1985 10 22 PCAGENDA
PLANNING O"USSICN - CITY OF IA QUrM
A Regular Meeting to be Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California
October 22, 1985 7:00 p.m.
v • • 0 pr
A. Flag Salute
2. ROLL CALL
3. HEARINGS
A. Street Vacation No. 85-008, a request for the City to vacate a
29±-foot-wide strip along the easterly and southerly portions of
the existing 100-foot-wide right-of-way for Eisenhower Drive between
San Vicente Street (east) and Avenida Fernando (south); La Quinta Golf
Estates Commnity Association, Applicant.
1. Report from Staff.
2. Motion for Adoption.
B. Plot Plan No. 85-186, a request to construct a private frontage road
with controlled access gates at San Vicente Street and Coachella Drive,
with an alternate plan showing an additional access gate adjacent to
Eisenhower Drive and north of Avenida Fernando (south). The Applicant
is also requesting installation of a perimeter wall and landscaping
within the remaining Eisenhower Drive public right-of-wav; La Quinta
Golf Estates Comtunity Association, Applicant.
1. Report from Staff.
2. Motion for Adoption.
C. Tentative Tract Map No. 21123 ("Duna La Quinta"), a request to divide
6.74 acres on the west side of Washington Street, 800' south of Avenue 50
into 20 lots for the development of custom single-family housing; Landmark
Land Company, Applicant.
1. Report from Staff.
2. Motion for Adoption.
D. General Plan Amendment No. 85-007, a request to amend the land Use Element
of the La Quinta General Plan from "High Density Residential" (10-20 dwellings
per acre) to "General Commercial" on approximately six (6) acres. (NOTE:
The Planning Commission has recently adopted a revised City-wide General
Plan which changes all "General Commercial" Land Use Designations in the
general project site vicinity to "Village Commercial"); Landmark Land Company,
Applicant.
1. Report from Staff.
2. Motion for Adoption.
E. Change of Zone No. 85-017, a request for a zone change from R-2-3350
(Multiple -Family Residential) to C-P-S (Scenic Highway Commercial) on
approximately six (6) acres. This request was submitted concurrently
with General Plan Amendment No. 85-007 and Specific Plan No. 83-001,
Amendment Plo. 2, to permit commercial development within a portion of
the "Duna La Quinta" Specific Plan; Landmark Land Company, Applicant.
1. Report from Staff.
2. Motion for Adoption.
F. Specific Plan No. 83-001, AmmenlTent No. 2, a request to amend a portion
of land (approximately six (6) acres) within the Duna La Quinta Specific
Plan project area from apartment/condominium land uses (13 dwellings per
acre maximum) to General Commercial; Landmark Land Company, Applicant.
1. Report from Staff.
2. Motion for Adoption.
0
AGENDA - PLANNING COMMISSION
OCTOBER 22, 1985
Page 2.
4. CONSENT CALENDAR
A. Minutes of the Regular Meeting of October 8, 1985.
B. Minutes of the Adjourned Meeting of October 10, 1985.
5. BUSINESS
A. Plot Plan No. 85-202, a request to construct a single-family dwelling
on the west side of Avenida Rubio, 200' north of Calle Sonora; Gilbert
Sherk, Applicant.
1. Report fran Staff.
2. Notion for Adoption.
B. Plot Plan No. 85-206, a request to construct a single-family dwelling
on the east side of Avenida Carranza, 150' south of Calle Potrero;
Thomas Dorsey, Applicant.
1. Report from Staff.
2. Notion for Adoption.
RE:
ITEM NO.
DATE
PLANNING COMMISSION MEETING
7: ao
/ MOTION BY: BRA�NDT DE SPE GARIN MDRAN wXLLING THORNBURGH
�. SECOND BY: I `�1'/ DE GASPERIN MORAN MU LING THORNBURGi
DISCUSSION
ROLL CALL:*
CO=SSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
LIZ
UNANIMOUSLY ADOPTED: YES NO
ITEM NO. J, '4
DATE /d - Z Z - E
PLANNING COMMISSION MEETING
RE: ,Gktej vQ 8S� O D
MOTION BY: t31/ +ANui' DE CSPERIN MORAN IN TAOR[ID
SECOND BY: BRANDT DE GASPERIN MORAN WALLING THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
COP2IISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
41
BRANDT —
DE GASPERIN —
MORAN —
WALLING —
THC[MURGH —
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUIMTA
To: The Honorable Chairman and Members of the Planning Commission
From: Cam unity Development Department
Date: October 22, 1985
Subject: STREET VACATION NO. 85-008 - PORTION OF EISENHOWER DRIVE
Location: Portion of the Easterly and Southerly Sides of Eisenhower Drive Between
San Vicente (East) and Avenida Fernando (South)
Applicant: Ia Quinta Golf Estates Ccmamity Association
Request: To Abandon a 29±-Foot-Wide Strip of the Existing Eisenhower Drive
Right -of -Way to Allow for Construction of a Private Frontage Road
and Perimeter Wall.
1. General Plan
a. Land Use: Low Density Residential (3-5 dwellings/acre); Proposed General
Plan - I.ow Density Residential (2-4 dwellings/acre).
b. Circulation: Eisenhower Drive, Major, 100-foot right -of -clay; Proposed
General Plan - Primary Arterial, 100-110-foot right-of-way.
c. Ccffmnity Design Element: Proposed General Plan designates Eisenhower Drive
as a "Primary Image Corridor" with minor entry nodes having secondary gateway
design treatment at its intersections with Washington Street and Calle Tampico.
2. Zoning: R-l* (One -Family Dwellings, 1200-Square-Foot Minimum Dwelling Size).
3. Existing Conditions: La Quints Golf Estates No. 1 is a 155-lot, land sale
subdivision which was approved by Riverside County in 1959. As shown on the
attached area map, 89 lots are located in the area of Avenida Fernando. The
remaining 66 lots are located along six other streets accessing directly off
Eisenhower Drive. Adjacent to the east of this tract, with access from Avenida
Fernando, is La Quinta Golf Estates No. 2, a 30-lot subdivision, which will also
be behind the fence. Development of these subdivisions is on a lot -by -lot basis.
Of the 185 lots located within the proposed fencing and gates, 104 lots are
developed. All the streets within the tract have 60-foot right-of-ways and are
private streets which were not accepted for dedication by the County. Coachella
Drive is one of two accesses to the La Quinta Country Club "Islands" development,
located adjacent to the east. An entry gate is located along Coachella Drive
easterly of Avenida Fernando. Club La Quinta, a gated condominium project with
18 units, is located at the southeast corner of Eisenhower Drive and the southerly
extension of Avenida Fernando.
STAFF REPORT - PLANNING COMMISSION
October 22, 1985
Page 2.
At the time this tract was recorded, Riverside County accepted the necessary
road dedication for the ultimate 50-foot, half -width of Eisenhower Drive adjacent
to the tract. Eisenhower Drive is a 26-foot-wide, paved street between the south
extension of Avenida Fernando and San Lucas. Between San Lucas and San Vicente,
the paved roadway is approximately 56-feet wide and was improved in conjunction
with the Laguna De La Paz development. Eisenhower Drive at both ends of the
Ia Quinta Golf Estates No. 1 tract is fully developed to ultimate standards with
curb and gutter. The current traffic load is 5600 vehicles per day. The interior
private streets have 60-foot right-of-ways with approximately 24-foot-wide, paved
roadways with no curb or gutter. The majority of the private streets are in poor
condition. Avenida Fernando west of Eisenhower Drive is a private road providing
access to the La Quinta Hotel Tennis Club, the "Tennis Club Villas" project and
the Santa Rosa Cove development.
4. Environmental Assessment: An environmental assessment was prepared by Staff and
it was tentatively determined that the project would not have a significant adverse
impact on the environment. The main concern was traffic safety and circulation.
Mitigation measures attached to this approval will avoid the possible traffic
hazards.
5. Description of Request: The La Quinta Golf Estates Comnnumity Association is
requesting the City to vacate a 29±-foot-wide strip of the existing 100-foot-wide
Eisenhower Drive right-of-way in order to provide for adequate area to construct
a private frontage road and a perimeter wall. All public road improvements would
be constructed within the remaining 71-foot right-of-way. The project would extend
along the easterly and southerly sides of Eisenhower Drive between San Vicent Street
(east) and Avenida Fernando (south).
6. Comments from Other Agencies:
a. City Engineer: See Plot Plan No. 85-186 for comments regarding improvement
design.
b. City Fire Marshal: No comment. Fire Department's concerns are addressed on
Plot Plan No. 85-186.
c. City Comnnu-iity Safety Coordinator: Comments are addressed on Plot Plan No.
85-186.
d. Riverside County Sheriff: No comment.
e. General Telephone: Existing GTE facilities are located within the existing
street right-of-way. Easements will be required to cover those locations.
f. Cometnts were requested, but not received from Coachella Valley Water District,
Imperial Irrigation District, Southern California Gas Company and La Quinta
Property Owners Association.
7. Com¢ents from the Public: Attached are letters received commenting on the proposed
project.
8. Related Approvals and Actions:
a. Plot Plan No. 85-105, approval to install an access gate on Coachella Drive
east of Eisenhower Drive. The Planning Commission deferred decision on
STAFF REPORT - PLANNING CCMISSION
October 22, 1985
Page 3.
perimeter fencing extending between the two extensions of Avenida Fernando
until the Applicant could contract with a consultant to consider alternative
methods to restrict access and provide for a perimeter wall into the La Quinta
Golf Estates subdivision.
b. Plot Plan No. 85-186, a request submitted concurrently with Street Vacation
No. 85-008 to construct a private frontage road with controlled access gates
at San Vicente Street and Coachella Drive (the alternate plan shows an addi-
tional gate which may be located at Avenida Fernando (south). The Applicant
also requests installation of a concrete block perimeter wall and landscaping
within the Eisenhower Drive public street right -of -Fray for the entire length
of the project.
c. A request submitted concurrently with Street Vacation No. 85-008 for the City
to agree to form an assessment district and to fund the improvements to
Eisenhower Drive, including the installation of new street improvements,
modifications to existing improvements adjacent to Laguna De La Paz, installa-
tion of traffic striping and signs, construction of a perimeter wall and
installation of landscaping.
d. The Applicant has obtained a building permit and has completed approximately
80% of the entry gate construction on Coachella Drive, as was permitted by
approved Plot Plan No. 85-105.
STAFF C(YMENTS AND ANALYSIS
Purpose of Request
The Applicant is requesting the City to vacate a 29±-foot-wide strip of the Eisenhower
Drive right-of-way in order to provide adequate space for the construction of a private
frontage road, access gates and a perimeter wall. No acquisition of right-of-way along
the west side, or a shifting of the roadway to the west, is proposed.
The Applicants' stated intent is the following:
° Traffic safety would be improved by limiting direct access to Eisenhaaer,
which will reduce cross traffic and eliminate vehicles backing onto Eisenhower
from adjacent houses.
° Construction of the wall will provide a sound buffer for noise generated by
traffic on Eisenhower Drive.
° Construction of the wall and guard gates will inprove security within the
subdivision by restricting access.
Regarding the first two items, the frontage road and noise barrier could be constructed
without vacating the public righ-of-way; this is the approach which is being discussed
for the Highland Palms area adjacent to Washington Street. However, the Applicants'
desire to maintain the frontage road as a private street and to install access gates
necessitates the street vacation since these improvements are not permitted within a
public right-of-way.
0
STAFF REPOIU - PLANNING COMMISSION
October 22, 1985
Page 4.
In considering this request, several essential determinations should be made including:
° Consistency of the proposed abandonment with the General Plan.
° Demonstration that the portion of the road proposed for abandonment is not
needed for future use.
° Evidence of public benefit of proposed abandonment.
° Carpliance with provisions of the California Environmental Quality Act.
The following is a brief ccnparison of the proposal with the current and proposed
General Plan Street Standards:
Eisenhower hive
Eisenhower Drive
Proposal
Current Genl. Plan
Proposed Genl. Plan
Designation
No Change
Major Highway
Primary Arterial
Width ROW
71'
100'
100' - 110' **
Width Curb to
Curb
52'
78'
82'
No. Travel Lanes Four
Four
Fbur
Avg. Width
Travel Lanes
12'
12'
12'
Width/Pkg Lanes
None
8'
8'
Width/Median
4'
12'
18'
Width/Parkways
71, 12'
12'
14'
* Avenida Bermudas between Avenue 52 and Calle Tampico
** Standards given for 110' right-of-way
ison*
Avenida Bermudas
Secondary Arterial
88'
64'
Four
12'
8'
None
12'
As indicated by the chart, approval of the street vacation as proposed would have
the following effects on the design of Eisenhower Drive:
° No change to the number or average width of the travel lanes
° Deletion of a center median area for left -turn lanes
• Deletion of the parking/emergency breakdown lanes, which would
also delete on -street bicycle riding
° Reduction of parkway area along southerly and easterly side of
Eisenhower Drive, which would delete a sidewalk on this side
° Mile the proposed General Plan would upgrade Eisenhower Drive
to provide for a wider median, the vacation request would
essentially downgrade the street to secondary arterial status
If the General Plan standards are viewed literally as the minimum standards allowed
for streets within the City, then the proposal would not be consistent. If the
General Plan standards are viewed as a guideline, with the determination of consistency
being based upon functional criteria with regards to the ability of the proposed street
design to serve the intended purposes (e.g., handle a minimum traffic level), then the
proposal could be considered consistent if the changes recc mended in Plot Plan No.
85-186 are implemented. Staff recarcnends that this latter approach be used.
STAFF REPORT - PLANNING COMMISSION
October 22, 1985
Page 5.
Regarding the effect of the proposed changes on the ability of Eisenhower Drive to
function as a major traffic link within the southern portion of the City, the modified
design would still be able to safely handle the projected 23,000 vehicles per day
traffic load since no change is proposed for the number or average width of the planned
four lanes. The reduction of the number of intersections with side streets would reduce
the area of cross traffic and thereby should improve traffic flow. The proposal would
also eliminate vehicles backing onto Eisenhower Drive from the lots located between the
two extensions of Avenida Fernando.
Deletion of the parking/emergency breakdown lanes, although not ideal, would not create
a traffic safety hazard. The resulting elimination of on -street bicycle riding is not
a change from the present standards; CALTRANS recommends, and the City has followed a
policy in the past, that high traffic major and arterial roads have a separate off-
street bicycle/pedestrian path. This is based upon the fact that it is a safety
hazard for both the bicyclist and the motorist to allow on -street bike lanes on busy
roads.
Regarding the center median (from a traffic viewpoint only) the plan does not provide
space for any left -turn pockets from Avenida Fernando (south) to the main entrance at
Laguna De La Paz. As discussed in the Staff Report on Plot Plan No. 85-186, additional
right-of-way must be acquired to provide a left -turn lane at the intersection of
Eisenhower Drive and Avenida Fernando (north) for a central access to the undeveloped
property located to the west. However, the modified plan will not provide adequate
space for a left -turn pocket at the westerly secondary entrance to Laguna De La Paz
without substnatial modification to the existing street, parkway and gate improvements.
For the other areas, the proposed 4-foot-wide median is of adequate width to provide
for separation between opposing traffic.
Regarding the reduction of the parkway area along the southerly and easterly side of
Eisenhower Drive, this would effectively result in the deletion of a sidewalk along
this side. However, the plan still allows the standard parkway width for a sidewalk
on the opposite side of the street. Pedestrian access to Eisenhower Drive will also
be restricted by the proposed perimeter wall, and any access gates could be located
so that foot and bike traffic could safely cross to the paths on the opposite side of
the street. Sidewalk/bike path improvements along the westerly and northerly side of
Eisenhower Drive could be adequate to serve the anticipated traffic, though the
sidewalk/path width may need to be increased to safely handle two-way bike and pedes-
trian traffic.
