comply with his signed agreement with the City to accept
local drainage from the developed area to the west.
23. The Applicant shall Comply with the requirements of Tttparial Irrigation District:
a. Prior to issuance of building permits, Applicant shall provide written
clearance to the City Cann nxty Development Department that Imperial
Irrigation District can provide service to this development.
24. As mitigation for the impact on the public schools, the Applicant shall comply
with the following:
a. Prior to recordation of a final map, the Applicant shall complete a school
impact mitigation agreement with Desert Sands Unified School District.
b. Prior to the issuance of any building permits for construction of dwellings,
the Applicant shall provide the City Community Development Department with
written clearance from Desert Sands Unified School District stating that
the per unit impact fees have been paid.
25. The Applicant shall corply with the following requirements regarding fire
station facilities:
a. Prior to recordation of the final map, the Applicant shall donate to the
City a cage -acre site for a fire station at a location approved by the
Riverside County Fire Depa ment and the City.
b. The Applicant shall prepare and submit building plans for the proposed
station for the review and approval by Riverside County Fire Department
and the City.
c. The Applicant shall make a payment of $100,000 to provide for the partial
construction of the fire station. This contribution shall be used as a
credit for fire facilities infrastructure fees until those fees exceed the
amount of the credit, except that each of the residences to be constructed
on the 51 lots shall pay a fire facility fee at time of building permit.
CODIDTTICNS - T M 20328, AMFTIDID #1
April 9, 1985
Page 6.
26. The Applicant shall provide all necessary easements for public utilities. All
on -site utilities shall be placed underground.
Management
27. Prior to the recordation of the final map, the Applicant shall submit to the
Cmmunity Development Director the following documents which shall demonstrate
to the satisfaction of the City that the open space/recreation areas and private
streets and drives shall be maintained in accordance with the intent and purpose
of this approval:
a. The document to convey title;
b. Covenants, Conditions and Restrictions to be recorded, and
c. Management and maintenance agreement to be entered into with
the unit/lot owners of this land division.
rihe approved Covenants, Conditions and Restrictions shall be recorded at the same
time that the final subdivision map is recorded.
A homeowners association, with the unqualified right to assess the owners of
the individual units for reasonable maintenance costs shall be established and
continuously maintained. The association shall have the right to lien the
property of any owners who default in the payment of their assessments. Such
lien shall not be subordinant to any encumbrance other than a first deed of trust,
provided that such deed of trust is made in good faith and for value and is of
record prior to the lien of the homeowners association.
Miscellaneous
28. Prior to the issuance of building permits, the Applicant shall submit plans
showing the location and design of the project perimeter walls or fences, the
landscaping of the setback and right-of-way areas, and the design and location
of the sidewalks for review and approval by the Caauwnity Development Department.
The approved landscaping and improvements shall be installed prior to the issuance
of occupancy permits. Landscaping shall be maintained in a healthy and viable
condition for the life of the project.
a. The perimeter wall shall be set back from the Avenida Bermudas right-of-way
from the Avenue 52 right-of-way a minimum average of 20 feet in accordance
with Exhibits.
b. The perimeter wall along Avenue 52 shall incorporate the use of wrought iron
to provide for views from the street into the project, specifically at the
project entrance and at "putting clock II".
c. Any fencing proposed along the project perimeter adjacent to the mountains
shall be designed so as to permit wildlife to enter the site.
d. The Applicant shall install an 8-foot-wide, meandering, pedestrian/bicycle
path on the north side of Avenue 52, and a 6-foot-wide, meandering pedestrian
walkway along Avenida Bermudas.
® 0
CCNDrrIONS - 71M 20328, AM ZED #1
April 9, 1985
Page 7.
29. The existing trees on the site shall be incorporated into the design wherever
feasible. Prior to submittla of plans for final map check, the Applicant shall
submit a tree retention plan for review and approval by the Conuunity Tevelopment
Department.
30. Prior to the issuance of building permits, the Applicant shall submit a conceptual
landscape plan to the Camunity Development Department for review and approval.
Desert or native plant species sna drought -resistant planting materials shall be
incorporated into the landscaping plans for the project and the public street
parkways. Provisions shall also be made to provide planting materials which
provide forage and nesting areas for wildlife.
31. Prim to recordation of the final map, the Applicant shall submit to the Ccumunity
Development Department for review and approval a plan detailing all proposed
recreational facilities. 8wirmiing pools shall be provided at a ratio of no less
than one (1) pool per thirty (30) condominiums. The ratio may be changed to one
per 45 if all pools exceed 750 square feet in area.
32. Prier to the issuance of grading permits, the Applicant shall submit to the
Camonity Developomt Department the following detailed components of the
grading plan for review and approval.
a. Design of golf toles No. 4 and 5 which shall incorporate to the maximan
feasible extent the retention of the existing sandy wash area and the
existing Palo Verde trees.
b. Design of the area of single-family lots which shall incorporate natural
elements and any necessary specialized grading techniques and design
features to minimize potential adverse effects of hillside grading and of
views from the exterior of the project.
33. Prior to the issuance of any grading Permits, the Applicant shall contract with
the UC-Riverside Archaeological Research Unit to complete the resource study
and collection at the following sites:
a. CA-Riv-2823: Recover information and Preserve rock cairns where possible.
b. CA Riv-2824: Conduct date recovery excavations.
c. CA-Riv-2826: Move sane of the seed milling features to an interpretative
setting elsewhere within the project.
d. CA-Riv-2827: Conduct additional testing and, on the basis of this testing,
conduct recovery excavations if warranted.
e. CA-Riv-1179: Conduct data recovery excavations.
34. Applicant shall submit plans for lighting along public and private roads for
review and approval by the CmTmmity Development Department.
35. the location of and access to all construction facilities shall be subject to
review and approval by the Cc m =ty Development Department.
36. The Applicant shall comply with the provisions and requiramnts of the City's
adapted Infrastructure Fee Program in effect at the time of issuance of building
permits.
ITEM NO.
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: GOETCHEUS VPJ.JING KLIMKIEWICZ MORAN THORNBURGH
SECOND BY: GOETCHEUS WULING KLIMKIEWICZ MORAN THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO!-24IS SIONERS :
GOETCHEUS
KLIMKIEWICZ
MORAN
kMLLING
THORIZURGH
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT
ITEM NO. j
DATE % S S-
PLANNING COMMISSION MEETING
l
RE:
=Do 70
MOTION BY: GOETCHEUS VVMAING KLIMKIEWICZ MORAN THORNBURGH
SECOND BY: GOETCHEUS WALLING KLIMKIEWICZ THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
KLIM CIEWICZ -
MORAN -
WALLING -
THORNBURGH -
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
To: The Honorable Chairman and Mmbers of the Planning Camdssion
From: Cam=uty Development Department
Date:
April 9, 1985
Subject:
STREET VACATIONS NOS.
85-OOIA and
85-OOJB
Location:
Avenida Be=das to a
Point 1,321
Feet West of Jefferson Street
Applicants: Sandpebble Country Club/Lancbl3rk Land Capany
Request: rib irrplemnt proposed Specific Plans Nos. 85-005A and 85-005B,
vacating existing Avenue 52 right-of-way between Avenida Bermudas
and 1,321' west of Jefferson Street
i:�i`i.�
1. General Plan
Refer to Specific Plan Nos. 85-OO5A and 85-005B Staff Report.
2. Zoning
Refer to Specific Plan Nos. 85-OO5A and 85-005B Staff Report.
3. Existing Conditions
Refer to Specific Plan Nos. 85-005A and 85-005B Staff Report.
4. Environmental Assessnent
Refer to Specific Plan Nos. 85-OOSA and 85-005B Staff Report.
5. Project Description
To imple mnt the amended Avenue 52 Specific Plans, the Applicant is requesting
approval to vacate the existing Avenue 52 right-of-way between Avenida BerrWas
and a point 1,321' west of Jefferson Street. Prior to the closure of the existing
road, the entire length of the revised road alignment east of Avenida Bermudas
will be installed. The Applicant proposes to phase construction of the road as
follows:
° pull width improvements adjacent to the Sand Pebble Country Club.