In conclusion, regarding consistency with the General Plan traffic and circulation
plans, the proposal could be considered consistent from a functional viewpoint if
the modifications to the street plan as reco ended in Plot Plan No. 85-186 and this
conditional street vacation are implemented.
Noise
As discussed in the noise study prepared for the proposed General Plan, the noise
levels along Eisenhower Drive will increase significantly as traffic increases. These
levels are anticipated to exceed those standards recommended in the plan at ultimate
buildout; therefore, some type of noise buffer is warranted. The concept of the
proposed perimeter wall is consistent with the noise portion of the General Plan if
it is designed to act as an effective noise barrier.
STAFF REPORT - PLANNING COMMISSION
October 22, 1985
Page 6.
The effect of the noise buffer on the proposed street vacation is as follows. As
was demonstrated by the design of the noise buffers along realigned Avenue 52, a
six -foot -high, garden -type block wall may not be an adequate buffer. If a substantially
higher wall is required, the proposed 93-2' separation between the curbs of Eisenhower
Drive and the frontage road may be too narrow to allow for construction of a combina-
tion berm/block wall barrier as approved for Avenue 52. Therefore, the results of the
site specific noise study may result in the need to increase the width of the separation
between the two roads if a combination berm/block wall is necessary or desired.
Community Desi
The proposed General Plan designates Eisenhower Drive as a "primary image corridor"
between Washington Street and Calle Tampico. As one of the main entryways into the
south City area, special design treatment is reconmended. In addition, the upgraded
street standards would provide for a median wider than current standards. The proposed
plan also formalizes the City's past policy of requiring a minimum 20-foot average wall
setback from property line along major roads; adding the 12-foot parkway area provided
in the standard street design, this provides for an average 32-foot-wide parkway.
As proposed, the Eisenhower Street plan is not consistent with the above policies.
The 6'-foot-wide, planted strip between the wall and curb is the same amount of
landscaping as was required by Riverside County in front of La Quinta Hotel and is
substantially lower than current City policy. The reduced wall setback may also tend
to emphasize the narrow width of the parkway. Although a strict requirement for an
average 32-foot-wide parkway area would be unrealistic, the parkway should be increased
from the proposed plan to allow the planting of landscaping in a pattern other than a
straight narrow row. This could also help reduce the lopsided appearance of the street
which would result from having substantial parkways along one side and a narrow parkway
along the other side.
Regarding the deletion of the median area, although it may not be essential fron a
traffic safety viewpoint, it is a very irportant part of the urban design concept of
the proposed General Plan. As discussed within the document and illustrated on the
attached exhibit from the plan, image corridors along the major roads are planned
with special entry design treatment at major intersections. The main circuitous route
into and out of the village center area will be on Washington Street, Calle Tampico
and Eisenhower Drive. As discussed in the plan text, this main loop would serve
to lead people to and out of the village center area, but would also visually tie
together the walled and gated projects with each other and with the other neighbor-
hoods in the City. This was a major concern voiced during the early development
stages of the General Plan, especially regarding Eisenhower Drive where the
discrepancy between:the development north and south of the flood channel had created
both a visual and psychological split in the city.
Deletion of the median, in addition to the narrowing of the roadway area, would
result in a street which is only approximately 1-foot wider than that existing
on Avenida Bermudas between the post office and the curb next to La Quinta Realty.
Allowing a substantial section of Eisenhower Drive to be developed at this reduced
standard would substantially weaken the visual effect of the proposed image
corridor/entryway concept.
STAFF REPORT - PLANNING COMNIISSION
October 22, 1985
Page 7.
NEED FOR FUTURE USE OF VACATED PORTIONS
As discussed within the previous section, there is a future need for a wider right-
of-way than the proposed 71-feet. Since the proposed street plan is essentially
a "bare -bones" design, addition of any of the following design features would
require a larger portion of the existing 100-foot wide right of way for these
future improvements.
° If full -width medians are required (minimum 10-foot-wide raised
planter median or a minimum 12-foot-wide painted median) the
curb -to -curb distance must be increased from 52-feet to 64-feet.
This figure includes the minimum width which must be added to the
adjacent travel lanes if a raised median is proposed.
° If a full -width median is not required, then left -turn lane pockets
must be created at Avenida Fernando (north) and the westerly
secondary entrance to Laguna De La Paz at Santa Ursula Street.
Curb -to -curb width mist be increased from 52-feet to 64-feet.
• If parkway/emergency breakdown lanes are required, the curb -to -curb
width mist be increased by 16-feet.
° If the parkway width along the east and south side is increased,
then the overall right-of-way mist be increased accordingly.
As noted above, the minimum that the proposed right-of-way must be increased is
12-feet in the areas of the left -turn pockets. The public right-of-way can be
increased from 71-feet by the following means:
• Redesign or relocate the private frontage road to reduce the
amount of area proposed for vacation
• Acquire additional right-of-way along the opposite side of the
road; in essence, shift the public right-of-way westward
A problem arises in the area adjacent to Laguna De La Paz. Although there is a need
for a portion of the public right-of-way proposed for vacation, particularly in the
area of the future left -turn pocket, obtaining this right-of-way would require
substantial changes to the existing street improvements and landscaping at Laguna De
La Paz.
Based upon the previous discussion, Staff has concluded that there is future need for
a larger portion of the existing 100-foot-wide right-of-way than the 71-feet proposed
by the Applicant.
PUBLIC BENEFITS OF PROPOSAL
The discussion of project benefits revolves around three main issues; traffic safety,
noise and aesthetics.
Traffic Safety
One of the Applicant's justifications for the need of this project is that the
reduction in the number of streets intersecting with Eisenhower Drive and the elimina-
tion of vehicles backing from their hones onto this major street will benefit both the
general public and the project residents with improved traffic safety. While in general
the idea of reducing areas of cross traffic reduces the chances of collisions, Staff
questions whether the request for a frontage road along the entire project boundary is
the only reasonable solution to improving traffic safety.
STAFF REPORT - PLANNING COMISSION
October 22, 1985
Page 8.
Regarding the area of the cul-de-sacs, it is Staff's conclusion that the improvement
to traffic safety by having the cul-de-sac versus the current street design does not
warrant the vacation of 29-feet of public right-of-way. The basis for this is the
following:
° The hazard of vehicles backing onto Eisenhower from these houses can
be easily avoided by having the houses access the side streets. of
the 15 lots with Eisenhower Drive frontage, 8 are developed, 1 with a
tennis court; 6 of the 7 hones' garages access the side roads, with
the garage of single remaining house sited so as to permit a structural
change to change its driveway access.
° The current street standard provides for adequate width for left -turn
acceleration and deceleration lanes to ensure safe turning into and
out of these side roads.
° The turn radius of Eisenhower Drive provides adequate sight distance
for safe turning movements.
° The amount of cross traffic from these hones does not warrant a change
from the above described street improvement plan. With the exception
of San Vicente Street, with 16 lots, all the cul-de-sacs have only 10
lots. The cul-de-sacs in themselves do not create a significant traffic
hazard.
° The traffic accident reports from July, 1982, to June, 1985, report only
two accidents in this area (no injuries), one from an attenpted U-tuLn
and one from a vehicle on the wrong side of the road.
Based upon the above facts, it is Staff's conclusion that adequate traffic safety
can be provided without modifications to the current street plan by improving the
street to its ultimate standard to ensure safe turn movements, requiring all new
hares to access the side streets and requiring one existing hone to modify its
garage and driveway. The benefits gained by the frontage road over those obtained
by these means is not significant enough to warrant the street vacation in this area.
Regarding the area adjacent to the two extensions of Avenida Fernando, there are 17
lots with frontage on Eisenhower, with only 5 able to obtain access from side streets.
This area is very similar to the Highland Palms Subdivision on Washington Street,
where a frontage road is proposed as a public project. In both instances, the traffic
hazard created by cars entering and leaving these houses, often times backing onto
the street, is significant enough to warrant a frontage road. There are no other
reasonable or feasible methods of reducing this hazard to an acceptable level without
a major change to the subdivision's interior road and access design and/or to the
existing houses. As discussed in the Staff Report on Plot Plan No. 85-186, Staff is
reconnending changes to the design to minimize the amount of right-of-way necessary
to be vacated or compensating for the right-of-way needed for the frontage road.
Noise
As stated previously, a noise barrier will be necessary at some point in the future
as traffic increases on Eisenhower Drive. Construction of a wall and berms can be
accommodated with the existing right-of-way without a street vacation. Also, in the
area of the cul-de-sacs, the current right-of-way allows additional width over that
if the street were vacated for the construction of a noise barrier.
STAFF REPORT - PLANNING COMISSION
October 22, 1985
Page 9.
Aesthetics
Approval of the vacation as proposed would not benefit the general public by improving
the appearance of the street. The reduced right-of-way would allow significantly less
landscaping than under the plan in effect. In addition, the past comments of sore
nEnbers of the public, City Council and Planning Commission have indicated that the
construction of a project perimeter wall in itself is not an improvement to the street-
scape, but rather the design of the wall and the landscaped parkway area are important
factors.
Public Benefits - Conclusion
Balancing the above considerations, Staff makes the following conclusions regarding
the public benefits resulting from the proposed street vacation:
° In the area adjacent to Avenida Fernando, the increase in traffic
safety for the general public by eliminating the need for frontage
lots to directly access Eisenhower off -sets the changes to the
right-of-way.
° Possible modifications to the access road design and to the overall
right-of-way can reduce the visual impacts of the project on the
development and landscaping of the public right-of-way.
° In the area of the cul-de-sacs, any possible improvements to traffic
safety over the current standards and associated actions discussed
in this section do not outweigh the benefits and level of traffic
safety the general public would enjoy with the current right-of-way.
COMPLIANCE WITH CEQA
Approval of this project as amended would not result in a significant adverse impact
to the environment. Any impacts on traffic circulation and safety can be mitigated
by conditioning the approval of the street development plan for Plot Plan No. 85-186.
CCNCLUSIONS
1. The proposed vacation would result in the Eisenhower Drive right-of-way being
decreased 29-feet and the curb -to -curb width being decreased 26 feet. The
number of travel lanes would remain at four, but the parking lanes would be
deleted and the median and parkway area reduced.
2. The carrying capacity of Eisenhower should not be adversely effected.
3. If the proposal is modified to provide adequate width for left -turn lanes,
then the proposed vacation would be consistent with the General Plan Circulation
Element policies and standards for traffic safety.
4. The vacation would not result in hazards to pedestrians or bicyclists if paths
are constructed across the street and access points and crossings are restricted.
5. Although the installation of a perimeter wall/noise barrier is consistent with
the Noise Policy section of the General Plan, its installation is not dependent
upon the vacation of the public right-of-way.
STAFF REPORT - PLANNING COMMISSION
October 22, 1985
Page 10.
6. The proposed reduction of right-of-way width and the resulting street plan for
Eisenhower Drive would eliminate the opportunity for the future construction
of a median planter and would result in a 6'-foot-wide, landscaped area adjacent
to the perimeter wall.
7. The design treatment which could be provided on Eisenhower Drive within the
proposed street width if 29-feet are vacated is not consistent with the intent
of the image corridor/entryway plan of the General Plan.
8. As indicated by the essential need for additional right-of-way to provide for
left turns and the probable need for additional width to allow more landscaping
than proposed plan allows, the conclusion is that at least a portion of the
right-of-way proposed for vacation is needed for future use.
9. In the area of the cul-de-sacs, adequate traffic safety can be provided by
improvement of Eisenhower Drive to current standards, by requiring new hares
to access fran the side streets and by requiring future modification to the
garage and driveway of one existing hone.
10. In the area of the cul-de-sacs, the distance between Eisenhower Drive and the
houses is adequate for the construction of a noise barrier. Additional parkway
area could also be provided within the current street plan by restricting on -
street parking in order to increase the width of this parkway area.
11. In the area adjacent to Avenida Fernando, 12 lots have no alternative than to
directly access Eisenhower Drive. This creates a safety hazard for both residents
and the general public from vehicles backing onto the public streets.
12. Taking into consideration the existing access/street design and the subdivision
design, there is no reasonable and effective alternative to providing a frontage
road in the area of Avenida Fernando.
13. Any adverse aesthetic effects of the frontage road are off -set by the benefit
of improved traffic safety for the general public. Undesirable visual impacts
could be reduced by acquiring additional right-of-way along the opposite side
of Eisenhower Drive (which is undeveloped), the same approach as proposed for
the Highland Palms area on Washington Street.
14. The mitigation measures related to traffic safety and circulation, as contained
in the conditions of approval for Plot Plan No. 85-186, will mitigate any possible
adverse environmental effects of this project as amended.
FINDINGS
1. If constructed in accordance with the conditions of approval on the street
vacation and plot plan applications, the proposed street vacation would be
functionally consistent with the Circulation Plan and Policies of the General
Plan.
2. The vacation of the right-of-way and the development of public and private street
improvements can be brought into compliance with the Conminity Design Element of
the General Plan if developed in accordance with the conditions of approval for
the street vacation and plot plan.
3. The general public would not receive traffic safety or visual benefits to warrant
the proposed frontage road adjacent to the cul-de-sac area. The current street
standard and restrictions on driveways accessing Eisenhower will adequately ensure
traffic safety.
STAFF REPORT - PLANNING CUrMIISSION
October 22, 1985
Page 11.
4. The project residents and the general public would benefit from the increased
traffic safety resulting from the construction of a frontage road between the
extensions of Avenida Fernando.
5. Approval of the vacation and project design in accordance with the conditions of
approval will not have an adverse environmental impact.
RECOMENDATION TO PLANNING C04M9ISSION
Based upon the above findings, and subject to the recommended annts and conditions
of approval, the Co aunity Development Department recommends that the Planning Commission
adopt the attached resolution determining that Street Vacation No. 85-008 is consistent
with the La Quinta General Plan.
RECOTM'MATION TO CITY COUNCIL
Based upon the above findings, the Comiunity Development Department recommends that
Street Vacation No. 85-008 be approved in accordance with Exhibit "A", as amended, and
subject to the attached conditions of approval.
/a L. Bonner
Principal Planner
SLB:dmv
Atchs: 1. Conditions of Approval
2. Exhibit (Staff Reconnrendation)
APr B /J/ Q
Lawrence L. Stevens, AICP
Comninity Development Director
OWDITIONS OF APPROVAL
STREET VACATION NO. 85-008
October 22, 1985
1. Said portions of the public street right-of-way ordered vacated and abandoned
are those portions of Eisenhower Drive as shown on Exhibit "A" and as amended
by the following conditions, which conditions shall take precedence in the
event of any conflicts with the provisions of the street vacation plan.
2. The Applicant shall comply with all conditions of approval for Plot Plan
No. 85-186.
3. That portion of Eisenhower Drive right-of-way proposed for vacation between
the north side of Avenida Fernando (north) right-of-way and the projects
east boundary at San Vicente Street as shown on Exhibit "A", shall be deleted
and shall be retained as public right-of-way.
4. That portion of Eisenhower Drive right-of-way approved for vacation between the
northeasterly boundary of Avenida Fernando (north) and the southerly boundary of
Avenida Fernando (south) shall be amended as follows, in accordance with the
provisions of approved Plot Plan No. 85-186:
a. For that section of the frontage road designed for one-way traffic, the width
of the vacated portion shall be reduced from 29-feet to 25-feet.
b. For that section of the frontage road designed for two-way traffic, the
width of the vacated portion shall be increased from 29-feet to 33-feet.
c. The area to be vacated at the northeast corner of Eisenhower Drive and
Avenida Fernando shall be modified where required to allow for
public street intersection improvements in accordance with City
standards.
d. That portion of Eisenhower Drive at the intersection of Avenida Fernando
(south) is deleted from this vacation approval and shall remain as
public right-of-way.