° Half width improvements between Desert Club Drive and Avenida Bermudas
(as bonded for under Tract 19203).
° Construction of a 28-foot-wide, paved roadway (no curb or gutter) east
of Sand Pebble Country Club.
N
STAFF REPORT - PLANNING COMMISSION
April 9, 1985
Page 2.
6. Comments from Other Agencies
See Staff Report for Specific Plan Nos. 85-005A and 85-005B.
7. Co mnents from the Public
Two letters have been received from the public. Both letters opposed the
relocation of Avenue 52 on the grounds of increased noise, air pollution
and traffic impacts. Effects on the view from the adjacent residential
area were also cited.
At the public hearing held on March 26, 1985, 12 people spoke against the
proposed realignment (See Specific Plan Nos. 85-005A and 85-005B Staff Report).
8. Other Related Actions
a. Avenue 52 Specific Plan, establishing right-of-way alignment for future
roadway between Eisenhower Drive and Washington Street; adopted by the
Riverside County Board of Supervisors on August 31, 1970.
b. This request was submitted concurrently with the following applications:
(1) Specific Plans Nos. 85-005A and 85-005B, requests to amend the
adopted roadway specific plan by realigning Avenue 52 between
Desert Club Drive and a point 1,321' west of Jefferson Street.
(2) Tentative Tract Map No. 20328, Revision No. 1, Sand Pebble Country
Club, a proposal to revise the approved tract map by adding 57 acres
located between existing Avenue 52 and the proposed realignment.
(3) Change of Zone Case No. 85-015, a request for zone changes necessary
to facilitate Tentative Tract Map No. 20328, Revision No. 1.
(4) Specific Plan No. 83-001, Revision No. 1, "Duna La Quinta", a
proposal to delete 70 acres south of Calle Tampico fran the specific
plan.
STAFF CCHMENTS AND ANALYSIS
If the Planning C=Lissien and City Council approve the proposed realignment of
Avenue 52, then the conditions for the vacation of the existing roadway and the
construction of the new roadway moist be considered.
Description of Proposed Phasing: The Applicant proposes to install full roadway
improvements, including curb, gutter, median and landscaping, for that portion of
Avenue 52 from Desert Club Drive to a point 662 feet west of Adams Street. Fran
that point eastward, the Applicant proposes to install an interim paved, two-lane
road conparable to the existing Avenue 52. Between Avenida Bermudas and Desert
Club Drive, half -,width street improvements will be installed as guaranteed by
letters of credit submitted for Tract 19203.
MAJOR ISSUES
Access to Desert Club: Prior to vacation of existing Avenue 52, provisions moist
be made for providing public access to the front of the Desert Club. Staff recommends
that prior to the street vacation becoming effective, arrangements between the Applicant
STAFF REPORT - PLANNING CO MISSION
April 9, 1985
Page 3.
and the Desert Club be formalized to guarantee this access. If no agreement can be
reached, the City will make provisions for public street access.
Traffic Safety Concerns: Major safety concerns include the transitions fran two to
four lane improvements to the intersection at Avenida Bermudas and the proposed turn
radii. As mentioned previously, only that portion adjacent to Sand Pebble Country
Club will be developed fully with four lanes. Therefore, provisions must be made for
the safe transition between these different roadway widths. This can be provided by
the installation of transition paving and traffic signage.
Concerning Avenue 52's intersection with Avenida Bermudas, transition paving must be
installed to make a safe four -.ray intersection. Staff recommends this be a City
project to be inple anted in conjunction with the proposed Avenue 52 improvements.
Regarding the proposed turn radius of the easterly curves, the design of the interim
curves should be the same radius as the ultimate design for the Avenue 52 Specific
Plan. This standard has been recommended by the City Engineer and the Riverside County
Sheriff's Office to ensure traffic safety.
Adequacy of Interim Roadway Width: The Applicant is proposing an interim roadway width
ootgaarable to the existing Avenue 52. Berryman and Stephenson has stated that the
current traffic levels are not high enough to warrant development of four lanes east
of Sand Pebble Country Club. Therefore, Staff recaimends that the proposed 28' width
be approved.
Noise Mitigation: As stated in the Specific Plans 85-005A and 85-005B, relocation of
the road will result in an immediate increase in noise impacts on adjacent residential
areas to the north. Therefore, all reccmvzx ed noise mitigation, as outlined in the
specific plan shall be constructed prior to vacation of the existing Avenue 52.
CONMUSICNS
1. The proposed street vacation caplies with Specific Plans 85-005A and 85-005B
and the Circulation Element of the La Quinta General Plan.
2. Provided that Avenue 52 is reconstructed in accordance with Specific Plans 85-005A
and 85-005B, the existing right-of-way between Avenida Bermudas and that point
west of Jefferson Street is not necessary.
3. Access can be provided to the Desert Club by either a private street or by public
local street access.
4. When the roadway is constructed in accordance with the conditions of approval,
the interim and permanent improvements shall adequately provide for public health
and safety.
5. Although the proposed street vacation could have a significant effect on the
environment, impacts can be mitigated to a level of non -significance.
1. The proposed vacation is consistent with the La Quinta General Plan.
2. Anticipated area traffic and related circulation needs will be adequately
provided for by the new realigned roadway. Therefore, the existing roadway is
not needed to serve substantive public benefit associated with traffic circulation.
STAFF REPORT - PLANNING CC IISSION
April 9, 1985
Page 4.
3. Portions of the abandoned road right-of-ways will be used for future public
benefit as a part of cammity flood control improvements and the proposed
vacation will accommodate this need.
4. The vacation will not have a significant impact on the environment provided
adequate mitigation measures are adopted as conditions of approval. A Notice
of Determination will be filed with the County Recorder.
STAFF RF IDATION TO THE PLANNING CCL%MSSION
Based upon the above findings, the Community Development Department recommends that
the Planning Commission determine that the proposed abandonment, as contained in
Exhibits "A" and "B", is consistent with the La Quinta General Plan, as set forth
in the attached Resolution No. P.C. 85-004.
STAFF RBCOMENDATION TO THE CITY COUNCIL
Based upon the above findings, the Community Development Department recanrends
approval of the vacation of existing Avenue 52 right-of-way between Avenida
Bermudas and a point 1,321' west of Jefferson Street, subject to compliance to
conditions contained in Resolution No. 85
PREPARED BY: APP�J By _
Sandra L. Flonner Lawrence L. Stevens, AICP
Principal Planner Co munity Development Director
Atch: Resolution No. P.C. 85-004
® 0
CONDITIONS OF APPROVAL DRAFT
STREET VACATION 85-007 A & B APRIL 9, 1985
AVENUE 52
1. Access shall be provided from realigned Avenue 52 to the front
of the Desert Club in accordance with City requirements and to
the satisfaction of the Applicant, the Owner of the Desert Club
and tk�Community Deve op nt Departure t
2. The CAJpplicant shall be responsible to pay all costs associated
with the relocation of Avenue 52 in accordance with the pro-
visions and conditions of approval for Specific Plans No.
85-005A and 85-005B. These costs shall include but not be lim-
ited to the construction or installation of road improvements,
noise barriers, landscaping and traffic control devices.
3. The portion of Avenue 52 approved for vacation shall not be
closed to the public use nor shall any construction or demolit-
ion thereon until the following conditions are completed and
performed:
a. All improvements shown on Exhibits "B" and "C", as contain-
ed in the Community Development Department's file for Specific
Plans No. 85-005A and 85-005B, and as amended by those condit-
ions of approval, shall be completed by the Applicant and ac-
cepted by the City of La Quinta, including:
(1) full -width improvements to an ultimate width of 100 feet
for that portion of Avenue 52 between Desert Club Drive
and Washington Street, in accordance with Exhibit "C".
(2) full -width improvements to an ultimate width of 110 feet
for that portion of Avenue 52 between Washington Street
and a point 662 feet west of Adams Street, in accordance
with Exhibit "C".
(3) Interim 28-foot wide paved road between the point 662
feet west of Adams Street and a point 1321 feet west of
Jefferson Street, in accordance with Exhibit "A".