5. Additional public right-of-way shall be acquired along the westerly side of
Eisenhower Drive to couply with the following standards:
a. Provide a minimum 88-foot wide right-of-way with a minimum
64-foot curb to curb distance to allow for construction of
four (4) travel lanes, a 10 to 12-foot wide center median and
two 12-foot wide parkway areas.
b. Provide additional right-of-way to construct transition improvements
as needed in the areas between the existing and modified public
street alignments.
6. The Applicant shall submit engineered street improvement plans for Eisenhower
Drive, as amended by the requirements of this approval and that for Plot Plan
No. 85-186, to the City Engineer for review and approval.
a. The plans shall be prepared by a Registered Civil Engineer and a
Registered Traffic Engineer.
b. The plans shall indicate all traffic control devices, including but not
limited to street stripping and traffic signage.
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ITEM NO.
DATE
PLANNING COMMISSION MEETING
MOTION BY: BRANDT� MDRAN V9JLING••a •G
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
i
MEMORANDUM
CITY OF LA QUINTA
40 "'3, O
To: The Honorable Chairman and Dim1bers of the Planning Cotmission
ROM Comunity Develognent Deparbient
Cate: October 22, 1985
Subject: Plan PLAN No. 85-186
Location: The Easterly and Southerly Sides of Eisenhower Drive Between San Vicente
Street (East) and Avenida Fernando (South)
Applicant: La Quinta Golf Estates Community Association
Request: Approval to Construct a Private Frontage Road with Access Gates
and a Perimeter Wall Along the Eisenhower Drive Frontage of La Quinta
Golf Estates Subdivision
1. General Plan: Refer to the Staff Report for Street Vacation No. 85-008.
2.
Zoning:
Refer to the
Staff
Report
for Street Vacation No. 85-008.
3.
Existing
Conditions:
Refer
to the
Staff Report for Street Vacation No. 85-008.
4. Environmental Assessment: Refer to the Staff Report for Street Vacation No. 85-008.
5. Description of Request: The La Quinta Comm mity Association is requesting approval
to construct a 24-foot-wide, private frontage road parallel to Eisenhower Drive
between San Vicente Street (east) and Avenida Fernando (south). Access gates are
proposed at San Vicente Street and Coachella Drive, with an additional alternative
access gate provided adjacent to Eisenhower Drive north of Avenida Fernando (south).
These gates will provide private access for the residents of both this project and
of the existing walled La Quinta Country Club area. A perimeter wall would be
installed between the frontage road and Eisenhower Drive. This request was submitted
concurrently with Street Vacation No. 85-008, a request to vacate a 29-foot-wide
portion of Eisenhower Drive, and with a request for the City to consider possible
alternative means to fund the public improvement portion of this plan.
As shown on Exhibit "A", the Applicant is proposing to locate the private road and
wall improvements within the 29-foot-wide area requested for vacation. The public
street improvements would be modified from the current standards to allow for their
construction in the remaining 71-foot-wide public right-of-way. The Applicant is
not proposing to acquire any additional property for the public right-of-wav to
conpeisate for the area proposed for vacation.
AFF REPORT - PLANNING COMMISSION
tober 22, 1985
Lge 2.
Regarding the proposed private improvements, the 24-foot-wide frontage road
would allow two-way traffic with no on -street parking. Additional right-of-way
will be acquired by the Applicant to provide for cul-de-sac areas within the
subdivision. Resident entry gates are proposed at the two and possibly three
locations mentioned previously. TWO additional emergency access gates are
proposed between the extensions of Avenida Fernando. The perimeter wall is
shown outside the public right-of-way. The Applicant has requested that the
cost of wall construction and perimeter landscaping be paid by the City or by
other public means, if possible.
The public street improvements to Eisenhower Drive include four travel lanes, a
four -foot -wide, painted median, and 12-foot and 7-foot-wide parkway areas. Costs
of these public improvements are proposed to be paid by the City and the property
owners across Eisenhower Drive adjacent to the property site.
Comments from Other Agencies:
a. City Engineer: Frontage Road - (1) Minimum 32' width required for two-way
road with parallel parking on one side; (2) Cul-de-sacs shall have, at a
minimum, a 28' turn radius for passenger cars or a radius as required by the
Fire Marshal, whichever is larger. Eisenhower Drive - (3) If full -width
medians required, (minimum 10'-wide if raised planter, 12'-wide if painted),
minimum curb -to -curb distance shall be 64' with no on -street parking; (4)
For sections with left -turn lane requirements, the minimum curb -to -curb
width is 641. (5) The City should consider relocation of the main access
to the undeveloped property to the west. (6) Alternative gate detail for
Avenida Fernando (south) is not acceptable due to traffic safety concerns.
(7) Access to the Club La Quinta development must be provided from Eisenhower
Drive.
b. Refer to Staff Report for Street Vacation No. 85-008 for other comments.
Public Comment: Refer to the letters attached to Street Vacation No. 85-008.
Related Approvals and Actions:
a. Plot Plan No. 85-105, approval to install an access gate on Coachella Drive
east of Eisenhower Drive. The Planning Commission deferred decision on
perimeter fencing extending between the two extensions of Avenida Fernando
until the Applicant could contract with a consultant to consider alternative
methods to restrict access and provide for a perimeter wall into the La Quinta
Golf Estates Subdivision.
b. Street Vacation No. 85-008, an application submitted concurrently with
Plot Plan No. 85-186 requesting vacation of a 29±-foot-wide portion of the
existing Eisenhower Drive right-of-way to allow construction of a private
frontage road and perimeter wall.
c. A request submitted concurrently with Street Vacation No. 85-008 for the
City to agree to form an assessment district and to fund the inprovenents
to Eisenhower Drive, including the installation of new street inprovements,
modifications to existing inprovements adjacent to Laguna De La Paz, installa-
tion of traffic striping and signs, construction of a perimeter wall and
installation of landscaping.
STAFF REPORT - PLANNING COMMISSION
October 22, 1985
Page 3.
d. The Applicant has obtained a building permit and has completed approximately
80% of the entry gate construction on Coachella Drive, as was permitted by
approved Plot Plan No. 85-105.
STAFF COMMENTS AND ANALYSIS
This analysis will be limited to the discussion of the proposed improvements in the
Avenida Fernando area. Staff's recommendation for Street Vacation No. 85-008 was
that vacation of the right-of-way in the area of the cul-de-sacs be denied.
Frontage Road
The following are the major design points regarding the proposed frontage road:
° The proposed 24-foot-wide frontage road is adequate size to handle two-way
traffic with no parallel parking. Since there are no areas for the residents
to park other than on their own property, one would anticipate difficulty with
enforcing a ban on on -street parking. Therefore, Staff recommends that the
width be increased to a minimum of 32 feet for two-way traffic and parking on
one side.
° The proposed cul-de-sacs do not provide adequate turning area for trucks or
passenger cars. In accordance with the City Engineer's requirements, Staff
recommends that the cul-de-sacs' outside radius be increased to a minimum of
28 feet, with any additional modifications provided to ensure compliance with
the requirements of the Fire Marshal.
Location and Design of Entry Gates
Under the previous approval granted for Plot Plan No. 85-105, which proposed only
perimeter fencing and not a frontage road, the Applicant received approval to
construct an access gate on Coachella Drive. A stipulation of this approval was
that the gate could not became operational until the Association submitted and
received approval of an acceptable perimeter wall plan. After this partial plot
plan approval, the Applicant chose to begin construction on the Coachella Drive
gate.
The following are the major design points regarding the proposed gates (including
emergency gates on cul-de-sacs):
° The Eisenhower gate is located and designed to provide adequate stacking
space for vehicles waiting to enter the project. No change to the design
is required.
° Provisions should be made to allow for the future construction of a resident
access gate at Avenida Fernando (north) which would allow for consolidation
with the access point for the property located across the street to the west.
This would also acccimadate the future installation of a traffic signal at
this intersection, if needed.
° Regarding the Avenida Fernando (south) gate design, there are conflicts with
the Club La Quinta project located at the southeast corner of this intersection.
This project's Association has gone on record with the City as being opposed
both to having their current access from Eisenhower Drive on Avenida Fernando
(south) blocked or to being included within the proposed perimeter. The City
Attorney has recommended that the access on Avenida Fernando (south) remain
open and ungated until such time that Club La Quinta residents agree to the
change in access.
STAFF REPORT - PLANNING COMISSION
October 22, 1985
Page 4.
In addition, the Alternate Gate Detail as shown divides the Club La Quinta
project. Two units, which a e located along Avenida Fernando to the east,
are included within the proposed wall. Staff recc mrends that the gates be
relocated so that their access on Avenida Fernando (south) is not blocked,
unless the owners agree to their inclusion within this project.
In addition, the proposed alternate design of the entry to the frontage road
from Avenida Fernando (south) Rust be redesigned to prevent serious traffic
safety conflicts. As designed, southbound traffic on the two-lane frontage
road is directed towards oncoming northbound traffic on Eisenhower Drive.
Also, traffic leaving the frontage road must make a 180-degree turn to get
northbound on Eisenhower Drive.
Perimeter Wall
As discussed in the Staff Report for Street Vacation No. 85-008, there is a concern
about the small setback between the curb of Eisenhower Drive and the proposed perimeter
wall. The reccnu ended increase to the public right-of-way would provide a wider parkway
area and allow additional landscaping to break up the appearance of the wall.
CONCLUSIONS
1. The frontage road adjacent to the area of the cul-de-sacs is not consistent with
the findings and reconnendations for Street Vacation No. 85-008.
2. The plot plan design as amended by the conditions of approval for Street Vacation
No. 85-008 and the attached conditions provided for adequate traffic safety for
project residents and the general public by eliminating direct access from houses
to Eisenhower Drive.
3. With minor modifications, the frontage roads will be of adequate width to safely
handle the anticipated traffic and to accormbdate parking needs.
4. The entry gates, when designed and constructed in accordance with City standards
and the conditions of approval, will provide safe and adequate access to the
project.
5. The Eisenhower Drive right-of-way, which developed in accordance with the require-
ments of Street Vacation No. 85-008, will provide an acceptable parkway area of
12 feet to provide additional area for landscaping adjacent to the wall in
accordance with the intent of the Comity Design portion of the General Plan.
6. Approval of the project will not result in significant adverse environmental
impacts; measures mitigating possible impacts on traffic safety and circulation
have been incorporated into the conditions of approval.
1. Plot Plan No. 85-186 as amended is consistent with the La Quinta General Plan.
2. The proposal as amended is consistent with the provisions of Street Vacation
No. 85-008
STAFF REPORT - PIANNING COb9NIISSION
October 22, 1985
Page 5.
3. The proposal when constructed in accordance with the conditions of approval will
provide for safe and adequate traffic circulation within and adjacent to the
project.
4. Approval of this request as amended will not result in significant adverse impacts
on the environment.
L•NV.11Wa aK�uiui��U: �n
The Community Development Department reconmends that the Planning Commission approve
Plot Plan No. 85-186 in accordance with Exhibit "A" as amended and subject to the
attached conditions.
2
Sandra L. Bonner
Principal Planner
APPROVED BY• "1---
044-'
lawrence L. Stevens, AICP
Community
Development Director
CONDITIONS OF APPROVAL - PLOT PLAN N0. 85-186
October 22, 1985
Page 1.
1. The development of this project shall conform with Exhibit "A" as contained in
the Connunity Development Department's file for Plot Plan No. 85-186 and the
following conditions, which conditions shall take precedence in the event of
any conflict with the provisions of the plot plan.
2. Development of this project shall be in accordance with the provisions of the
La Quinta General Plan.
3. Prior to the issuance of any grading, building or encroachment permits, the
Applicant shall comply with the provisions of Street Vacation No. 85-008 and
the street abandonment shall be complete and in effect.
4. The approved plot plan shall be used within two years of the approval date;
otherwise, it shall become 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 within the two-year period and is
thereafter diligently pursued to completion.
Streets and Access Gates
5. Prior to the issuance of any permits for the approved use, the Applicant shall
submit street improvement plans for Eisenhower Drive to the City Engineer for
review and approval. The plans shall indicate all street improvements and
striping necessary to provide the following requirements:
a. Eisenhower Drive shall have a minimum 88-foot-wide right-of-way with a
minimum 64-foot, curb -to -curb distance to allow for construction of four (4)
travel lanes, a 10- to 12-foot-wide center median and two, 12-foot-wide
parkway areas.
b. Provide left -turn pockets on Eisenhower Drive at Coachella Drive and
Avenida Fernando (north) with a minimum stacking area of 100 feet.
c. Acceleration and deceleration lanes on Eisenhower Drive at Coachella
Drive shall be provided in accordance with the City Engineer's requirements.
d. Provisions shall be made for the future construction of acceleration/
deceleration lanes and traffic signals on Eisenhower Drive at Avenida
Fernando (north) .
e. Transition improvements shall be provided as needed in the areas between
the existing and modified public street alignments.
f. The plans shall indicate all traffic control devices, including but not
limited to street striping and traffic signage.
g. The plans shall be prepared and certified by a Registered Civil Engineer
and a Registered Traffic Engineer.
6. The Applicant shall submit street improvement plans for the private frontage
road to the City Engineer for review and approval in accordance with the
following requirements:
CONDITIONS OF APPROVAL - PLOT PLAN NO. 85-186
October 22, 1985
Page 2.
a. The frontage road shall have a minimum 32-foot-wide curb -to -curb width
to provide adequate area for two-way traffic and parallel parking along
one side. This width may be reduced if the road is redesigned for one-way
traffic and parallel parking along one side.
b. Cul-de-sacs shall have a minimum outside turn radius of 28 feet or as
otherwise required by the City Fire Marshal, whichever is greater.
c. The street shall be improved to City standards.
d. The plans shall indicate all traffic control devices, including but not
limited to street striping and traffic signage.
e. The plans shall be prepared by a Registered Civil Engineer in conjunction
with a Registered Traffic Engineer.
7. The access gates shall be constructed in accordance with the following requirements:
a. The Coachella Drive gate may continue to be constructed by the Applicant
under the provisions of the previous approval of Plot Plan No. 85-105.
b. The Applicant shall submit plans to the City Engineer for review and approval
complying with the requirements for the Avenida Fernando (south) gates.
(1) Access to the entire Club La Quinta project from Eisenhower Drive
along Avenida Fernando (south) shall be provided unless that project's
Property Owners' Association notifies the City in writing that they
agree to be included in and have access through the La Quinta Golf
Estates Conurunity Association's project as approved under Plot Plan
No. 85-186.
(2) The design and construction of access gates and/or a cul-de-sac shall
be in accordance with City requirements.
(3) The access gate along Eisenhower Drive north of Avenida Fernando shall
be modified in accordance with City standards and the requirements of
the City Engineer to provide for adequate traffic safety and future
intersection improvements.
c. Emergency access gates shall be provided on the frontage road cul-de-sacs
in accordance with the requirements of the City Engineer.
d. All gates shall be equipped with automatic gate openers activated by an
emergency receiver as required by the City Fire Marshal.
e. The plans shall be prepared by a Registered Civil Engineer.
f. All required private street improvements, including the provision of pavement
striping and traffic signage, shall be complete, as determined by the City
Engineer, prior to the operation of the access gates.
CONDITIONS OF APPROVAL - PLOT PLAN NO. 85-186
October 22, 1985
Page 3.
Wall and Landscaping
8. Prior to the preparation or submittal of perimeter wall or landscape plans, the
Applicant shall contract with an Acoustical Engineer to prepare a site specific
noise analysis for Eisenhower Drive adjacent to the project site. The height,
design and location of the perimeter wall shall conform with the recommendations
of the acoustical study, as approved by the City Ca amity Development Department.
9. Prior to the issuance of building or encroachment permits, the Applicant shall
submit a detailed perimeter wall and landscape plan to the Cormunity Development
Department for review and approval. Said plan shall indicate the following:
a. Location and design of perimeter wall as required by Condition No. 9 of
this approval.
b. Species, size, location and spacing of all planting materials.
c. Irrigation systems.
d. Location and specifications of any exterior lighting proposed.
e. The design and materials of the entry gates.
10. The landscape plan shall include consideration of the following design aspects:
a. Relocation, if necessary, of existing palm trees within the public right-of-way
to the new Eisenhower Drive parkway area.
b. Provisions for the installation of "up lights" at the bases of the palm trees.
c. Selection of the type, size and spacing of the planting materials to provide
for visual variety and year-round color.
d. Limitation of the height of planting materials to 42-inches in the corner
cutback areas of intersections to prevent blocking of sight distance for
motorists.
ITEM NO.
DATE
PLL%AANNING COMMISSjS�IION
MEETIINNJG
MOTION BY: BRANDY
SECOND BY: BRANDT
DISCUSSION:
DE GASPERIN MORAN WLING
DE GASPERIN MORAN <24INOTHORNBURGH
THORNBURGH
ROLL CALL VOTE:
COMMISSIONERS:
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT
yrc iii'
�t
i
MEMORANDUM
CITY OF LA QUINTA
El
,�5. C.
To: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: October 22, 1985
Subject: TENTATIVE TRACT NO. 21123 - "Duna La Quinta"
Location: West Side of Washington Street, 800' South of Avenue 50
Applicant: Landmark Land Company
Requests Division of 6.74 Acres into 20 Lots for Custom Single -Family Housing
Development
. ef1ra-M7Oii.N-i1
1. General Plan
a. Site: Specific Plan No. 83-001 (Duna La Quinta), designated for condominium
development with a maximum allowable density of five (5) dwelling units per
acre.
b. Surrounding Area: Duna La Quinta generally surrounds the site except to the
west. Zb the north - non -designated La Quinta Storm Channel. To the south
is designated for condominiums and apartments with a maximum allowable density
of thirteen (13) dwelling units per acre. To the east is designated for condo-
miniums with a maximum density of five (5) dwelling units per acre. Outside
of Duna La Quinta, and to the west of the site, the land is designated for
General Commercial uses.
2. Zoning
a. Site: R-2-8,000 (Multiple -Family Residential, 8,000-Square-Foot Minimum Lot
Size Per Dwelling Unit).
b. Surrounding Area: Within Specific Plan No. 83-001; R-2-3350 (Multiple -Family
Residential) to the south, R-1 (General Residential) to the north within the
La Quinta Storm Channel, and R-2-8,000 (Multiple -Family Residential) to the
east. The property to the west of the site is zoned C-P-S (Scenic Highway
Commercial).
3. Existing Conditions: The site is a portion of the Duna La Quinta Specific Plan
project. The 6.74-acre site is vacant, located on the southern bank of the storm
channel, overlooking a golf course and condominiums to the north, vacant land and
Washington Street to the east, and vacant land to the south and west. Developed
portions of Duna La Quinta, with the exception of the golf course, are generally
located to the north of the site across the storm channel. Of the 979 housing
units approved in Specific Plan No. 83-001 (Duna La Quinta), 103 have been
developed through various tract approvals as follows:
STAFF REPORT - PLANNING COMISSION
October 22, 1985
Page 2.
° Tract No. 18767 - Landmark Land Company - 77 condominiums on
27 acres, all units completed.
° Tract No. 20158 - Clark Development Corporation, 54 oondominiums
on 8.7 acres, 10 units completed.
° Tract No. 20218 - William G. Young, 16 condominiums on 4.3 acres,
all units completed.
Main access to the site is from Avenida Los Verdes (private street) through the
storm channel, and finally to Avenue 50. A secondary access route is provided to
the south of the site to Calle Tampico.
Public improvements and services have been established at Duna La Quinta and will
be extended to the site.
4. Environmental Considerations: An Environmental Impact Report (SCH #83061305) was
prepared on the overall specific plan and was certified on April 10, 1984. This
EIR adequately addresses the environmental impacts associated with Tentative Tract
No. 21123. Mitigation measures added to the entire Duna La Quinta project responds
to all potentially significant impacts including traffic and circulation, air
quality, water resources, and public services and utilities reducing their impacts
to a level of minor significance.
Pursuant to the State California Environmental Quality Act Guidelines, Section 15153,
the previous EIR may apply to the proposed project if circumstances of the project
are essentially the same as those addressed in the EIR. The proposal will actually
result in a reduction of environmental impacts from that which was previously
approved for the site. The site was previously approved for a density of five (5)
units per acre, whereas the proposed project proposes a substantially lower 2.97
units per acre.
5. Other Related Actions:
a. Specific Plan No. 83-001, "Duna La Quinta", approval of 1277 dwelling units
on 266 acres, oriented around the La Quinta Hotel Golf Course. Approved
May 15, 1984.
c. Change of Zone Case No. 84-006, a change of zone to implement the Duna La
Quinta Specific Plan. Approved May 15, 1985.
d. General Plan Amendment No. 84-003, requesting General Commercial at Avenue 50
and Washington Street and at Calle Tampico. Denied May 15, 1984.
e. Tentative Tract No. 18767, approval for 77 condominium units on 77 acres,
Phase 1 of Duna La Quinta. Approved February 2, 1983.
f. Tentative Tract No. 20158, approval of 54 condominium units on 8.7 acres,
Phases 2 and 5 of Duna La Quinta. Approved July 17, 1984.
g. Tentative Tract No. 20218, approval of 16 condominium units on 4.3 acres,
Phase 4 of Duna La Quinta. Approved July 17, 1984.
STAFF REPORT - PLANNING CCMISSION
October 22, 1985
Page 3.
h. General Plan Amendment No. 85-007, requesting approval of General Commercial
land use designation for a 6-acre site within Duna La Quinta. Pending
Planning Commission review - scheduled for hearing on October 22, 1985.
i. Specific Plan No. 83-001, Amendment No. 2, requesting approval to amend six
(6) acres within Duna La Quinta from apartment/condominium land uses (13
dwellings per acre maximum) to General Camamexcial. Pending Planning Commission
review - scheduled for hearing on October 22, 1985.
j. Change of Zone No. 85-017, requesting approval for a zone change from R-2-3350
(14ultiple-Family Residential) to C-P-S (Scenic Highway Commercial) on approxi-
mately six (6) acres. Pending Planning Commission review - scheduled for
hearing on October 22, 1985.
6. Project Description: The project consists of the subdivision of a portion of
Duna La Quinta Specific Plan project into 20 estate -type lots for the purpose
of development of custom single-family housing. The tract is to be developed
on 6.74 acres with all lots facing north onto a portion of the La Quinta
Stormmwater Channel. The proposed project density is 2.97 units per acre which
is substantially less than which is currently approved for development on the
site. The original Specific Plan concept approved up to five (5) units per acre
equivalent to an ultimate site buildout of 33 units.
Avenida Los Verdes, the main private street access to the tract, extends through
the storm channel and branches out to the east and west to serve the south portions
of the lots (refer to tract map, Exhibit A).
Lot sizes within the tract range from 11,400 square feet to 21,950 square feet in
area. The following is a breakdown of lot sizes:
Lot Numbers Lot Sizes (Approx.)
° 13 thru 19 11,400 Sq.Ft.
° 2 thru 8, 11, & 12 12,000 Sq.Ft.
° 10 14,100 Sq.Ft.
° 9 14,700 Sq.Ft.
° 1 15,800 Sq.Ft.
° 20 21,950 Sq.Ft.
Lot widths are generally between 95 and 100 feet with exception to the odd -shaped
and lots which have 70 to 80-foot widths. Lot depths are generally 120 feet.
The Applicant has indicated that the lots will sell for $100,000 and up depending
on size and location.
Although not shown on the map, the Applicant has indicated that a 6-foot-high
wall will be constructed along the south side of the access street across from
the lots.
7. Comments Received:
• The Applicant shall comply with the following requirements of the City Engineer
as follows:
a. Interior private streets shall be fully improved to City Standards with a
minimum road section of 3" asphalt concrete on 4" class 2 aggregate base.
Minimum centerline horizontal curve radius shall be for a 25 mph design
speed (i.e., 230' min. radius). Utility easements along lot frontages shall
be provided.
STAFF REPORT - PIANNING COMMISSION
October 22, 1985
Page 4.
b. Grading plans shall be submitted for review and approval by the City Engineer
prior to issuance of a grading permit. Slope grades to be no steeper than 2.1.
Hydrology and hydraulic calculations (for City Engineer approval) shall be
submitted. Building pads shall be protected from 100-year storm.
c. A standard offset cul-de-sac (with 90' diameter per Fire Marshal) shall be
provided at the end of hots A and B.
d. A plan indicating proposed parking and traffic control along the private road
system shall be submitted for review and approval by the Community Development
Department. Final street typical section shall be as per requirements of City
Engineer (32' minimum curb -to -curb width for parking on one side only).
e. Cul-de-sacs shall be no longer than 550' long unless provided with an emergency
"all-weather" alternate access or other appropriate fire protection as approved
by the City Fire Marshal.
f. The water, drainage and sewer disposal system shall be installed in accordance
with the requirements of the City and the Coachella Valley Water District.
• The Applicant shall comply with the following requirements of the City Fire Marshal:
a. Fireflow requirement is 1500 GPM for two-hour duration at 20 psi residule
pressure available from Super (6" x 4" x 2'") hydrants located at intersections,
if possible, but in no case more than 250' from any building. Water improvement
plans to be submitted to Fire Marshal for approval.
b. Proposed development exceeds cul-de-sac limits. Emergency access extension
must be all-weather. A canbination of cart path and turf block, edged by low
curb is acceptable where the golf course may be crossed. The minimum accept-
able otherwise is compacted, graveled roadway.
c. Cul-de-sacs should be 90' diameter.
• Ca:emity Safety Coordinator:
The primary concern of this department is the access road. If the road from
Avenue 50 is not bridged or has large culverts installed, the secondary access
road off Calle Tampico should be an all-weather road to be used during flood
conditions.
• Coachella Valley Water District:
This area is shown to be subject to shallow flooding and is designated Zone A3,
on Federal Flood Insurance rate maps which are in effect at this time.
The District will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this District. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
There may be conflicts with existing District facilities. We request the appro-
priate 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.
STAFF REPORT - PLANNING COMMISSION
October 22, 1985
Page 5.
• Desert Sands Unified School District:
Please require agreement between developer and DSUSD to pay fees before approval.
Fees to be paid at time of building permit. Project will impact school district.
• General Telephone Company:
GTE will provide service from Avenida Los Verdes north of the flood control
channel.
• Chamber of Conuerce:
They have reviewed the plans and have them on file for reference.
• The following agencies were requested to respond on this project, but did not:
Imperial Irrigation District
Riverside County Sheriff's Department
• No written comments have been received from the public. The notices of hearing
were mailed to all property owners within a 300-foot radius of the project site
and contiguous property owned by the Applicant a minimum of ten (10) days prior
to this public hearing.
STAFF COMMENTS AND ANALYSIS
Consistencv with Specific Plan No. 83-001
Originally, the Duna La Quinta project was envisioned, as approved, to be a self-
contained, planned development with a mix of attached condominiums, single-family
detached condominiums, and apartments oriented around a golf course and other
recreational amenities. To date, approximately 103 condominium units have been
developed within Duna La Quinta, all being located on the north side of the La Quinta
Storm Channel, west of Washington Street. The proposed tract will be a southern
development continuation of the Specific Plan, Phase 3.
The original Specific Plan concept was to retain a large portion of the project for
single-family, estate development south of Tampico and west of Adams Street. However,
this portion of the Specific Plan was deleted with approval of Amendment No. 1 of the
Specific Plan on April 16, 1985. As previously mentioned, the project site was approved
for attached condominiums of up to five (5) dwelling units per acre. The project
proposes a reduction in density to three (3) dwellings per acre. Generally speaking,
a downward reduction in density, particularly of this nature, should be considered to
have a consistent relationship with the Specific Plan. A reduction in density is
actually a benefit to the community in terms of a lowering in cumulative environmental
impacts associated with the Duna La Quinta project.
With regard to design consistency, all housing units on any of the parcels of Tract
No. 21123 shall undergo separate review to assure architectural design integrity with
the overall Duna La Quinta Specific Plan. Prior to City plot plan review and approval
for each house within the tract, all plans shall gain approval from the Duna La Quinta
Master Developers Architectural Review Committee.
A major concern of Staff is the building height within Tract 21123. Any development
which occurs here will clearly be seen from many areas of the City. Tall buildings
will also dominate the design appearance of the Duna La Quinta project as the overall
STAFF REPORT - PLANNING COM6IISSION
October 22, 1985
Page 6.
/I
tract is elevated approximately,50-feet higher than the average elevation of Duna
La Quinta. Based on the conditions of approval for the Duna La Quinta project, no
portion of any structure on top of the La Quinta Stormwater Channel shall exceed
one story or 29 feet, measured from the levee grade. It is recommended that the
Applicant take even more stringent measures to minimize building heights within this
tract.
Overall, the proposed project is consistent with the concept and intent of the Duna
La Quinta Specific Plan No. 83-001, as amended. The project is expected to both
compliment the aesthetics and provide more residential variety in Duna La Quinta.
Circulation Considerations
Main access to the tract is from Avenida Los Verdes, a private north -south alignment,
traveling from the main entrance gate of Duna La Quinta at Avenue 50. This 36'-wide,
neighborhood street travels through the storm channel and ends at the project tract
site. A 32'-wide street branches to the east and west to directly serve the tract's
lots. Both residential branch streets end in 75-foot-diameter cul-de-sacs. Although
the tract map indicates that the branch streets are to have a lower elevation than
lot grades, the Project Engineer has indicated that the streets will be brought up
to similar lot grades.
Due to the low density development proposed for the project, conflicts between
pedestrians, bicycles and vehicles will be minimized. Street widths are adequate
to handle circulation of vehicles, pedestrians and bicycles. Overall, the main
circulation plan for Tentative Tract No. 21123 is consistent with Specific Plan No.
83-001, as amended, and is adequate for the needs of the Duna La Quinta project.
A secondary emergency access easement is provided at the extreme westerly portion of
the tract. This route will provide emergency access to and from the site, via Calle
Tampico, in case of flooding over main access through the storm channel. This access
should be improved to an all-weather crossing route to assure proper emergency access
to project site at all times. This route shall be subject to the improvement require-
ments of the City Engineer and City Fire Marshal.
Energy Considerations
The proposed tract orients lots generally north -south, which connotates an energy
inefficient building design, having the same building orientation. Hoover, the
lots are in excess of 11,000 square feet with no less than 95-foot lot widths.
Therefore, building orientation can be designed into the lots with east -west orienta-
tion emphasis to minimize building sun exposure. Staff will review building siting
and orientation with regard to solar efficiency when houses are proposed for these
lots. All houses proposed on the subdivision shall canply with energy -related
requirements at the time of building permit issuance.
Tract Site and Design
Since the Applicant intends to develop the site with estate -type housing, it follows
that minimum design criteria should be established. This design criteria should
maintain the estate -type development theme throughout the tract. As previously
discussed, the lots within Tract No. 21123 are quite large giving owners of the lot
the ability to be very flexible with the design of their custom house. The following
minimum design criteria should be applied to assure that the estate -type development
concept is maintained within Tract No. 21123:
STAFF REPORT - PLANNING CCHMISSION
October 22, 1985
Page 7.
Setbacks:
a. Front Yard Setback ...... 25 feet from street frontage property line
to building.