(4) One-half width improvements to an ultimate width of 100
feet for that portion of Avenue 52 between Avenida
Bermudas and Desert Club Drive.
(5) Closure of Aveni,da� Nuestr'an at Washington Street.
(6) Installatigi? of noise buffers and landscaping along
Avenue 52 as required by the provisions and conditions
of Specific Plans No. 85-005A and 85-005B
(7) Installation of improvemtns to the intersection of Avenue
52 and Bermudas.
CONDITIONS OF APPROVAL
STREET VACATION NO. 85-007 A & B
PAGE TWO
DRAFT
APRIL 9, 1985
4. Improvement plan drawings for road improvements shall be subject
to review and approval by the City Engineer. Transitional
pavement for intersections and lane reduction areas, channeli-
zation (or striping) plans, and traffic control device plans
shall be submitted for review and approval with the street
improvement plans.
a. Any required encroachment permits shall be secured prior to
beginning any work within rights -of -way.
b. All necessary right-of-way dedications shall be made.
5. Prior to the closure of existing Avenue 52, the Applicant shall
dedicate a site and contribute to the construction of a new
fire station, in accordance with the conditions of approval
for Tentative Tract Map No. 20328, Revision No. 1.
6. Specific Plans No. 85-005A and 85-005B shall be adopted and
in effect prior to the vacation of existing Avenue 52.
®RESOLUTION NO. P.C. 85-00
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA DETERMINING THAT THE PROPOSED ABANDON-
MENT OF EXISTING AVENUE 52 BETWEEN AVENIDA BERMUDAS
AND A POINT 1321 FEET WEST OF JEFFERSON STREET IS IN
COMPLIANCE WITH THE LA QUINTA GENERAL PLAN
WHEREAS, the City of La Quinta has adopted a General Plan
pursuant to Government Code Section 65300; and
WHEREAS, Government Code Section 65402 provides that no
street shall be vacated or abandoned until the location, purpose
and extent of such street vacation or abandonment is submitted
to the Planning Commission and reported upon as to its conformity
with the La Quinta General Plan; and
WHEREAS, the portion of Avenue 52 requested to be vacated
is not needed to serve any substantive public benefit associated
with traffic circulation since the realigned Avenue 52 will be
constructed along that portion of existing Avenue 52 proposed
for vacation or abandonment; and
WHEREAS, portions of the proposed abandoned road right of
way will be used for future public benefit as part of flood
control improvements to the area and the proposed abandonment
will accomodate this need; and
WHEREAS, approval of the requested street vacation will not
cause a significant impact on the environment provided that ap-
propriate mitigation measures are incorporated into the condit-
ions of approval and the preparation of an Environmental Impact
Report is not necessary.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of
the City of La Quinta hereby finds and determines that the pro-
posed vacation of Avenue 52 between Avenida Bermudas and a point
1321 feet west of Jefferson Street is in conformance with the
Circulation Element of the La Quinta General Plan.
ADOPTED this day of
AYES:
NOES:
ABSENT:
ATTEST:
SECRETARY, PLANNING COMMISSION
, 1985, by the vote:
CHAIRMAN, PLANNING COMMISSION
.1
0
RESOLUTION NO. P.C. 85-004
Page Two
APPROVED AS TO FORM:
CITY ATTORNEY
APPROVED AS TO CONTENT:
COMMUNITY DEVELOPMENT DIRECTOR
ITEM NO.
DATE
PLANNING COMMISSION MEETING
MOTION
BY: GOETCHEUS�luc
KLIMKIEWICZ
MORAN
SECOND
BY: GOETCHEUS WALL
KLIMKIEWICZ
MORAN
DISCUSSION:
ROLL CALL VOTE:
CO?Aff SSIONERS :
THORNBURGH
THORNBURGH
AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS —
KLIMKIEWICZ —
MORAN —
WALLING —
THORNBURGH —
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
9S
To: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: April 9, 1985
Subject: PLOT PLAN No. 85-137
Location: West Side of Avenida Bermudas, 300' North of Calle Nogales
Applicant: Desert Design Development
Request: Approval to Construct a Single -Family House Intended for Sale
BACKGROUND
1. General Plan: Low Density Residential (3-5 dwellings/acre).
2. Zoning: R-l* (One Family Dwellings, 17' Height Limit, 1200 Square Foot Minimtun
Dwelling Size).
3. Existing Conditions: The 50' x 100' lot is located within the subdivided Cove
on the west side of Avenida Bermudas north of Calle Nogales. The neighborhood
is typical of Cove development with primarily vacant lots and scattered housing.
of the 24 lots contained in the block, there are only six houses. Existing
development in the neighborhood consists of a variety of architectural styles
from California Ranch design to Spanish, all having sloping roofs and several
consisting of red clay tile. To the east of the site, across Avenida Bermudas,
is currently vacant land on which Sand Pebble Country Club has been proposed.
4. Environmental Considerations: The project is categorically exempt from the
requirements of the California Environmental Quality Act (CEQA) pursuant to
Section 15303 of the CEgA guidelines. A Notice of Exemption will be filed with
the County Recorder contingent upon approval of the project.
5. Description of the Request: The Applicant is intending to construct the proposed
single-family house for the purpose of sale. The Applicant has obtained previous
approvals for five other single-family homes in the Cove within the last few
months. The design of these hones is "Moroccan", with flat roofs, having the same
floor plan as this proposed plan. The Applicant changed the roof design to
Spanish clay tile as the result of a recommendation of staff due to architectural
compatibility concerns with existing and proposed future surrounding development.
The house has 1440 square feet of usable floor area with three bedrooms, two
baths and an attached double -car garage with a connecting pedestrian door into a
1
' STAFF REPORT - PLANNING COMMISSION
April 9,1985
Page 2.
covered patio. The overall building height is to be approximately 16 feet.
A 15' x 25' swimming pool is to be constructed later in the front yard (optional).
The front patio area, south side yard, and rear yard are to be enclosed by a
six -foot -high masonry wall.
The house is to have an off-white or beige stucco exterior. The front elevation
of the house is to have a covered archway entrance.
The setbacks are as follows;
° Front Yard - 30 Feet (from Avenida Bermudas)
° Side Yards - 5 Feet
° Rear Yard - 14 Feet
STAFF COMMENTS AND ANALYSIS
The floor plan, exterior design, and setbacks comply with the city's adopted standards
for single-family houses and the requirements of the R-1*++ Zone. The proposed
"optional" pool is suitably located to meet all requirements of the Hanicipal land
Use Ordinance. The proposed surrounding wall conforms to the City's requirements
relating to location and height. The wall should be plaster coated to match the house
in terms of color and texture.
The house is appropriately sited on a single lot as are many of the neighboring houses.
The surrounding wall, unfortunately, visually obscures the attractive architectural
features of the house, other than the roof, frcm public view. However, the City's
adopted R-1 Zone standards permits wall structures in the front setback areas.
The proposed house is generally compatible with the surrounding development. The
overall design, roof style, mass, bulk, and height of the proposed project is
compatible with existing and future proposed developrent.
FINDINGS
1. The project will not have a significant adverse impact on the environment.
2. The request is consistent with the requirements of the R-1*++ Zone and goals
and objectives of the La Quinta General Plan.
3. The building design is compatible with the area development contingent upon
the conditions of approval.
STAFF RECOK4GPIDATION
Based upon the above findings, the Community Development Department recommends
approval of Plot Plan No. 85-137 in accordance with Exhibits A, B and C and subject
to the attached conditions.
!.
STAFF REPORT - PLANNING COTMISSION
April 9, 1985
Page 3.
G&--� w-0-1
Gary W. Price
Associate Planner
GW:dmv
Atch: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
14���/�
V/j{J�.�,✓�+Lawrence
L. Stevens, AICP
Cum nu ty Develogrent Director
`' 2WS APFFOM IS RWICT 70 7HE FOUDWING COMMONS:
1. 2he dr4elapnsnt of the site shall be in omfoamnnoe with the bddbits A,
8 and C contained in the file for Plot Plan No. 85-137 , unless otherwise
amended by the following omditia w.
2. The approved plot plan shall be used within two years of the approval date;
otherwise, it dal l beo - null and void and of no effect whatsoever. By
`use" is las�ant,,.lated by this approval egun the �ie$r
the beginning of substantial construction, not including
period and Is thereafter diligently pursued to ompletiol.
3. Water and sewage disposal facilities shall be installed in accordance with
the requirements of the Riverside Camty Health Department.
4. Fire protection shall be provided in accordance with the standards of the
Uniform Fire Code as adopted by the City of la Quinta.
S. Prior to the issuance of a building permit, the develcper stall sulmit
and have approved, a detailed landscape plan for the front yard showing
the species, size, location and spacing of all planting materials, including
a minimam of two (2), 15-gallon, street trees. The plan shall indicate the
irrigation system and the location of the required three (3) outdoor water
spigots. Prior to the issuance of a oertificate of Cooupan-T, the Applicant
shall install landscaping in accordance with the approved lird T plan.
All trees and plants shall be maintained in viable oondition for the life of
the approved use.
6. 7hne heating and cooling .ntaalmmic l equipment stall be ground mounted, or
screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be oenoealed by fencing
or landscaping. ,
B. 2ne driveway shall be surfaced with concrete and have asphaltic concrete
correcting pavement (a 2" x 4" header) to the eK sting street pavement.
9. 'hoe Applicant shall obtain clearances and/or permits Ewan the following
agencies prior to atk hitting these plans to the Building Department for
plan stock:
Riverside County Health Department
° City Fire Marshal
° Cormonity Development Department, Planning Division
° Desert Sands Unified School District
10. 1he Applicant sha11 pay a school development fee as determined by the Desert
Sands Unified School District in accordance with the school mitigation agree-
ment as approved by the City Council and in effect at the time of issuance of
a building permit. A letter fran Desert Sands Unified School District stating
that these fees have been paid shall be presented to the CaVmrnity Development
Departments Building Division, prior to issuance of a building permit.
RE:
ITEM NO. S . qC ,
/
DATE 7 '
PLANNING COMMISSION MEETING
,/, T5-i,39_ ,21.
MOTION BY: GOETCHEUS VVUff ING KLIMKIEWICZ
SECOND BY: GOETCHEUS MULING KLIMKIEWICZ
DISCUSSION:
ROLL CALL VOTE:
CO^MSSIONERS:
COETCHEUS
KLDIKIEWICZ
MORAN
WALLING
THORNBURGH
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
MORAN THORNBURGH
MORAN THORNBURGH
ABSENT
PRESENT
i
MEMORANDUM C
CITY OF LA aU1NTA
( M 0 p`tS
To: ahe Honorable Chairnan and Members of the Planning Cotmission
From: Community Development Department
Date: April 9, 1985
Subject: PLOT PLAN NO. 85-139
Location: Northwest Corner of Miles Avenue and Adams Street Alignment
Applicant: Family Heritage Church of the Valley
Request: Approval of two, Sunday School Classroom Buildings
on the Approved Church Site
1. General Plan
a. Site: Law Density Residential (3-5 dwellings/acre)
b. Surrounding Area: Low Density Residential to north, south and west;
Very Low Density Residential/Planned Developments to the east.
2. Zoning
a. Site: R-1
b. Surrounding Area: R-1 to the north and south; R-T (Mobile Home Park and
Mobile Hone Subdivision) to the west; r-1-12,000/PD to the east.
3. Existing Conditions
The site is vacant and has primarily flat terrain with several low sand dunes
and shallow blowsand depressions. A nubile home park is adjacent to the
western property boundary and the reminder of the surrounding area is vacant.
Access to the site will be from Miles Avenue and Adams Street. Miles Avenue,
currently a two-lane, paved road, is designated as a Major Highway (100' right-
of-way). Adams Street, currently an unimproved dirt road, is designated as a
Secondary Highway (88' right-of-way).
There are no water or sewer lines existing within one mile of the site. An 18"
water line is being installed on Washington Street, and the Applicant is installing
a water line along Miles Avenue to the site. Electric transmission lines are
existing along the east boundary of the property and electric distribution lines
are located along the south side of Miles Avenue. A buried telephone cable is
alone the north side of Miles Avenue.
STAFF REPORT - PLANNING CQ+MISSION
April 9, 1985
Page 2.
4. Environmental Assessment
The environmental assessment prepared by Staff indicates that the project is
located within the designated fringe -toed lizard habitat area. Mitigation has
been provided by the payment of impact fees for the site. It is not anticipated
that the project would impact the local public schools.
Although the project will require the extension of water and sanitary sewer
services, the proposed extensions are consistent with the future planning of
Coachella Valley Water District.
An archaeological survey was completed on the site; no resources were found and
no further research was recaurended.
5. Project Description
The Applicant is requesting approval to construct two classroom buildings on the
five -acre site of the approved Family Heritage Church. The Applicant has stated
that these classrooms will be used for church instruction and are not intended
as a private school. Although the classrooms were conceptually approved as a
part of Public Use Case No. 84-001, the conditions of approval require that the
Planning Commission approve their location and design.
The two, 90-foot by 20-foot buildings are proposed on the northeast portion of
the site. The structures will be parallel to Adams Street with the nearest
building set back 24 feet from the right-of-way and 14 feet from the perimeter
wall, as measured from the end of the six -foot -long wing walls. The buildings
will face towards each other over a 34-foot-wide, landscaped, open area.
Each of the buildings will have 1,136 net square feet of classroom area and
87 net square feet of area for storage and mechanical equignent. The buildings
will have Spanish style architecture similar to that of the approved assembly/gym
building, which has a colonnade around the entire ground floor. As proposed, each
classroon building has a colonnade on the front side which faces the central open
area (the east side of building #1 and the west side of building #2). on the rear
side of each building, wing walls are proposed since there are no door openings.
The buildings will have 3 and 12 pitch, gable roofs and an overall height of 14�
feet. Light beige stucco siding and red tile roofing materials are proposed to
match the approved assembly/gym building.
6. Camients Received from Other Agencies
a. City Engineer: original conditions on Public Use Case No. 84-001 to remain,
except that they be updated to require compliance with infrastructure fee
program now in effect.
b. City Fire Marshal: Fire protection shall be provided in accordance with the
conditions of approval on Public Use Case No. 84-001.
c. Coachella Valley Water District: Water and sanitary sewer service shall be
provided in accordance with the requirements placed on Public Use Case No.
84-001.
E
t_
STAFF REPORT - PLANNING COMMISSION
April 9, 1985
Page 3.
7. Prior Approvals
a. Public Use Case No. 84-001, a_church facility with an assembly/gym building,
future sanctuary and future classrooms buildings; approved August 28, 1984.
STAFF COPE NTS AND ANALYSIS
Concerning consistency with the General Plan, churches are allowed within all land
use categories with an approved public use permit. Each proposal is reviewed to
determine the appropriateness and cong)atibility of the proposed use with surrounding
development. As determined prior to the approval of Public Use Case No. 84-001, the
proposed church use should be compatible with existing and future residential develop-
ments within the vicinity. Although the church will generate substantial traffic at
the time of the worship services, the two adjacent streets will adequately handle the
anticipated traffic. Improvements to the intersection of Adams Street and Miles Avenue,
including turn lanes, will help ensure that traffic will not adversely affect area
circulation. The proposed classrooms are consistent with the previous approval. Since
the buildings will not be used for a private school, the buildings will not generate
additional traffic other than that identified for the church.
Regarding the siting, the general location of the buildings is consistent with the
site plan previously approved for Public Use Case No. 84-001. Due to the long, narrow
shape of the parcel, the Applicant has dispersed the buildings over the site so as to
visually break apart the parking lot when viewed from any of the four sides of the
property.. The staggered setbacks of the buildings from Miles Avenue and Adams Street
serVes to minimize the appearance of the intensity of the use and also provides some
visual variety. Along Adams Street, the four -foot high perimeter wall on a two -foot
high landscaped berm or slope will allow the building to be seen while screening the
parking area. The 24-foot setback from the right-of-way (30-foot setback to the
building wall) appears adequate in light of the building's low 14;-foot height and
its relatively small size. The use of the 34-foot wide landscaped area as a focal
point for the classroom buildings is an excellent way to make this portion of the
project a cohesive design unit, while relying on the architectural style to tie these
buildings into the project as a whole.