Comment - This minimum setback requirement will assure that the streetscape
will be visually attractive with landscaped open space.
b. Sideyard Setbacks... 5 feet from side property line for buildings not
exceeding 17 feet in height as measured from pad elevation to roof peak.
For each one foot height increase, or fraction thereof, in excess of a
building height of 17 feet, the sideyard setback shall be increased by
2 feet.
Comment - This requirement encourages the design of low profile development.
Staff has identified a concern for building height since the tract is built
upon the embankment of the La Quinta Storm Channel. Lower building heights
will minimize the visual impact the project will have on Duna La Quinta and
the surrounding areas.
c. Rear Yard Setback ...... 10 feet (pursuant to the R-2 Zoning code of the
Municipal Land Use Ordinance). The estate -type development theme of Tentative
Tract No. 21123 should concentrate design to maximize the use of open space
and create expansive landscaped areas. Therefore, maximum lot criteria should
be applied as follows:
° In no case shall more than 35 percent of any lot be covered
by buildings.
Comment - This requirement will allow for an adequate 3,850 square feet of
gross floor area to be built on the smaller 11,000-square-foot lots. The
requirement will also assure that the estate lots will be appropriately
developed as estate lots.
Lot sales and hone construction within the tract are expected to be sporatic.
To maintain a pleasant environment within the tract during development and
partial occupancy, all lots should be properly covered with landscaping
and/or groundcover and maintained as such.
Miscellaneous Considerations
Overall, the design and improvements of Tentative Tract Map No. 21123 is consistent
with the goals and intent of the current and new City-wide La Quinta General Plan.
The proposed tract map complies with the requirements and standards of the Municipal
Zoning and Land Division Ordinance. The plan is expected to benefit the Duna La Quinta
project as well as the community at large in terms of offering more of a variety of
housing opportunities.
Conclusions
1. The proposed overall density, without the inclusion of golf course open space
amenities of 2.97 units per acre, is consistent with the General Plan, zoning
and the Specific Plan.
STAFF REPORT - PLANNING COMISSION
October 22, 1985
Page B.
2. The envircrmmtal impacts associated with the proposed project have been
adequately addressed in the Environmental Impact Report. Mitigation measures
added to the project, through conditions of approval, will reduce any potentially
significant environmental impacts to a level of insignificance. The proposed
project will actually have an incremental reduction in environmental impacts from
that which was originally approved for the site as the density has been reduced
from 5 to 2.97 dwelling units per acre.
3. The proposed circulation system will provide for the safe and efficient movement
of vehicles within the project.
FINDINGS
1. That the proposed Tentative Tract Map No. 21123 is consistent with the goals,
policies and intent of the La Quinta General Plan.
2. That the design and improvement of Tentative Tract Map No. 21123 is consistent
with the goals, policies and intent of the La Quinta General Plan.
3. The site is physically suitable for the proposed project at an overall density
of 2.97 units per acre.
4. That the design and improvements applicable to Tentative Tract Map No. 21123 are
not likely to cause substantial environmental damage or injury to fish or wildlife
or their habitat.
5. That the design of the subdivision, as conditionally approved, is not likely to
cause serious public health problems.
6. That the design of Tentative Tract Map No. 21123 will not conflict with easements,
acquired by the public at large, for access through the project since alternate
easements for access and for use have been provided that are substantially
equivalent to those previously acquired by the public.
7. The project is consistent with and fully complies with the standards of the
Municipal Zoning and Land Division Ordinance.
8. The environmental impacts associated with the proposed project have been adequately
addressed in the certified Environmental LTpact Report prepared for the entire Duna
La Quinta Specific Plan. The significant impacts presented by Tentative Tract Map
No. 21123 will be appropriately mitigated through conditions of approval for this
project to the extent feasible.
9. At time of development of any residential unit on Tentative Tract Map No. 21123,
building orientation, design and landscaping will be designed for maximum energy
efficiency to the greatest extent feasible.
10. The City of La Quinta has adopted Specific Plan No. 83-001 and associated
Specific Plan 83-001, Amendment No. 1, in which this project is a part of,
and that Tentative Tract Map No. 21123, as conditionally approved is consistent
in concept and design with said Specific Plan.
STAFF REPORT - PLANNING CCMNIISSION
October 22, 1985
Page 9.
11. The discharge of waste from the proposed subdivision will not result in violation
of existing requirements prescribed by the Coachella Valley Water District and
the Regional Water Quality Control Board.
STAFF
Based on the above conclusions and findings, the Comwnity Development Department
recommends approval of Tentative Tract Map No. 21123 in accordance with Exhibit "A"
and subject to the attached conditions.
PREPARED BY: BY
-
Gary W. Price Lawrence L. Stevens, AICP
Associate Planner Co uunity Development Director
GWP:dmv
Atch: Conditions of Approval
Exhibit "A"
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21123
OCTOBER 22, 1985
General
1. Tentative Tract Map No. 21123 shall caiply with the requirements and standards of
the State Subdivision Map Act and the City of La Quinta Land Division Ordinance,
unless otherwise modified by the following conditions.
2. This tentative tract map approval shall expire two years after the original date
of approval by the La Quinta City Council unless approved for extension pursuant
to the City of I.a Quinta Land Division Ordinance.
3. Tract phasing plans, including phasing of public improvements, shall be submitted
for review and approval by the City Engineer and the Cotmunity Development Department.
4. Prior to the issuance of a building permit for construction of any building or use
contenplated by this approval, the Applicant shall obtain permits aril/or clearances
from the following public agencies:
° City Fire Marshal
• City Engineer
° Community Development Department, Planning Division
° Coachella Valley Water District
° Riverside County Environmental Health Department
• Desert Sands Unified school District or Coachella Valley
Unified School District (as appropriate)
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Division at the time of the application for a building
permit for the use contemplated herewith.
Soils and Geology
5. Prior to issuance of any building permit, the Applicant shall submit a grading
plan for review and approval by the City Engineer.
6. 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.
Traffic and Circulation
7. The Applicant shall develop all roads applicable to Tentative Tract No. 21123 in
conformance with City standards and with the design standards specified in Specific
Plan No. 83-001 (Duna La Quinta) as conditionally approved and subject to approval
of the City Engineer.
8. All roadways within Tentative Tract No. 21123 shall remain private and shall be
maintained as such.
9. The following modification shall be made in the circulation plan:
a. A standard offset cul-de-sac (with 90' diameter per Fire Marshal) shall be
provided at the end of Lots A and B or alternatives may be provided subject
to review and approval of the City Fire Marshal and City Engineer.
�� tlll i:f al
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21123
OCTOBER 22, 1985
Page 2.
b. A plan indicating proposed parking and method of traffic control along the
private road system shall be submitted for review and approval by the
Community Development Department. Final street typical section shall be as
per requirements of the City Engineer (32' minimum curb -to -curb width for
parking on one side only).
c. Cul-de-sacs shall be no longer than 550' long unless provided with an emergency
"all-weather" alternative access or other appropriate fire protection as
approved by the City Fire Marshal.
d. The common area between the south tract boundary and the private streets
(Lots A and B) shall be designated as Lot "D".
e. Emergency access gate(s) shall be provided at Lot A (and other locations if
required by the Fire Marshal). The design, location and installation of these
gates are subject to review and approval of the City Fire Marshal and the
Community Development Department.
Public Services and Utilities
10. The Applicant shall comply with the requirements of the City Fire Marshal. Prior
to issuance of any building permit within Tentative Tract No. 21123, the following
conditions shall be met/certified to, except that the Fire Marshal may approve
alternate means of compliance where deemed appropriate and equivalent to these
standards:
a. Fireflow requirement is 1500 GPM for 2-hour duration at 20 psi residual
pressure available fran Super (6" x 4" x 2'") hydrants located at inter-
sections if possible, but in no case more than 250' from any building.
Water improvement plans to be submitted to Fire Marshal for approval.
b. Emergency access extensions shall be improved to all-weather.
c. Cul-de-sacs shall be 90' diameter.
11. The Applicant shall ccnply with the requirements of the Coachella Valley Water
District as follows:
a. The water and sewage disposal system for the project shall be installed
in accordance with the requirements of the City and CVWD.
b. Men there are identified conflicts, the City will withhold the issuance
of any building permit until arrangements have been made with the District
for the relocation of these facilities.
c. Tentative Tract No. 21123 shall be annexed to Improvement District No. 55
of the Coachella Valley Water District for Sanitation Service.
12. The Applicant shall comply with the requirements of the Imperial Irrigation
District prior to issuance of any building permits within the tract.
13. All utility improvements shall be installed underground.
schools
14. In order to mitigate impacts on public schools, the Applicant shall comply with
the following:
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21123
O=ER 22, 1985
Page 3.
a. Prior to recordation of the final nap, the Applicant shall enter into an
agreement to pay School Mitigation Developer Fees with the Desert Sands
Unified School District (DSUSD).
b. Prior to the issuance of any building permits, the Applicant shall provide
the Director of Community Development with written clearance from the DSUSD
stating that the per unit impact fees have been paid.
Management
15. Prior to the recordation of the final map, the Applicant shall submit to the
Community Development Department 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.
The 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 subordinate 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.
Archaeology
16. If buried remains are encountered during development, a qualifier) archaeologist
shall be contacted immediately and appropriate mitigation measures can be taken.
Noise
17. Prior to issuance of building permits, building setbacks, engineering design,
orientation of buildings, and noise barriers shall be used to reduce noise
impacts from existing and future nearby streets to within State standards.
Tract Site and Design
18. Development of the project site shall comply with Exhibit A pursuant to Community
Development Department's Tentative Tract Map No. 21123 file as conditionally
approved.
The following setback criteria shall be applied to site design:
a. Front Yard Setback - 25 feet (measured from street frontage property line to
building, no walls greater than 36" in height
��1P -yr^'" shall be permitted within this setback area.)
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21123
OCMBER 22, 1985
Page 4.
b. Sideyard Setback - 5 feet (measured from side property line to building pad.
For buildings exceeding the height of 17 feet as
measured from building pad to roof peak, each one
foot height increase in excess of 17 feet, or
fraction thereof, the sideyard setback shall be
J increased by 2 feet.)
The following buildable lot area shall be applied to Tentative Tract No. 21123:
° In no case shall more than 35 percent of any lot
be covered by buildings.
21. All lots shall be maintained with appropriate landscaping/groundcover. Prior to
issuance of an occupancy permit for any house within Tentative Tract Map No. 21123,
landscaping/groundcover shall be installed. Type of planting, method of installa-
tion, and maintenance techniques shall be subject to plan approval by the CoRmmity
Development Department.
22. No portion of any structure within Tentative Tract Map No.,21123 shall exceed one
sto or 29 feet as measured from the levee grade. 2
Y I -4 /sue
23. All roof-nted equipnen �l een"ed from view at all sides by design of
the house. All ground -mounted mechanical equipment shall be screened from view
by methods approved by the Co unity Development Department.
24. All housing development within Tentative Tract No. 21123 shall require approval
of a plot plan, pursuant to Section 18.30 of the Municipal Land Use ordinance,
prior to issuance of a building perntit(s).
Miscellaneous
25. The Applicant shall submit a plan for perimeter fencing (south side wall) for
review and approval by the Community Development Department prior to final map
recordation.
26. Applicant shall submit plans for street lighting, if any, along roads for review
and approval by the Community Development Department-
-
27. the shall caply with the provisions and requirements of the City's
adopted Infrastructure Fee Program in effect at the time of issuance of building
permits.
ITEM NO.
DATE
/a-tea-�S
PPLANNING COMMISSION MEETING
RE:
MOTION BY: BRANDT DE GASPERIN MORAN � TH0IMURGH
SECOND BY:� DE GASPERIN MORAN 4VLLING THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO"MSSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
iTr- � i III
I
1
CITY OF LA OUINTA
.3. D.
To: The Honorable Chairman and Menbers of the Planning Ccnmission
From: Community Development Department
Date: October 22, 1985
Subject: Cj=PAL PLAN AMENDMENT NO. 85-007
Location: Northeast Corner of Calle Tampico and Desert Club Drive
Applicant: Landmark Land Company
Request: Change of General Plan Land Use Designation from High Density Residential
(Maximum 13 Dwellings/Acre) on Approximately Six (6) Acres to General
Commercial.
1. General Plan:
a. Site: Specific Plan No. 83-001, "Duna La Quinta"; High Density Residential
(10-20 D,aellings/Acre).
b. Surrounding Area: To the west - High Density Residential (10-20 Dwelling
Units Per Acre); to the east - General Commercial; to the north - Specific
Plan No. 83-001 designated for High Density Residential (Maximum 13 Dwelling
Units Per Acre); and to the south - High Density Residential (10-20 Dwelling
Units Per Acre).
c. Proposed Draft General Plan: The site is designated for Village Commercial
in the City's new General Plan. Surrounding proposed land use designations
include Village Commercial to the west, High Density Residential (8-16 Dwelling
Units Per Acre) to the east, Village Commercial and Low Density Residential
(2-4 Dwelling Units Per Acre) to the south, and Village Commercial and Medium
Density Residential (4-8 Dwelling Units Per Acre) to the north.
d. Streets: Calle Tampico - providing the main access to the site, is designated
a "Major Arterial" with a 100' right-of-way in the current General Plan. The
proposed Draft General Plan designates Calle Tampico as a "Primary Arterial"
with 110' right-of-way. The Draft General Plan also designates Calle Tampico
as a "Secondary Image Corridor" and a "Ceremonial Street" to be treated as an
attractive entryway into the City's downtown area.
2. Zoning:
a. Site: R-2-3350 (Multiple -Family Residential). Change of Zone Case No. 85-017
has been filed concurrently with this application.
STAFF REPORT - PLANNING CO[M7ISSION
OCIOBER 22, 1985
Page 2.
b. Surrounding Area: C-P-S (Scenic Highway Commercial) to the west; R-2-4000
(Multiple -Family Residential) to the east and south; and R-2-3350 (Multiple -
Family Residential to the north.
3. Existing Conditions: The site is vacant and generally flat containing native
vegetation including creosote brush, tumbleweeds. All areas directly adjacent
to the site are vacant. At the southwest corner of Calle Tampico and Desert
Club Drive is a small multiple -family dwelling. Approximately 350 feet to the
west of the site, along Calle Tanpico, are several small comercial buildings,
including a restaurant, pharmacy and convenience market.
Water, sewer, electricity and gas services are available to the site.
Calle Tampico, adjacent and to the south of the project site, is currently
maintained with a 60' right-of-way.
4. Environmental Considerations: An Environmental Inpact Report (SCH #83061305)
was prepared on the overall Specific Plan and was certified on April 10, 1984.
This EIR adequately addresses the environmental imppcts associated with the
proposed project. Mitigation measures added to the entire Duna La Quinta Project,
in addition to those added to this project, respond to all potentially significant
impacts, including traffic and circulation, air quality, water resources, and
public services and utilities reducing their impacts to a level of insignificance.
Pursuant to the State California Environmental Quality Act Guidelines, the previous
EIR may apply to the proposed project since the circumstances of the project are
essentially the same as those addressed in the EIR. Although the project site
was addressed in the EIR for commercial development, the site was conditionally
approved for High Density Residential, up to 13 dwelling units per acre.
5. Related Actions:
a. Specific Plan No. 83-001, "Duna La Quinta", approval of 1,277 dwelling units
on 266 acres, oriented around the La Quinta Hotel Golf Course. Approved
May 15, 1985.
b. Specific Plan No. 83-001, Amendment No. 1, "Duna La Quinta", approval of a
reduction in both dwelling units, to 979 units, and acreage to 179 acres.