Concerning the design of the structures, the use of columns and arches along the
front of the buildings is consistent with the approved design of the gym/assembly
building. The use of this design element, in addition to the placement of shutters
by the windows and the general low level design of the structure with a red tile
roof, creates a traditional Spanish style building. Unfortunately, the use of wing
walls along the rear of each building creates a modern appearance which is contra-
dictory to the style of the front of the buildings. This difference in styles would
be easily noted when viewed from Adams Street, where one would see the front of
building #1 and the rear of building #2. On this basis, Staff recomTends that the
wing walls be eliminated, with sane other more traditional Spanish style design
element used to visually break the 90-foot-long, rear walls of these buildings.
Lastly, the proposed buildings are consistent with the approved grading, water and
septic system plans for the site, as designed in accordance with the requirements for
Public Use Case No. 84-001. Sewage disposal will be handled by an on -site septic
system. At such time that Phase 2 construction occurs or within two years after
sanitary sewer lines are extended within one -quarter mile of the site, the Applicant
STAFF REPORT - PLANNING COMMISSION
April 9, 1985
Page 4.
will connect the entire church facility to sanitary sewer in accordance with a
covenant recorded on the laid. The on -site sewage disposal system has been designed
to acccnrK)late this ocnversion without the modification or installation of additional
on -sine sewer lines.
1. The proposed church and classrooms are consistent with the R-1 Zoning and the
goals and objectives of the La Quinta General Plan.
2. The proposed church and classrooms will be compatible with existing and future
Law and Very Low Density Residential projects within the surrounding area.
3. The site is physically suitable for the proposed development. All necessary
utilities are currently available or will be extended to the site. Sewage
disposal for Phase 1 of the development will be by a private septic system,
but prior to construction of Phase 2, the entire project will be connected to
the CVWD sanitary sewer system.
4. The enviraunental assessment indicates that construction of the church project
will result in a decrease in the habitat area of the fringe -toed lizard, and
incremental increase in traffic, and an incremental demand for City services.
Mitigation will be provided by the conditions of approval requiring the payment
of mitigation fees for the impact on the lizard, the installation of street
improvements, and the payment of other additional infrstructure fees to be
established by the City.
5. The site plan's layout visually breaks apart the parking and building areas and
helps minimize the appearance of the intensity of this use. The use of a central
landscaped area as a focal point for the classroom provides a cohesive design
thane for this smaller area.
6. %linen constructed in accordance with the conditions of approval, the Spanish
style of the classrooms will be consistent with that approved for the gymnasiurV
assembly building. This style is consistent with other approved residential
projects in the area.
FINDINGS
1. The design and improvement of the proposed classrooms are consistent with the
goals and objectives of the La Quinta General Plan.
2. The project is consistent with the standards of the municipal zoning ordinance.
3. The classrooms are consistent with the provisions of approved Public Use Case
No. 84-001.
4. The site is physically suitable for the proposed development.
5. The site design and appearance of the proposed classroon buildings are crnpatible
with the surrounding area.
6. The project will not be detrimental to the health, safety or general welfare
of the commurdty.
STAFF REPORT - PUNNING COMISSION
April 9, 1985
Page 5.
7. The design of the church and its related improvements are not likely to cause
environmental damage or substantially and avoidably injure wildlife on their
habitat provided that the developer complies with the approval conditions
related to mitigation measures for the fringe -toed lizard, traffic and public
buildings and facilities. 'Therefore, the project will not have a significant
adverse impact on the environment.
STAFF RECOM4ENDATION
Based upon the above findings, the Community Development Department recom ends
approval of Plot Plan No. 85-139, subject to the attached conditions.
PREPARED BY:
Sandra L. nner
Pr1i1C].pal Planner
SLB:dmv
Atchs: 1. Conditions/Plot Plan-#85-139
2. Conditions/PUC #84-001
3. Exhibits A, B and C
Lawrence L. Stevens, AICP
Crnmuzity Development Director
CcNIDITIONs - PLCT PLAN No. 85-139
April 9, 1985
1. The development of the site and buildings shall comply with the approved Exhibits
A, B and C, as contained in the Community Development Department's file for Plot
Plan No. 85-139 and the following conditions, which conditions shall take prece-
dence in the event of any conflict with the provisions of the public use case.
2. Plot Plan No. 85-139 shall comply with the standards and requirements of the
La Quinta Land Use ordinance unless otherwise modified by the following conditions.
3. In addition to these conditions for Plot Plan No. 85-139, development of the site
shall comply with all the provisions and conditions of approval on Public Use
Case No. 84-001, as contained in the Commnity Development Department's file.
4. The approved plot plan shall be used within two years of the approval date;
otherwise, it shall became null and void and of no effect whatsoever. By "use"
is meant the beginning of substantial construction, not including grading,
contemplated by this approval which is begun with the two-year period and is
thereafter diligently pursued to completion.
5. Water and sewage disposal facilities shall be installed in accordance with the
requirements of the City, Coachella Valley Water District and the Riverside
County Health Department.
6. Fire protection shall be provided in accordance with the standards of the
Uniform Fire Code as adopted by the City of La Quinta and the requirements of
Public Use Case No. 84-001.
7. The classroom buildings shall be constructed in accordance with the approved
Exhibits B and C contained within Community Development Department's file for
Plot Plan No. 85-139, modified as follows:
a. The wing walls along the rear of each building shall be eliminated.
b. The Applicant shall submit revised plans of the rear side building elevation
to the Community Development Department for review and approval.
8. All mechanical heating and cooling equipment shall be enclosed within the
building or ground mounted and screened from view of adjacent public streets.
9. The Applicant shall comply with the requirements of the City's adopted infra-
structure fee program imposed on new development.
10. Prior to the issuance of a building permit for construction of any use contem-
plated by this approval, the Applicant first shall obtain permits and/or
clearances from the following public agencies:
° City Fire Marshal
° City Community Development Department, Planning Division
° Riverside County Environmental Health Department
° California Regional Water Quality Control Board (for septic tank)
Evidence of said permit or clearance fran the above agencies shall be presented
to the Building Division at the time of application for a building permit for
the use contemplated herewith.
aaNDrriaNs
Of the site and buildings shall ocnply with approved Fttubits
General
1, The developmernt in the Ca�itY Developer Department's file for
A, B and C, as ccntaineci
which conditions shall
public Use Case No. 84-001 and the following conditions,
take precedence in the event of any conflict with the provision of the public
use case.
. 84-001 shall comply with the standards and requirements of
2, public Use Case Noinance unless otherwise modified by the following
the Ia Quinta land Use Ord
conditions.
ll be used within two (2) years after final proceedings before
3• Isapproval shala Quinta City Council: other�er it shall become null and wandaof no
effect whatsoever. Ihe term "use shall mean the beginning
Of substan
t buildings (� including grading) authorized by this
eonstructi� of permanent sued diligently to completion.
permit, which construction shall thereafter be pun g� Y
prior to expiration of the pern # the Applicant may apply to the a permit,
Develogeent Department for a period Ofof time in wnich three (3) years.
to use the permit. with
the total time not to exoeed Per
4. Construction of the future buildings and facilities authorized o and re the la � t
shall begin within five years after the final proceeditKJ
City Oouncil, which construction shall thereafter be Purim diligently to
City coon; otherwl-se. approval of those unoonLstructed or unoaipleted portions
of the develcpnent authorized under public Use Case No. 84-001 shall beo�ne null
and wit and of no effect whatsoever.5. Prier to the issuance of a building permit for construction of any
use tern
lated by this approval, the Applicant first shall obtain pennd tssand/or
clearances from the following public agencies:
o City Engineer
° City Fire Marshal
e City Community �elopnent Department. Planning Division
m
STAFF REPORT - PI.AMIW COMUSSION
August 14, 1984
Page 7.
" Riverside County Enviromrental Health Department
• California Regional Water Quality Control Hoard (for septic tank)
Evidence of said permit or clearance from the above agencies shall be presented
to the Building Section at the time of application for a building permit for
the use contemplated herewith.
b. The gym/assembly building shall be constructed in accordance with the approved
Exhibits B and C contained within 0WmZdty Development Department's file for
Public Use Permit Case No. 84-001.
7. This approval authorizes the construction of a sanctuary building and classroom
buildings: the buildings's location, design, size and height shall be subject to
the approval of the Planning Commission.
8. Prior to the submittal of any application for building permits for phase 2
construction (sanctuary and/or classroom buildings), the Applicant shall submit
to the O=wnxty Develolmnent Department, Planning Division, the following plans
for review and approval:
• Floor and elevation plans of the structures
• Site plan delineating locations of the building(s), walkways, walls, etc.
o landscaping and irrigation plan delineating plant type, size, spacing
and location
° EKtericr lighting plan showing the type and location of all exterior
lights
Based upon this review, additional parking may be required as a condition for
issuance of a building permit.
9. All roof mounted mechanical equipment shall be screened from view of adjacent
property and public streets.
Streets, ParlLng and Circulation
10. The Applicant shall comply with the following requirements of the City Engineer:
a. Miles Avenue and Adams Street along the entire parcel boundary shall be
constructed to City standards with a minimum grade of 0.02% and a minimum
section of 23�" asphaltic concrete paving on 4" of Class 2 base. Street
plans shall be submitted to the City Engineer for review and approval.
b. All public street inpmovements shall be completed, or bonded to guarantee
future completion, prior to the issuance of Certificates of 0ow4ancy
for phase one of project cmwtroction.
c. The Applicant shall submit a traffic ahaT3nnnelization (street striping) plan
for Miles Avenue and Adams Street to the City Engineer for review and
approval.
b'PAFF RI2 T - PIANNII�G C`AUSSION
1Lx3ust 14, 1984
Page 8.
d. A left turn lane shall be provided an Miles Avenue at Adams Street.
e. Acceleration and deceleration lanes shall be provided at each project
entrance.
f. The parking lot shall be constructed to City standards with a mbW=
section of 2h" asphaltic concrete paving on 4" of Class 2 base.
g. The grading and drainage plan shall be submitted to the City Engineer
for review and approval.
11. The project driveway on Miles Avenue shall be deleted.
12. The Applicant shall contribute to the cost of a traffic signal at the inter-
sect -ton of Miles Avenue and Adams Street, with the contribution not to exceed
one -quarter of the total cost of the traffic signal installation.
13. Parking and landscaping of the parking lot shall be provided in accordance
with the require rots and standards of Section 18.12 of the la Quints Land
Use Ordinance.
14. The parking areas shall be screened from the view fram adjoining properties
and public rights -of -way by walls or a combination of landscaped berm and wall.
Public Services and Utilities
15. Fire protection small be provided in accordance with the City of Ia Quinta codes
and ordinances in effect at the tume of issuance of the building permit as
follows:
a. Provide, or show there exists a water system capable of delivering
3250 GPM fire flow for a 2-hour duration in addition to domestic
or other supply. The computation shall be based upon a miniman of
20 psi residual Operating pressure in the supply main from which
Vie flaw is measured at the time of measurerent.
b. Provide Riverside Canty Super fire hydrants so that no point of
any building is more than 165 feet from a fire hydrant measured
along approved vehicular travel ways.
(1) Hydrants shall not be located closer than 25 feet to any
building.
(2) EXterior surfaces of hydrant barrels and steal' be
painted chrome yellow and the tops caps
shall
be painted green.
(3) Curbs (if installed) shall be Painted red, 15 feet in either
direction from each hydrant.
c. Prior to issuance of a building Permit, the developer shall furnish
the original and four copies of the water system plan to the Riverside
County Fire Department for review. Upon approval► two copies will be
sent to the City of La Quinta, pmmumity Development Department and
the original will be returned to the developer.
STAFF REPORT - PIAMING 00*USSICN
Njgust 14, 1984
Page 9.
d. The water system plan shall be signed by a registered civil engineer
and appioved by the water cacpany, with the following certification:
"I certify that the design of the water system in Public Use Permit
No. 84-001 is in accordance with the requirments prescribed by the
Riverside Canty Fire Department."
16. Electric service shall be extended (bored) underneath Miles Avenue from
existing Lcperial Irrigation District facilities.
r. The Applicant shall comply with the requirements of Coachella Valley Water
District:
a. Water and sanitary sewer service shall be provided in accordance
with the current regulations of the District.
b. The parcel shall be annexed to CVWD In rovemelnt District No. 55 for
sanitation service.
18. Sewage disposal shall be provided as follows:
a. Phase One construction (gym/assembly building only) shall be served
by a septic system installed in accordance with City and Riverside
County Health Department standards. An on -site dry sewer line shall
be installed to facilitate future connection to CVWD sanitary sewer
lines.
b. Dry sewer lines shall to installed along Miles Avenue and/Or Adams
Street in accordance with ODachella Valley Water District's area
ynprovement plans prier to the improvement of these public streets
during phase One construction.
c. phase two construction (sanctuary and/or classrooms) shall be
connected to Coachella Valley Water District sanitary sewer service.
d. Buildings within phase One shall be connected to CVWD sanitary sewer
service at the time that phase two crostructi n occurs or within two
(2) years after operational sanitary sewer lines are installed within
Once_quarter mile of the parcel boundaries, whichever occ.�s first.
19. All on -site utilities shall be installed underground.
20. Prior to the issuance of building peimts, the Applicant shall sutudt to the
ammm ty Development Department, planning Division, a plan (or plans) showing
the following:
a. landscapinng both on -site and with the public parkway areas, including
plant types, sizes and spacing.
b. landscape irrigation system.
c. location and design detail of walls as required in Cmditicn No. 14.
d. location and design of sidewalks and Walkways on -site and within public
rights -of -way.
STAFF REPORT - PIANNDU C04USSION
August 14, 1984
Page 10.
e. Exterior lighting plan.
f. Location and design of walled enclosure for trash bin.
The approved landscaping and improvements shall be installed prior to the issuance
of a Certificate of Oocupanq. The landscaping shall be maintained in a healthy
and viable condition for the life of the project.
21. All perimeter walls shall be set back from public rights -of -way a minimum
average of twenty (20) feet along Miles Avenue and ten (10) feet along Adams
street.
22. The Applicant shall install an 8-foot-wide concrete meandering pedestrian/
bicycle path along Miles Avenue and a 6-foot-wide concrete pedestrian walkway
along Adams street.
23. Desert or native plant species and drought resistant planting materials shall
be incorporated into the landscaping plans for the site and the public street
parkways.
24. Those portions of the site designated for future buildings shall be planted
with ground cover or grass which shall be maintained in a viable condition
lentil such time that constructicn occurs.
25. The Applicant shall install street lighting as required at the intersection
of Miles Avenue and Adams Street in accordance with a street lighting plan
approved by the Community Development Department. Upon installation,
ownership of the light shall be transferred to the City.
26. prior to the issuance of a building permit. the Applicant shall submit a
sign plan shmdng the locatioan, type. size, colors and type of illumination
(if any) of all proposed identification and directional signs. All on -site
traffic directional or informational signs shall be installed in accordance
with the approved plan prior to the issuance of a Certificate of O=4kviy.
27. Prior to the issuance of grading Or building permits, the Applicant shall
provide for mitigation of the impact on the fringe -toed lizard by complying
with requirements of the mitigation agreement as approved by the City Council
and in effect at the time of application for permits.
28. Applicant understands that the City was incorporated in 1982 and has not yet
enacted a complete policy on exactions on new development to provide municipal
improvement and facilities needed as a result of the emulative impact of such
new development; and that City is in the process of preparing and enacting such
a policy, which will include uniform fees to be imposed upon new construction
to fund the following public imprwaments and facilities; fire station, public
safety facility, city hall, park and recreation facilities, schools, drainage
facilities, major thoroughfares and bridges and traffic signalization; that
' STAFF RESORT - PL MDC CO&ION
A)Yjwt 14, 1984
Page 11.