Approved April 16, 1985.
c. Change of Zone No. 84-006, a Change of Zone to implement the Duna La Quinta
Specific Plan. Approved May 15, 1984 (NOTE: Zoned site to R-3-3350 for ultimate
condo/apartment development).
d. General Plan Amendment No.
and Washington Street and
e. Tentative Tract No. 18767,
Phase 1 of Duna La Quinta.
f. Tentative Tract No. 20158,
Phases 2 and 5 of Duna La
g. Tentative Tract No. 20218,
Phase 4 of Aetna La Quinta.
84-003, requesting General Commercial at Avenue 50
at Calle Tampico. Denied May 15, 1984.
approved for 77 condominium units on 77 acres,
Approved February 2, 1983.
approval of 54 condominium units on 8.7 acres,
2uinta. Approved July 17, 1984.
approval of 16 condominium units on 4.3 acres,
Approved July 17, 1984.
STAFF REPORT - PLANNING CCWISSION
OCTOBER 22, 1985
Page 3.
h. Tentative Tract No. 21123, requesting approval of 20 estate lots on 6.74
acres, within a portion of Duna La Quinta, Phase 3. Pending Planning
Commission review scheduled for hearing on October 22, 1985.
6. Description of Request: The project proposes to amend the La Quinta General Plan
Land Use Designation on six acres from High Density Residential (10-20 Dwellings
Per Acre) to General Cotmercial within the "Duna La Quinta" Specific Plan project
area. Landmark Land Company, the Applicant, is requesting this amendment to the
General Plan in conjunction with Specific Plan No. 83-001, Amendment No. 2, and
Change of Zone No. 85-017.
The Applicant intends to develop the site with various commercial uses,.including
66,000 square feet of office/coriercial, 15,000 square feet of medical office, and
9,000 square feet of restaurant space. This request for an amendment to the
General Plan, if approved, would permit the site to be used for general commercial
uses.
7. Camnments Received
a. City Engineer - All previous conditions (Specific Plan No. 83-001, Change of
Zone No. 84-006 and Parcel Map No. 19730) shall apply as appropriate require-
ments for traffic and noise studies may be imposed at the time of site
development.
b. City Fire Marshal - No comment.
c. Coachella Valley Water District - A portion of this area is shown to be subject
to shallow flooding and is designated Zone A3 on Federal Flood Insurance rate
maps which are in effect at this time.
The District will furnish domestic water and sanitation service to this area
in accordance with the current regulations of this District. These regula-
tions provide for the payment of certain fees and changes by the subdivider
and said fees and charges are subject to change.
This area shall be annexed to Improvement District No. 55 of the 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 arrangements have been made with the District for the relocation of
these facilities.
d. Southern California Gas Company - No comment.
e. General Telephone Company - No comment at this time. Facilities can be
provided when required.
f. No written comments have been received from the public. The notices of
hearing were mailed to all property owners within a 300-foot radius of the
site and contiguous property owned by the Applicant a minimum of ten (10)
days prior to this public hearing.
STAFF REPORT - PLANNING COMMISSION
OCTOBER 22, 1985
Page 4.
ANALYSIS
This proposed General Plan Amendment relates to both the current General Plan and the
new City-wide General Plan, which received "conceptual approval" last week. This
application has been submitted in conjunction with Specific Plan No. 83-001, Amendment
No. 2, and Change of Zone No. 85-017. This report will analyze the effect of this
proposal as it relates to the new General Plan.
RELATIONSHIP wlTi-I THE GENERAL PLAN
The project proposes an amendment to the current General Plan land Use Map from High
Density Residential (10-20 Dwellings Per Acre) to General Commercial on six acres.
The new City-wide General Plan would dictate all commercial land uses within the
Downtown, including the project site, to be designated for "Village Commercial". The
"Village Commercial" land use concept would place special emphasis on development of
the Downtown area. Assuming that this proposal is approved, the new General Land Use
Designation should be applied, especially since that concept has received conceptual
approval from the Planning Ccnmdssion and City Council.
As you are aware, in 1984, the Planning Connission recommended denial on the same
request on the same site. It should be noted that development plans were less firm
at that time. Subsequently, the City Council supported that recommendation based on
the following findings:
° That the request for six acres of commercially designated land is
inconsistent with the goals and policies of the La Quinta General
Plan.
° That there is currently an over -abundance of undeveloped, commercially
designated land in the immediate area of the proposed amendment.
° That neither the buildcut rate nor the City's population growth rate
warrant an increase in the commercial area at this time.
Based on the recent growth trends and patterns both within the downtown and the City
at large, these conditions are changing. For exanple, a 5200-square-foot office
building is currently being constructed on Calle Estado. A large number of residential
development projects in the City are currently in more substantial development stages
than they were eighteen months ago. Although only 8 percent of the commercially
designated downtown area is currently developed, this is expected to change substantially
in the near future. The THK Market Study lends credence to this conclusion.
The new City-wide General Plan contains a policy aggressively supporting improvements
to the downtown including infrastructure development as a means of enhancing potential
commercial development. The proposed project could act as a significant first step
in introducing new commercial activity in the downtown, as well as an assist to extending
needed infrastructure and services into the area.
LAND USE CONSIDERATIONS
The proposed General Plan Amendment would extend commercial uses of the La Quinta
downtown area to the east along the north side of Calle Tampico. Based on a survey
of commercial zoned and general planned properties in the downtown area, conducted
by Staff on July 12, 1985, there is a total of 61 acres planned for commercial uses.
STAFF REPORT - PLANNING COMMISSION
OCTOBER 22, 1985
Page 5.
The proposed project would expand this total to 67 acres. The project site is adjacent
to co maercially planned and zoned land to the west. 'Therefore, the proposed project
is a logical and contiguous extension of the downtown's development. In a strict
land -use sense, the project as proposed is appropriate.
CIFU=ION CONSIDERATIONS
Calle Tampico and Desert Club Drive serve as access to the project site. The new
City-wide General Plan designates Calle Tampico as a Primary Arterial with a 110'
right-of-way. Desert Club Drive, in both cases, is classified as a Local Street with
a 60' right-of-way.
As indicated in the Duna Ta Quinta Specific Plan Traffic Study, the project will
generate approximately 5,165 daily vehicle trips. At the time the study was conducted,
existing traffic volumes on Calle Tampico were as follows:
° Calle Tampico - Daily Vehicle Trips
East of Eisenhower Drive 1,607
West of Washington Street 3,000
These figures are expected to have been increased to date. However, with Calle Tampico
being fully improved to both General Plan classifications, main access to and from the
project site should not be a problem. Primary Arterials, such as Calle Tampico, have
capacity rates of 24,000 vehicle trips daily at Level of Service Capacity "C". Level
"C" represents an acceptable "average condition" for urban travel.
With regard to street design, the new City-wide General Plan designates Calle Tampico
as a "Major Ceremonial Street Corridor" which will provide a main entrance into the
downtown area.
The General Plan does not designate local streets. 'There may, however, be some need
to extend Desert Club Drive north of Calle Tampico to service as a local collector for
the proposed development and other expected development in the area. This matter is,
however, best resolved with the Specific Plan or with development plans.
1. The requested commercial use of the project site is consistent with the new
La Quinta General Plan and the Village Commercial concept envisioned therein.
2. The proposed amendment to the General Plan is a logical and contiguous extension
of ca Teroial uses in downtown La Quinta.
3. The proposed General Plan Amendment should not create any significant circulation
problems to the existing surrounding areas.
FTNDTNC.q
1. Approval of a land use designation of Village Commercial is consistent with the
goals and policies of the new City-wide General Plans.
2. Expansion of comrercial land east of Desert Club Drive on the north side of Calle
Tampico is logical and contiguous to existing commercial development within the
La Quinta downtown area.
STAFF REPOKP - PLANNING OWUSSION
OCTOBER 22, 1985
Page 6.
3. The proposed project is consistent with the Duna La Quinta Specific Plan as
amended in Specific Plan No. 83-001, Amendment No. 2.
4. Circulation aspects of the proposed project are consistent with the new City-wide
General Plan.
5. Approval of this request will not result in a significant impact on the environment
since all potential significant impacts of the project have been mitigated to a
level of minor significance.
Based upon the findings, the Conymnity Development Department recommends approval of
General Plan Amendment No. 85-007, as set forth in attached Exhibit "A".
G a---
'7�' L4)
Gary W. Price
Associate Planner
GWP:dmv
Atch: Exhibit "A"
APLi' ' B�
Lawrence L. Stevens, AICP
Co maunity Development Director
H
a
ITEM NO.
DATE
/g-zz-�S
PLANNING COMMISSION MEETING
MOTION
BY: BRAN
T DE GASPERIN
MORAN
M%UING
THORNBURGH
SECOND
BY: BRANDY
DE GASPERIN
MDRAN
MkUING
THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO"2ISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT —
DE GASPERIN —
MORAN —
VgaLING —
THO[MURGH —
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
Z. E.
TO: The Honorable Chairman and Members of the Planning Commission
From: Ccimnmity Development Department
Date: October 22, 1985
Subject: CHANGE OF ZONE NO. 85-017
Location: Northeast Corner of Calle Tampico and Desert Club Drive
Applicant: Landmark land Company
Request: A Change of Zone from R-2-3350 (Multiple -Family Residential) to
C-P-S (Scenic Highway Commercial)
1. General Plan:
a. Site: Specific Plan No. 83-001, "Duna la Quinta"; High Density Residential
(10-20 Dwellings/Acre).
b. Surrounding Area: To the west - High Density Residential (10-20 Dwelling
Units Per Acre); to the east - General Commercial; to the north - Specific
Plan No. 83-001 designated for High Density Residential (Maximum 13 Dwelling
Units Per Acre); and to the south - High Density Residential (10-20 Dwelling
Units Per Acre).
c. Proposed Draft General Plan: The site is designated for Village comrercial
in the City's new General Plan. Surrounding proposed land use designations
include Village Commercial to the west, High Density Residential (8-16 Dwelling
Units Per Acre) to the east, Village Commercial and Low Density Residential
(2-4 Dwelling Units Per Acre) to the south, and Village Comrercial and Medium
Density Residential (4-8 Dwelling Units Per Acre) to the north.
d. Streets: Calle Tampico - providing the main access to the site, is designated
a "Major Arterial" with a 100' right-of-way in the current General Plan. die
proposed Draft General Plan designates Calle Tampico as a "Primary Arterial"
with 110' right-of-way. The Draft General Plan also designates Calle Tampico
as a "secondary Image Corridor" and a "Ceremonial Street" to be treated as an
attractive entryway into the City's downtown area.
2. Zoning:
a. Site: R-2-3350 (Multiple -Family Residential).
STAFF REPORT - PLANNING CU�MISSION
OCTOBER 22, 1985
Page 2.
b. Surrounding Area: C-P-S (Scenic Highway Commercial) to the west; R-2-4000
(Multiple -Family Residential) to the east and south; and R-2-3350 (Multiple -
Family Residential to the north.
3. Existing Conditions: The site is vacant and generally flat containing native
vegetation including creosote brush, tumbleweeds. All areas directly adjacent
to the site are vacant. At the southwest corner of Calle Tampico and Desert
Club Drive is a small multiple -family dwelling. Approximately 350 feet to the
west of the site, along Calle Tampico, are several small commercial buildings,
including a restaurant, pharmacy and convenience market.
Water, sewer, electricity and gas services are available to the site.
Calle Tampico, adjacent and to the south of the project site, is currently
maintained with a 60' right-of-way.
4. Environmental Considerations: An Environmental Impact Report (SCH #83061305)
was prepared on the overall Specific Plan and was certified on April 10, 1984.
This EIR adequately addresses the environmental imppcts associated with the
proposed project. Mitigation measures added to the entire Duna La Quinta project,
in addition to those added to this project, respond to all potentially significant
impacts, including traffic and circulation, air quality, water resources, and
public services and utilities reducing their impacts to a level of insignificance.
Pursuant to the State California Environmental Quality Act Guidelines, the previous
EIR may apply to the proposed project since the circumstances of the project are
essentially the same as those addressed in the EIR. Although the project site
was addressed in the EIR for co miescial development, the site was conditionally
approved for High Density Residential, up to 13 dwelling units per acre.
5. Related Actions:
a. Specific Plan No. 83-001, "Duna La Quinta", approval of 1,277 dwelling units
on 266 acres, oriented around the La Quinta Hotel Golf Course. Approved
May 15, 1985.
b. Specific Plan No. 83-001, Amendment No. 1, "Duna La Quinta", approval of a
reduction in both dwelling units, to 979 units, and acreage to 179 acres.
Approved April 16, 1985.
c. Change of Zone No. 84-006, a Change of Zone to implement the Duna La Quinta
Specific Plan. Approved May 15, 1984 (NOTE: Zoned site to R-3-3350 for ultimate
condo/apartment development).
d. General Plan Amendment No. 84-003, requesting General Camiercial at Avenue 50
and Washington Street and at Calle Tampico. Denied May 15, 1984.
e. Tentative Tract No. 18767, approved for 77 condominium units on 77 acres,
Phase 1 of Duna La Quinta. Approved February 2, 1983.
f. Tentative Tract No. 20158, approval of 54 condominium units on 8.7 acres,
Phases 2 and 5 of Duna La Quinta. Approved July 17, 1984.
g. Tentative Tract No. 20218, approval of 16 condominium units on 4.3 acres,
Phase 4 of Duna La Quinta. Approved July 17, 1984.
STAFF REPORT - PLANNING CCMISSION
OCTOBER 22, 1985
Page 3.
h. Tentative Tract No. 21123, requesting approval of 20 estate lots on 6.74
acres, within a portion of Duna La Quinta, Phase 3. Pending Planning
Commission review scheduled for hearing on October 22, 1985.
6. Description of Request: The project proposes to change the zoning on a six -acre
portion of the Duna La Quinta Specific Plan project area from R-3-3350 (Multiple
Family Residential) to C-P-S (Scenic Highway Crnmercial) for the purpose of
development of a commercial center.
Landmark Land Company, the Applicant, is requesting the zone change in conjunction
with General Plan Amendment No. 85-007, and Specific Plan No. 83-001, Amendment No.
2. Approval of this proposal would implement the above mentioned projects and also
allow for a broad range of commercial uses to occur on the site pursuant to the
C-P-S Zone.
7. Cam[ments Received
a. City Engineer - All previous conditions (Specific Plan No. 83-001, Change of
Zone No. 84-006 and Parcel Map No. 19730) shall apply as appropriate require-
ments for traffic and noise studies may be imposed at the time of site
development.
b. City Fire Marshal - No co mient.
c. Coachella Valley Water District - A portion of this area is shown to be subject
to shallow flooding and is designated Zone A3 on Federal Flood Insurance rate
maps which are in effect at this time.
The District will furnish domestic water and sanitation service to this area
in accordance with the current regulations of this District. These regula-
tions provide for the payment of certain fees and charges by the subdivider
and said fees and charges are subject to change.
This area shall be annexed to Improvement District No. 55 of the 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 arrangements have been made with the District for the relocation of
these facilities.
d. Southern California Gas Company - No comment.
e. General Telephone Company - No comment at this time. Facilities can be
provided when required.
f. No written comments have been received from the public. The notices of
hearing were mailed to all property owners within a 300-foot radius of the
site and contiguous property owned by the Applicant a minimum of ten (10)
days prior to this public hearing.
STAFF REPORT - PLANNING COMMISSION
OCTOBER 22, 1985
Page 4.
ANALYSIS
This zone change request is associated with the concurrently submitted General Plan
Amendment No. 85-007 and Specific Plan No. 83-001, Amendment No. 2, applications.
Approval/denial of this zone change case should be made based on determinations made
on these cases consistently. Major considerations and analysis of the Applicant's
requests are addressed in the corresponding General Plan Amendment and Specific Plan
Amendment Staff Reports.
Approval of this zone change will open the six -acre site to a broad range of permitted,
conditional, and accessory commercial/office uses as listed in Section 9.50 of the
Municipal Land Use Ordinance (refer to Exhibit "B", attached). This zone change will
also permit development on the site in accordance with the specific development standards
associated with the C-P-S Zone. However, substantive design requirements to the project
are incorporated in the conditions of approval for Specific Plan No. 83-001, Amendment
No. 2, and will be incorporated in subsequent project plan approvals for the site.
The Applicant is requesting the zone change to C-P-S (Scenic Highway Cc mercial) to
implement development of a downtown connercial complex. In reviewing all current zoning
categories listed for application in the Municipal Land Use Ordinance (County Ordinance
which the City has adopted), the C-P-S Zone was found to be the correct commercial zone
for downtown commercial properties.
Assuming that the related general plan amendment for the site is approved, for general
commercial, the appropriate zoning designation is C-P-S. C-P-S zoning is the best
available zoning district to be consistent with the new City-wide General Plan Land Use
Designation "Village Commercial" at this time.
Approval of the overall project, including this zone change, will replace the use of
six acres of High Density Residential, currently zoned R-2-3350 (potential for 72
dwelling units) with general commercial uses.
CONCLUSIONS
1. The requested zone change from R-3-3350 to C-P-S for six acres at the specified
location within the Duna La Quinta project area is appropriate and consistent with
current City practice.
2. Appropriate comrcial zoning is dependent upon decisions associated with General
Plan Amendment No. 85-007.
FINDINGS
1. Approval of the zone change to C-P-S for six acres at the specified location within
the Duna La Quinta project area is consistent with the La Quinta General Plan as
amended in General Plan Amendment No. 85-007.
2. The proposed zoning will be compatible with the surrounding area.
3. Approval of this request will not result in a significant impact on the environment
since all potential significant impacts of the project have been mitigated to a
level of minor significance.
STAFF REPORT - PLANNING COMISSION
OCTOBER 22, 1985
Page 5.
Based upon the Findings, the Co miulity Development Department recommends approval
of Change of Zone No. 85-017 as set forth in attached Exhibit "A".
G�w.�,
Gary W. Price
Associate Planner
GWP: dmv
Atch: Exhibits "A" and "B"
A`PPR= BY:
C 'PR '
O-Z19 /—
Lawrence L. Stevens, AICP
CMV=ty
Development Director
WAS3 A
CALLE TANPI00
EXHEN T A
® ARTICLE IXb
C-P-S ZONE
(SCENIC HIGHWAY COMMERCIAL)
The following regulations shall apply in all C-P-S Zones:
SECTION 9.50. USES PERMITTED.
(a) The following uses are permitted, only in enclosed buildings with
not more than 200 square feet of outside storage or display of
materials appurtenant to such use, provided a plot plan shall have
been approved pursuant to the provisions of Section 18.30 of this
ordinance:
(1)Ambulance services
(2)Antique shops
(3) Appliance stores, household
(4)Art supply shops and studios
(5)Auditoriums and conference rooms
(6)Automobile parts and supply stores
(7) Bakery goods distributors
(8)Bakery shops, including baking only when incidental to retail
sales on the premises
(9) Banks and financial institutions
(10) Barber and beauty shops
(11) Bars and cocktail lounges
(12) Bicycle sales and rentals
(13) Billiard and pool halls
(14) Blueprint and duplicating services
(15)Book stores and binders
(16) Bowling alleys
(17) Catering services
(18) Ceramic sales and manufacturing for on -site sales, provided
the total volume of kiln space does not exceed sixteen (16)
cubic feet
(19) Cleaning and dyeing shops
(20) Clothing stores
(21) Confectionery or candy stores
(22) Costume design studios
(23) Dance halls
(24) Delicatessens
(25) Department stores
(26) Drug stores
(27) Dry goods stores
(28) Electrical substations
(29) Employment agencies
(30)Escort bureaus
(31) Feed and grain sales
(32)Fishing and casting pools
51 „ C1 Ss on
10-23-80 �-
(33) Florisehops
(34)Food markets and frozen food lockers
(35) Gift shops
(36) Hardware stores
(37) Household goods sales and repair, including but not limited
to, new and used appliances, furniture, carpets, draperies,
lamps, radios, and television sets, including repair thereof
(38) Hobby shops
(39) Ice cream shops
(40)Ice sales, not including ice plants
(41) Interior decorating shops
(42) Jewelry stores with incidental repairs
(43) Labor temples
(44)Laboratories, film, dental, medical, research or testing
(45) Laundries and laundromats
(46) Leather goods stores
(47)Liquor stores
(4B) Locksmith shops
(49) Mail order businesses
(50)Manufacturer's agent
(51)Market, food, wholesale or jobber
(52)Massage parlors, turkish baths, health centers and similar
personal service establishments
(53)Meat markets, not including slaughtering
(54) Mimeographing and addressograph services
(55)Mobilehomes, provided they are kept mobile and licensed pur-
suant to state law, used for:
a. Construction offices and caretaker's quarters on construction
sites for the duration of a valid building permit, providing
they are inconspicuously located
b. Agricultural worker employment offices for a maximum of 90 days
in any calendar year
c. Caretakers or watchment and their families provided no rent is
paid, where a permitted and existing commercial use is estab-
lished. Not more than one mobilehome shall be allowed for a
parcel of land or a shopping center complex
(56) Music stores
(57) News stores
(58) Notions or novelty stores
(59) Nurseries and garden supply stores
(60)Offices, business
(61) One on -site operator's residence
(62) Paint and wall paper stores, not including paint contractors
(63) Parking lots and parking structures
(64) Pawn shops
(65)Pet shops and pet supply shops
(66) Photography shops and studios and photo engraving
(67) Plumbing shops, not including plumbing contractors
(68)Poultry markets, not including slaughtering or live sales
52
10-23-80
(69) Printers or publishers
(MPuce markets R o and television broadc o ing studios
(72) Recording studios
(73) Refreshment stands
(74) Restaurants and other eating establishments
(75) Schools, business and professional, including art,
barber, beauty, dance, drama, music and swimming
(76) Shoe stores and repair shops
(77) Shoeshine stands
(78) Signs, on -site advertising
(79) Sporting goods stores
(80) Stained glass assembly
(81) Stationery stores
(82) Stations, bus, railroad and taxi
(83) Taxidermist
(84) Tailor shops
(85) Telephone exchanges
(86) Theaters, not including drive-ins
(87) Tobacco shops
(88) Tourist information centers
(89) Toy shops
(90) Travel agencies
(91) Typewriter sales and rental and incidental repairs
(92) Watch repair shops
(93) Wedding chapels
(94) Wholesale businesses with samples on the premises,
but not to include storage
(95) (Delete)
(96) (Delete)
(97) Gasoline service stations
(98) Golf cart sales and service
(99) Hotels, resort hotels and motels
(b) Uses Permitted by Conditional Use Permit. The follow-
ing uses are permitted provided a conditional use
permit has been granted pursuant to the provisions of
Section 18.28 of this ordinance:
(1) Automobile repair garages, body shops, spray painting
shops
(2) Automobile sales and rental agencies
(3) Boat sales, rentals and services
(4) Car washes
(5) Drive-in theaters
(6) Equipment rental services, including rototillers,
power mowers, sanders, power saws, cement and plaster
mixers not exceeding 20 cubic feet in capacity and
other similar equipment.
(7) Heliports
(8) Liquid petroleum service stations, provided the
total capacity of all tanks shall not exceed
10,000 gallons
(9) Mortuaries
9-4-81 53
(10)Salerental, repair, or demons tratiolof motorcycles, scooters,
or motorbikes of two horsepower or greater
(11)Animal hospitals
(12)Sports and recreational facilities, not including motor -driven
vehicles and riding academies, but including archery ranges,
athletic fields, beaches, golf driving ranges, gymnasiums,
miniature golf, parks, playgrounds, sports arenas, skating
rinks, stadiums, and commercial swimming pools
(13) Tire recapping
(14)Tire sales and services, not including recapping
(IS)Trailer and boat storage
(16) Travel trailers, mobflehomes and recreational vehicles sales
and service
(17)Truck sales and services
(18) Trucks and trailers; the rental of trucks not over 19,500 pounds
gross weight, with body not to exceed 22 feet in length from
the back of the cab to the end of the body; and the rental of
trailers not exceeding 6 feet in width or 22 feet in length
(19) Underground bulk fuel storage
(20) Mini warehouse structures
(21)All uses permitted in subsection (a) that have more than 200
square feet of outside storage of display of materials
(c) Accessory Uses Permitted. An accessory use to a permitted use is
allowed, provided the accessory use is established on the same lot
or parcel of land, and is incidental to, and consistent with the
character of the permitted principal use, including but not limited to:
(I) Limited manufacturing, fabricating, processing, packaging, treat-
ing and incidental storage related thereto, provided any such
activity shall be in the same line of merchandise or service as
the trade or service business conducted on the premises and pro-
viding any such related activity does not exceed any of the fol-
lowing restrictions:
a. The maximum gross floor area of the building permitted to be
devoted to such accessory use shall be 25 percent.
b. The maximum total horsepower of all electric motors used in
connection with such accessory use shall be 5 horsepower.
c. The accessory use shall be so conducted that noise, vibra-
tion, dust, odor, and all other objectionable factors shall
be reduced to the extent that there will be no annoyance to
persons outside the premises. Such accessory use shall be
located not nearer than 50 feet to any residential zone.
d. Accessory uses shall be conducted wholly within a completely
enclosed building.
SECTION 9.51. PLANNED COMMERCIAL DEVELOPMENT. Planned Com-
mercial Developments are permitted provided a land division is approved pur-
suant to the provisions of Ordinance No. 460.
54
10-23-80
0
SECTION 9.52. COMMERCIAL SPECIFIC PLAN REQUIRED.
(a) Notwithstanding any other provisions of this Article, no commer-
cial building or use shall be constructed on a parcel that is 15
acres in size or greater, and no permits or approvals shall be
issued by any department of the County for such construction,
unless the applicant has applied for, and received final approval
of, a Commercial Specific Plan pursuant to the provisions of Govern-
ment Code Section 65450, et seq, and Section 2.3 et seq. of this
ordinance. A proposed commercial use shall not be broken into
smaller units to avoid the requirement to file an application for a
Commercial Specific Plan, and an application for a plot, plan may
be denied on the basis that it is part of a larger commercial pro-
posal that requires the applicant to file an application for a
specific plan.
(b) A Commercial Specific Plan shall comply with all the standards re-
quired for approval of a commercial plot plan. In addition thereto,
no Commercial Specific Plan shall be approved unless it is found
that there will be no adverse effect upon the public health, safety
and welfare of the general community, including such factors as
the availability of employees and affordable housing for such em-
ployees and a demonstrated need for a commercial center. The
following additional standards of development shall apply to those
projects subject to the Commercial Specific Plan requirement:
MA minimum 159E of the site shall be landscaped and automatic
irrigation shall be installed.
(2)A minimum 50-foot building setback shall be required on any
boundary where the commercial property abuts a residential
zoned property. Twenty (20) feet of the setback shall be land-
scaped unless a tree screen is included, wherein the land-
scaping may be reduced to 10 feet. The balance of the setback
may be used for automobile parking, driveways or landscaping.
Block walls, or other appropriate fencing, may also be required.
(3)All outside storage, and all trash, loading and service areas,
shall be screened by structures or landscaping -and located to
minimize noise or odor nuisance.
(c) Whenever a comprehensive Commercial Specific Plan or phase
thereof has been approved and is in effect, the requirement for a
subsequent plot plan or conditional use permit for certain uses
may be modified or waived. This determination shall be made as
part of the approval of a specific plan, provided that a detailed
site plan and all required development standards are included as
a part of the final approval of a specific plan.
(d) The requirement for a Commercial Specific Plan may be waived by
the Planning Commission upon a finding by the Commission that
the proposed commercial use consists of infilling of an existing
55
10-23-80
commerel area. An application to wate a Commercial Specific
Plan shall be made in writing to the Planning Director, prior to
filing an application for a specific plan, stating fully the reasons
therefor and accompanied by a fee as set forth in Section 18.37
of this ordinance. The application shall be placed on the regular
agenda of the Planning Commission as a discussion matter for the
determination of the Commission. If the Commission approves the
waiver, the applicant shall be permitted to file an application for
any required plot plan, conditional use permit or land division.
SECTION 9.53. DEVELOPMENT STANDARDS. The following shall be
the standards of development in the C-P-S Zones:
(a) There is no minimum lot area requirement, unless specifically
required by zone classification for a particular area.
(b) There are no yard requirements for buildings which do not exceed
35 feet in height, except as required for specific plans. Any
portion of a building which exceeds 35 feet in height shall be
set back from the front, rear and side lot lines not less than two
(2) feet for each foot by which the height exceeds 35 feet. The
front setback shall be measured from the existing street line un-
less a specific plan has been adopted in which case it will be
measured from the specific plan street line. The rear setback
shall be measured from the existing rear lot line or from any
recorded alley or easement; if the rear line adjoins a street,
the rear setback requirement shall be the same as required for
a front setback. Each side setback shall be measured from the
side lot line or from an existing adjacent street line unless a
specific plan has been adopted in which case it will be measured
from the specific plan street line.
(c) All buildings and structures shall not exceed fifty (50) feet in
height, unless a height up to 75 feet is specifically permitted
under the provisions of Section 18.34 of this ordinance.
(d) Automobile storage space shall be provided as required by
Section 18.12 of this ordinance.
(e) All roof mounted mechanical equipment shall be screened from the
ground elevation view to a minimum sight distance of 1,320 feet.
ADDED EFFECTIVE: July 19,
1967 (Ord. 348.517)
AMENDED. EFFECTIVE: 5-30-74
(Ord.
348.1327)
4-21-77(Ord.348.1564)
6-20-74
(Ord.
348.1340)
4-12-79(Ord.348.1688)
7-25-74
(Ord.
348.1349)
7-26-79(Ord.348.1702)
11-13-75
(Ord.
348.1476)
10-23-80(Ord.348.1879)
12-10-75
(Ord.
348.1481)
3-5-81(Ord.348.1926))
9-4-81 (Ord. 348.2000)
9-4-81
56
ITEM NO. cJ
DATE %8 — 2 Z gS
PLANNING COMMISSION MEETING
MOTION
BY: BRANDT
DE GASPERIN
MORAN
KULING
THORNBURGH
SECOND
BY: BRANDT
DE GASPERIN
MURAN
wALLING
THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO"!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT —
DE GASPERIN —
MORAN —
VPLLING —
THORNBURGH —
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUANTA
S. F
TO: The Honorable Chairman and Members of the Planning Camtnission
From: Community DeveloFnient Department
Dote: October 22, 1985
Subject: SPDCIFIC PLAN NO. 83-001, AMIIVDD= NO. 2
Location: Northeast Corner of Calle Tampico and Desert Club Drive
Applicant: Iandmark Land Oompany
Request: An Amendment to the Duna La Quinta Specific Plan No. 83-001 to
Allow 90,000 Square -Feet of Floor Area of Specified Commercial
and Office Related Uses on Approximately Six (6) Acres.
1. General Plan:
a. Site: Specific Plan No. 83-001, "Duna la Quinta"; High Density Residential
(10-20 Dwellings/Acre).
b. Surrounding Area: To the west - High Density Residential (10-20 Dwelling
Units Per Acre); to the east - General Commercial; to the north - Specific
Plan No. 83-001 designated for High Density Residential (Maximum 13 Dwelling
Units Per Acre); and to the south - High Density Residential (10-20 Dwelling
Units Per Acre).
c. Proposed Draft General Plan: The site is designated for Village Commercial
in the City's new General Plan. Surrounding proposed land use designations
include Village Ca wrcial to the west, High Density Residential (8-16 Dwelling
Units Per Acre) to the east, Village Commercial and Low Density Residential
(2-4 Dwelling Units Per Acre) to the south, and Village Commercial and Medium
Density Residential (4-8 Dwelling Units Per Acre) to the north.
d. Streets: Calle Tampico - providing the main access to the site, is designated
a "Major Arterial" with a 100' right-of-way in the current General Plan. the
proposed Draft General Plan designates Calle Tampico as a "Primary Arterial"
with 110' right-of-way. The Draft General Plan also designates Calle Tampico
as a "Secondary Image Corridor" and a "Ceremonial Street" to be treated as an
attractive entryway into the City's downtown area.