City expects to enact said fees Policy on or before Decenber 31, 1984;
Applicant agrees to pay said fee or fees in the amount and at the time
enacted and from time to time amended by the City.
PREMED BY:
Sandra L. Hau�i
Principal Planner
SM:dmv
APPROVED BY:
Iawrenoe L. Stevens, AICP
Oam mty Development Director
® hh
ITEM NO.
DATE
PLANNING
COMMISSION MEETING
C(�//jG�
RE: [�.�C,
,///�
/''� ww i7 .
O LD`4� .
L/
J i� - / j j% , �i .� / T / c�
MOTION
BY:
GOETCHEUS
PF &ING
KLIMKIEWICZ
MORAN
SECOND
BY:
GOETCHEUS
WALLING
KLIMKIEWICZ
MORAN
DISCUSSION:
ROLL CALL VOTE:
CO?!MISSIONERS:
GOETCHEUS
KLIMKMgICZ
MORAN
W)LLING
THORNBURGH
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
THORNBURGH
THORNBURGH
ABSENT PRESENT
s MEMORANDUM
CITY OF LA OUINTA
S
cEMor
To: The Honorable Chairman and Members of the Planning Commission
From: Conymnity Development Department
Date: April 9, 1985
Subject: PLOT PLAN No. 85-140
Location: west Side of Avenida Diaz, 180' South of Calle Potrero
Applicant: Rick Johnson Construction
Request: Approval to Construct a Single -Family Hone Intended for Sale
BACKGROUND
1. General Plan: low Density Residential (3-5 Dwellings Per Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200 Square Foot
Minimum Dwelling Size).
3. Existing Conditions: The 50' x 100' lot is located on Avenida Diaz, south of
Calle Potrero. Most of the surrounding area has been previously developed with
a variety of housing designs and roofing materials. Almost all the houses are
built on single lots.
4. Lnvirormental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CEQA) and a Notice of EJcanpticn
will be filed with the County Recorder.
5. Description of the Request: The Applicant, who is a contractor, is requesting
approval to construct a single-family house intended for sale. Rick Johnson has
received 18 previous approvals for similar houses. Fourteen (14) homes have been
completed, none are under construction, and four (4) are in plan check. This
application has been submitted concurrently with two other applications. All of
the Applicant's houses have been presold and there are no vacant ones.
The house has 1592 square feet of usable living area, with three bedrooms, each
exceeding the 10-foot clear dimension required, tvo baths, and an attached two -
car garage with a connecting pedestrian door leading into the house. The building
will have light brawn stucco siding, brown trim, and decorative red brick on
portions of the front. The house has a 20-foot front setback, a 16-foot rear
setback and five-foot sideyard setbacks. There are 24" eaves and a tan, asphalt
shingled roof with gable architecture. The garage door has decorative arches.
STAFF REPORT - PLANNING COMMISSION
April 9, 1985
Page 2.
STAFF COMMENTS AND ANALYSIS
The floor plan, height and siting of the house complies with the R-1*++ Zoning
requirements and the City's adopted minimum requirements for single-family hones.
The house design is compatible with surrounding development. The surrounding hares
are of various designs and roof styles. The proposed asphalt shingled, gable roof
is also consistent with the existing dwellings in the area since a similar roof
material is utilized across the street. The house's size and bulk are comparable
to that of surrounding dwellings.
1. The request is consistent with the requirements of the R-1 Zone and the goals
and objectives of the La Quinta General Plan.
2. The building design is compatible with area development.
3. The project will not have a significant adverse impact on the environment and
is categorically exempt from requirements of the California Environmental
Quality Act (CEQA).
STAFF RECOMMENDATION
Based upon the above findings, the Camwnity Development Department recommends
approval of Plot Plan No. 85-140 in accordance with Exhibits A, B and C and
subject to the attached conditions.
P ARID BY:
Tamara J. Campbell
Assistant Planner
TJC:dmv
Atchs: 1. Coalitions
2. Exhibits A, B and C
70�-
BY:
ik J(�—
Lawrence L. Stevens, AICP
CameuLity Development Director
THIS APPAOM IS SMECT TO SM PCUDWM CMVMCNS:
1. 'hie developua►t of the site shall be in conformance with the bdibits A,
8 and C oantainsd in the file for Plot plan No. 85-140 , unless otherwise
anns:nde I by the following conditions.
2. 'fie approved plot p2m shall be used within two years of the approval date;
otheadse, it shall became null and void and of no effect ilatsoever. by
"use" is meant the beginning of substantial oongUmctions, not Including
viiich is
ear
�iod and is tear diligentlypursued oa:p�letiann.. the 1
3. tipster and sewage disposal facilities shall be installed in accordance with
the requiramarts of the Riverside County Health Department.
4. Fire probeetion shall be provided in accordance with the standards of the
uniform Fire Code as adopted by the City of la Quints.
5. Prior to the issuance of a building permit, the developer shall suladt
and lave approved, a detailed lmmdecape plan for the front yard showing
the species, size, location and spacing of all planting materials, including
a minimum of two (2), 15-gallon, street trees. The plan shall indicate the
irrigation system and the location of the required three (3) outdoor water
Prior to the issuance of a Certificate of oocvpancq, the Applicant
install landscaping in accordanoe with the approved landscape plan.
All trees and plants stall be maintained in viable condition for the life of
the approved use.
6. he heating and cooling mwjmdcal equipment stall be ground mounted, or
screened entirely by the roof structure.
7. Refuse eontainess and bottled gas containers stall be concealed by fencing
or landsoaping.
S. The driveway stall be surfaced with concrete and have asptaltic concrete
ommoting pavement (a 2" x 4" header) to the existing street pavement.
ts from the folloAng
9. agencies prior to submitting q theto tclearances and/or he Building Dgmr wrrt for
plan A I " :
° Riverside County Health Department
° City Fire Marshal
e sty Dwelopmeut Departmit, Planning Division
o Desert Sans Unified School District
10. The Applicant shall pay a school development fee as determined by the Desert
Sands Unified School District in accordance with the school mitigation agree-
ment as approved by the City Council and in effect at the time of issuance of
a buildug permit. A letter from Desert Sates Unified School District stating
that these fees have been paid shall be presented to the ComLmuity Develagnent
Department, Building Division, prior to issuance of a building permit.
°k-,
MEMORANDUM
CITY OF LA QU1NTA
0 . E
To: The Honorable Chairman and Members of the Planning commission
From: Community Development Department
Date: April 8, 1985
subject: PLCT PLAN No. 85-141
Location: East Side of Avenida Cbregon, 200' South of Calle Chihuahua
Applicant: Rick Johnson Construction
Request: Approval to Construct a Single -Family Hare Intended for Sale
IPAoWISVONIC
1. General Plan: Low Density Residential (3-5 dwellings per acre).
2. Zoning: R-1*++ (Single -Family Dwellings, 17' Height Limit, 1200 Square Foot
Minimum Dwelling Size).
3. Existing conditions: The 50' x 100' lot is located on Avenida obregon, south
of Calle Chihuahua. Most of the surrounding area has been developed with
J. L. Johnson's houses. The predominant roofing material is tile. Almost all
houses in the vicinity are built on single lots.
4. Environmental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CEQA) and a Notice of Exemption
will be filed with the County Recorder.
5. Description of Request: The Applicant, who is a contractor, is requesting approval
to construct a single-family dwelling intended for sale. Rick Johnson has received
18 previous approvals for similar houses. Fourteen (14) homes have been completed,
none are under construction, and four (4) are in plan check. This application has
been submitted concurrently with two other applications. All of the Applicant's
houses have been sold and there are no vacant ones.
The house has 1592 square feet of usable living area, with three bedrooms exceeding
the 10-foot clear dimension required, two baths, and an attached, two -car garage
with pedestrian access into the house. The building will have off-white stucco
siding, brown trim and brawn asphalt shingles on a peaked roof. The house has a
20-foot front yard setback, 16-foot rear setback, and five-foot sideyard setbacks.
There are 24" eaves.
STAFF REPORT - PLANNING CODMMISSION
April 9, 1985
Page 2.
STAFF CCrM4EN TS AND ANALYSIS
The floor plan, height, and siting of the house complies with the R-1*++ Zoning
standards and the City's adopted minin m requirements for single-family hares.
The Planning Camnission has determined that asphalt shingles are compatible with
tile. Almost all hares in the area have stucco siding and tile roofs. There is no
consistent roof design. Almost all hares have been developed on single lots. The
proposed house is canparable in size and bulk to the surrounding hares.
FINDINGS
1. The request is consistent with the requirements of the R-1 Zone and the goals
and objectives of the La Quinta General Plan.
2. The building design is compatible with area development.
3. The project will not have a significant adverse impact on the environment and
is categorically exempt from the requirements of the California Environmental
Quality Act (CEQA).
Based upon the above findings, the Community Developcent Department recommends
approval of Plot Plan No. 85-141 in accordance with Exhibits A, B and C and subject
to the attached conditions.
BY:
9
600
T�- Campbell
Assistant Planner
TJC:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED
e c
Lawrence L. Stevens, AICP
Cammuity Development Director
THIS APPAWAL IS SULT T 70 7W FadDWING COMMONS:
1. The development of the site shall be in conformance with the tdibits A,
8 and C Contained in the file for Plot Plan MD. s-141 , males Otherwise
amended by the following condition.
2. The approved plot plan shall be used within two years of the approval date;
otherwise, it stall become null and void and of no effect whatsoever. By
muse* is meant the beginning of substantial cormtructiAn, not including
grading, oontsnplated by this approval ed:ich is begun with the two-year
period and is thereafter diligently pursed to oahpletion.
3. water and sewage disposal facilities shall be installed in accordance with
the requirements of the Riverside County Health Department.
4. Fire protection shall be provided in accordance with the standards of the
uniform Fire Code as adopted by the City of la Quints.
S. Prior to the issuance of a building permit, the developer shall sutudt
and have approved, a detailed landscape plan for the front yard shaw•irg
the species, size, Location and spacing of all planting materials, including
a minimum of two (2), I5-gallon, street trees. the plan stall indicate the
irrigation system and the location of the required three (3) outdoor water
spigots. Prior to the issuance of a Certificate of Oavpancy, the Applicant
stall install landscaping in accordance with the approved landscape plan.
All trees and plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and Cooling mechanical equipment shall be ground mounted, or
screened entirely by the roof structure.
7. Refuse Qrmtaina= and battled gas Containers shall be eo►osaled by fencing
or LwAscaping.
8. The driveway shall be surfaced with ooncrete and have asphaltic concrete
connecting pavement (a 2" X 4" header) to the existing street pavement.
9. 72he Applicant shall obtain clearances and/or pe= is from the following
agencies prior to submitting these plans to the Building Department for
plan check:
• Riverside County Health Department
° City Fire Xwehal
e sty Development Department, Planning Division
o Desert Sands Unified School District
10. 7the Applicant shall pay a school devel.opnent fee as detenminhed by the Desert
Sands Unified School District in accordance with the school mitigation agree-
ment as approved by the City Oouncil and in effect at the time of issuance of
a building permit. A letter from Desert Sands Unified School District stating
that these fees have been paid shall be presented to the Community Development
Department, Di nd *g Division, prior to issue of a building permit.
MEMORANDUM
CITY OF LA QUINTA
5. F
To: The Honorable Chairman and Menbers of the Planning Commission
From: Community Development Department
Date: April 9, 1985
Subject: PLOT PLAN NO. 85-142
Location: West Side of Avenida Martinez, 150' South of Calle Madrid
Applicant: Rick Johnson Construction
Request: Approval to Construct a Single -Family Hone Intended for Sale
BACKGROUND
1. General Plan: Low Density Residential (3-5 Dwellings Per Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200 Square Foot
Minimum Dwelling Size).
3. Existing Conditions: The 50' x 100' lot is located on Avenida Martinez, south
of Calle Madrid. The area is developed with scattered single-family hones on
single lots. 'there is a variety of housing designs and roofing materials.
4. Environmental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CDQA) and a Notice of Exemption
will be filed with the County Recorder.
5. Description of the Request: The Applicant, who is a contractor, is requesting
approval to construct a single-family house intended for sale. Rick Johnson has
received 18 previous approvals. Fourteen (14) hones have been canpleted, none
are under construction, and four (4) are in plan check. This Application has
been submitted concurrently with two other applications. All of the Applicant's
houses have been presold and there are no vacant ones.
The house has 1592 square feet of usable living space with three bedrooms, each
exceeding the 10-foot clear dimension required, two baths and an attached two -car
garage with a connecting pedestrian door leading into the house. The building
will have off-white stucco siding, brown trim and a brown asphalt shingled, peaked
roof. The house has a 20-foot front setback, a 16-foot rear setback and five-foot
sideyard setbacks. There are 24" eaves and the garage is painted with decorative
arches.
STAFF REPORT - PLANNING C0:USSION
April 9, 1985
Page 2.
STAFF CCMMIVTS AND ANALYSIS
The floor plan, height and siting of the house crplies witli the R-1*++ Zoning
requirements and the City's adopted minin n requirements for single-family homes.
Regarding the carpatibility of the house's design with surrounding development, the
overall design and roof style are consistent. The surrounding homes are of various
designs and roof styles. The house's size and bulk are ca parable to that of
surrounding dwellings.
1. The request is consistent with the requirements of the R-1 Zone and the goals
and objectives of the La Quinta General Plan.
2. The building design is compatible with area development.
3. The project will not have a significant adverse iripact on the environment and
is categorically exempt from the requirements of the California Environmental
Quality Act (CEQA).
STAFF RECONMENIDATION
Based upon the above findings, the amrtinity Develognent Department recommends approval
of Plot Plan No. 85-142 in accordance with Exhibits A, B and C and subject to the
attached conditions.
PIWARED �vW1/W L BY:
Tamara S Campbell
Assistant Planner
TJC:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
BY
Tr
//P`—"
Lawrence L. Stevens, AICP
Cannrnity Develcpnient Director
7HI5 APPROVAL IS SLWWT 10 71E F WWIIIG CONDITIONS:
1. 2W development of the site shall be in owlamance with the Ediibits A,
B and C omtained in the file for Plot Plan No. 85-142 , unless otherwise
mrenda 4 by the follvA g conditions.
2. The approved plot plan shall be used within two years of the approval dates
otherwise, it shall become null and void and of no effect whatsoever. By
muses is meant the beginning of substantial Construction, not including
pdisdiligently which Is begun with theiod andisthereafterated by this purmud to M%Aetion.
3.
rater and sewage disposal facilities shall be installed in accordance with
the requiranants of the Riverside County Health Department.
4. Fire protection shall be provided in accordance with the standards of the
Unifarm Fire Code as adopted by the City of La Quints.
S. Prior to the issuance of a building pewit, the developer shall submit
and have approvedp a detailed landscape plan for the front yard showing
the species, silcoation and spacing of all planting materials, including
ze,
a minimam of two (2), 15-gallcn, street trees. The plan shall indicate the
irrigation system and the location of the required three (3) outdoor water
spigots. Prior to the issuance of a Certificate of Oocupancq, the Applicant
shall install landscaping in accordance with the approved landscape plan.
All trees and plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and Cooling mectnanical equipment shall be ground mounted, or
screened entirely by the roof structure.
7. Refuse cmtainezz and bottled gas cmtainers shall be concealed by fencing
or landscaping.
e. 2w driveway shall be surfaced with concrete and have asphaltic concrete
connecting pavement (a 2" x 4" header) to the existing street pavement.
9. go Applicant shall obtain clearances and/or p=dts Exam the following
agencies prior to submitting these plans to the Building Department for
plan check:
" Riverside County Health Department
° City Fire Marshal
• City Mvelopme nt Department, Planning Division
e Desert Sands Unified School District
10. 7he Applicant shall pay a school development fee as determined by the Desert
Sands Unified School District in accordance with the school mitigation agree-
ment as approved by the City Council and in effect at the time of issuance of
a biilduig permit. A letter from Desert Sands Unified School District stating
that these fees have been paid shall be presented to the Community pity Develoment
Department, Building Division, prior to issuance of a building permit.