2. Zoning:
a. Site: R-2-3350 (Miltiple-Family Residential).
SPAFF REPORT - PLANNING COMMISSION
OM"BER 22, 1985
Page 2.
b. Surrounding Area: C-P-S (Scenic Highway Commercial) to the west; R-2-4000
(Multiple-Fanily Residential) to the east and south; and R-2-3350 (Multiple -
Family Residential to the north.
3. Existing Conditions: The site is vacant and generally flat containing native
vegetation including creosote brush, tumbleweeds. All areas directly adjacent
to the site are vacant. At the southwest corner of Calle Tampico and Desert
Club Drive is a small multiple -family dwelling. Approximately 350 feet to the
west of the site, along Calle Tampico, are several small commercial buildings,
including a restaurant, pharmacy and convenience market.
Water, sewer, electricity and gas services are available to the site.
Calle Tampico, adjacent and to the south of the project site, is currently
maintained with a 60' right-of-way.
4. Environmental Considerations: An Environmental Impact Report (SCH #83061305)
was prepared on the overall Specific Plan and was certified on April 10, 1984.
This EIR adequately addresses the environmental imppcts associated with the
Proposed Project. Mitigation measures added to the entire Duna La Quinta project,
in addition to those added to this Project, respond to all Potentially significant
impacts, including traffic and circulation, air quality, water resources, and
public services and utilities reducing their impacts to a level of insignificance.
Pursuant to the State California Environmental Quality Act Guidelines, the previous
EIR may apply to the proposed Project since the circumstances of the project are
essentially the same as those addressed in the EIR. Although the project site
was addressed in the EIR for commercial development, 1the site`�rasrcondetionally
approved for High Density Residential, up g per
5. Related Actions:
a. Specific Plan No. 83-001, "Duna La Quinta% appal of 1,277 dwelling units
on 266 acres, oriented around the La Quinta Hotel Golf Course. Approved
May 15, 1985.
b. Specific Plan No. 83-001, Amendment No. 1, "Duna La Quinta°, approval of a
reduction in both dwelling units, to 979 units, and acreage to 179 acres.
Approved April 16, 1985.
c. Change of Zone No. 84-006, a Change of Zone to implement the Duna La Quinta
Specific Plan. Approved May 15, 1984 (NOTE: Zoned site to R-3-3350 for ultimate
condo/apartment development).
d. General Plan Amendment No. 84-003, requesting General Commercial at Avenue 50
and Washington Street and at Calle Tampico. Denied May 15, 1984.
e. Tentative Tract No. 18767, approved for 77 condominium units on 77 acres,
Phase 1 of Duna La Quinta. Approved February 2,
193.
f. Tentative Tract No. 20158, approval of 54 condominium units on 8.7 acres,
Phases 2 and 5 of Duna Ia Quinta. Approved July 17, 1984.
g. Tentative Tract No. 20218, approval of 16 condominium units on 4.3 acres,
Phase 4 of Duna la Quinta. Approved July 17, 1984.
STAFF REPORT - PLANNING CCM IISSION
OCTOBER 22, 1985
Page 3.
h. Tentative Tract No. 21123, requesting approval of 20 estate lots on 6.74
acres, within a portion of Duna La Quinta, Phase 3. Pending Planning
COnTlissiOn review scheduled for hearing on October 22, 1985.
6. Description of Request: The project proposes to amend Specific Plan No. 83-001
to allow comuercial and office related uses on an approximately 6-acre site which
is currently specified for apartment/condaminium uses (maximum 13 dwellings/acre).
The specified camercial and office related uses include the following:
° 36,000-square-feet floor area office/Camiercial Building
30,000-square-feet floor area Office Building
° 15,000-square-feet floor area Medical Office Building
° 9,000-square-feet floor area Restaurant
Landmark Land Company, the Applicant, is requesting this amendment to the Duna La
Quinta Specific Plan, in conjunction with General Plan Amendment No. 85-007 and
Change of Zone No. 85-017.
The Applicant is requesting approval in concept of the specified uses and project
design layout as it relates to the Duna La Quinta Specific Plan. Detailed archi-
tectural design, internal circulation, landscaping, and signage will be reviewed
and approved separately through the City's development plan review process at a
7. Canments Received
a. City Engineer - All previous conditions (Specific Plan No. 83-001, Change of
Zone No. 84-006 and Parcel Map No. 19730) shall apply as appropriate require-
ments for traffic and noise studies may be imposed at the time of site
development.
b. City Fire Marshal - No comment.
C. Coachella Valley Water District - A portion of this area is shown to be subject
to shallow flooding and is designated Zone A3 on Federal Flood Insurance rate
maps which are in effect at this time.
The District will furnish domestic water and sanitation service to this area
in accordance with the current regulations of this District. These regula-
tions provide for the payment of certain fees and charges by the subdivider
and said fees and charges are subject to change.
This area shall be annexed to Irrprovement District No. 55 of the 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 arrangements have been made with the District for the relocation of
these facilities.
d. Southern California Gas Company - No cannent.
e. General Telephone Cerrpany - No comient at this time. Facilities can be
provided when required.
f. No written camuents have been received from the public. The notices of
hearing were mailed to all property owners within a 300-foot radius of the
site and contiguous property owned by the Applicant a minim = of ten (lo)
days prior to this public hearing.
0 0
STAFF REPORT - PLANNING COMMISSION
October 18, 1985
Page 5.
STAFF COMMENT AND ANALYSIS
This report will first analyze the request as it relates to both the
current General Plan and the new City -Wide General Plan. The remainder
of the report will concentrate on the physical issues related to the
Project including land use, circulation, site design, and building
design. The conditions of approval for this project will be in the
form of major and minor adjustments, as well as additions, to the
existing set of conditions relative to Specific Plan No. 83-001 and
it's Amendment No. 1.
GENERAL PLAN LAND USE CONSISTENCY
In reviewing this proposed amendment to the Duna La Quinta Specific
Plan, it is important not only to analyze the change in terms of its
effect on the site and surrounding areas, but, to also review its
overall impact on the related Specific Plan and General Plan. A
reduction in approximately six acres of High Density Residential (10-
20 dwellings/acre) will reduce the buildable residential potential of
the Specific Plan by 120 dwellings to gain consistency between the
Specific Plan and the underlying General Plan Land Use Designations
within Duna La Quinta, densities must be transfered from the project
site to other portions of Duna La Quinta. Based on the original
Specific Plan Staff report, a maximum of 1146 dwellings would be
permitted if the 6-acre commercial center was approved. According
to Exhibit "A" of this proposal, 1,199 units would be permitted, an
excess of 53 dwelling units. To gain consistency between The Specific
Plan, as proposed to be amended, and the General Plan, density allow-
ances must be redistributed through the Duna La Quinta Specific Plan.
One way to redistribute density is to transfer the excess density to
other already existing or currently developing projects in Duna La
Quinta. In combining Duna (Tract No. 18767, 77 units completed),
Duna Gardens (Tract No. 20158, 54 units approved), and Villa Vista
(Tract No. 20218, 16 units), a deficiency in density of approximately
32 units is yielded. In other words, Duna La Quinta, in these portions,
was under -built, according to maximum allowable density by 32 units.
Adding Tentative Tract No. 21123 (20 single family lots, Planning Com-
missions Hearing of October 22, 1985), which provides a 15 unit density
deficiency, the cumulative density would yield 47 units. There still
remains a 6 unit discrepancy between Specific Plan and General Plan
land use density consistency. In transferring this deficiency over
to Phase 9 of the Duna La Quinta Specific Plan, the maximum density
permited on this 57 acre portion should be reduced from 4.4 to 4.2
dwellings per acre for a maxiumum allowable 240 units. Assuming these
changes are made to the overall Specific Plan, consistency in terms
of land use, will be maintained between the Specific Plan and the
General Plan. *(Refer to Staff Recommended Density Table).
In reviewing land use compatibility of the project with surrounding
existing and planned development, the proposed project was found to
be a logical and contiguous extension to the Downtown extension to
the Downtown Area (refer to the Staff Report for General Plan Amend-
ment (No. 85-007) to the north and east of the project site, the land
is general planned and zoned for high density residential.
STAFF REPORT - PLANNING COMMISSION
October 18, 1985
Page 6.
To minimize impacts of the proposed project onto the northerly and
easterly adjacent properties various measures should be considered.
Appropriate setbacks should be provided from all singe -story buildings
from surrounding uses and public streets. Those may also vary de-
pending on the height of the one-story building. Additional setbacks
are appropriate from all two-story buildings. This is particularly
important when considering the relationship with adjacent residential
was to the north and east.
A fence or wall is necessary along the easterly and northerly pe-
rimeter of the site should be heavily landscapted with spreading
shade tress with height and spacing designed to achieve effective
screening as soon as possible.
CIRCULATION CONSIDERATIONS
As indicated in the staff report regarding General Plan Amendment No.
85-007, the traffic generated by this project will appoximately double
existing traffic levels. However, given that Calle Tampico, the main
access to the site, is improved to street design standards of the new
General Plan (Primary Arterial), the project will not create a circu-
lation problem within the vicinity (refer to Staff Report for General
Plan Amendment No. 85-007). Your development plan approval of the
proposed project, the Applicant will be required to improve the streets
adjoining the site. The traffic monitoring program required as part
of the Duna La Quinta Specifc Plan may warrant additional improvements.
With regard to ingress and egress for the project site, Exhibit "B"
indicates the provision of three (3) entrances along Calle Tampico in
addition to the extension of Desert Club Drive which provides two
driveways into the project site. According to the new General Plan
intersections shall be spaced a minimum of 1200 feet. Including Desert
Club Drive and the three proposed driveways along Calle Tampico, there
are a total of four (4) potential intersections within 566 feet. It
is Staff's recommendation that Desert Club Drive be designated as a
60' local street and improved to a half street at project frontage.
Since Calle Tampico is designated as a Primary Arterial in the new
General Plan, this street should be improved consistent with the plan
(refer to the Staff Report for General Plan No. 85-007). However, the
project site should be limited in the number of driveways off Calle
Tampico. The location of median cuts should be reviewed carefully as
part of the development plan process.
ON -SITE CIRCULATION
The Downtown area should be developed to emphasize pedestrian orien-
tation. Additional provisions should be added to the parking area
such as pedestrian paths, to provide more opportunities for the pe-
destrian and minimize conflicts between pedestrian and vehicles. A
more detailed review of the parking area and on -site circulation will
be done during the development review phase of the project.
STAFF REPORT - PLANNING COMMISSION
October 18, 1985
Page 7.
SITE PLAN LAYOUT AND REVIEW OF BUILDING DESIGN:
Since the proposed project is strategically located at a major entrance
to the downtown critical review of the site layout and building design
should be given. A Downtown Architectural Study is currently being
conducted by consultants to determine by consultants to determine
architectural guidelines for the Downtown. Assuming that these guide-
lines are adopted prior to plot plan review of this project, the
project shall be developed consistent with these standards and shall
take precedence over the following design guidelines.
There shall be a bermed and landscaped buffer along Calle Tampico.
A greater buffer area should be required where structures greater
than one-story and/or 20 feet are placed proximate to Calle Tampico.
Parking areas shall be encouraged to be located to the rear of the
project site or should be adequately screened along public streets.
Screening methods could include either a garden wall and/or lowering
the grade of the parking area below street level.
Building materials of the project should probably consist of earth -
tone colored plaster exterior siding and mission tile roofing. All
sides of a structure should be designed with architectural interest
and common materials provide . Varying roof lines should be provided
for architectural interest and variety, particularly along the street-
scape.
These conditions of Specific Plan Approval have been required to
implement the design and architectural concept of the Village Com-
mercial Land use designation of the new General Plan. It is expected
that with these conditions, as guidelines to review future submitted
plot plans for the project, that the site will be developed as the
new General Plan intended.
CONCLUSIONS
1. The Specific Plan, as amended, with six (6) acres of commercial
90,000 square feet commercial/office floor area), 979 dwelling
units permitted is consistent with the La Quinta General Plan,
which a maximum of 1146 units on 246 acres.
2. The allowance of six acres of commercial, which replaces six
acres of High Density Residential (10-20 dwellings per acre) will
result in a reduction in density permitted in Phases 1, 2, 3, 4,
5, and 8 of the Specific Plan as previously approved.
3. The Specific Plan, as amended, is consistent with the Zoning C P-
S, as recommended for approval for change of Zone No. 85-017.
4. That utility services including water, sewer, electric, gas, and
telephone service shall be extended to the site which can be
provided service to nearby development.
STAFF REPORT - PLANNING COMMISSION
October 18, 1985
Page 8.
5. Although the project could have a significant impact on the
environment, all identified significant impacts associated
with the project in the related Environment Impact Report,
have been mitigated to a level of insignificance.
6. This proposal is consistent with the goals of the overall
Duna La Quinta Specific Plan and will be compatible with
the adjacent "Oak Tree West" Specific Plan.
7. Compatibility of this project is assured by the use of building
height and architectural restrictions included within the
conditions of approval.
8. Perimeter treatment will include proper consideration of the
policies contained within the new City -Wide La Quinta General
Plan regarding parkway treatment, vistas into the project,
and perimeter landscaping treatment.
9. The project will generate substantial traffic, approximately
5,165 vehicle trips per day, which will require improvements
to adjacent streets and intersections.
10. Building Design and Parking Lot Design will be reviewed at
the time of application for development approval to ensure
compatibility with City Standards and other area development
11. That a Downtwon Architectural Study and Architectural Guidelines
are being developed and these will take precedence over the
conditions of approval, relative to project design standards,
if adopted before project development.
FINDINGS
1. The Specific Plan, as amended, is consistent with the La Quinta
General Plan as recommended for approval by the Community De-
velopment Department.
2. The Specific Plan is consistent with the zoning as recommended
for approval for change of zone No. 85-017.
3. The Specific Plan is consistent with the adopted La Quinta Re-
development Project No. 1 plan.
4. There are no physical constraints which would prohibit develop-
ment of the site as proposed.
5. Public Services and utilities can be provided to the development.
6. Although the project could have significant adverse impact
the environment, the mitigation measures agreed to by the
Applicant and incorporated into the conditions of approval
mitigate these project impacts to levels of insignificance.
on
will
STAFF REPORT - PLANNING COMMISSION
October 18, 1985
Page 9.
7. The Specific: Plan, as amended, will be compatible with existing
and anticipated area development.
RECOMMENDATION
Based upon the Findings, the Communicy Development Department
recommends approval of Specific Plan No. 83-001, Amendment 1,
2, in accordance with Exhibits "A", "B" and "C", as amended, and
subject to the attached conditions of approval.
PREPARED BY: APPROVED BYi///�
Gary W. Price Lawrence L. Stevens, AICP
Associate Planner Ccm=ity Development Director
H
CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
AMENDMENT NO. 2
October 22, 1985
1. The Applicant shall coyly with Exhibits "A" and "B" of Specific Plan No. 83-001,
Amendment No. 2, the combined Environmental Impact Report and Specific Plan
document for "Duna La Quinta", all changes made to the Specific Plan in Specific
Plan No. 83-001, Amendment No. 1, 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 Condition of Approval for Specific Plan No.
83-001 as adopted by Resolution No. 84-34 on May 15, 1984, and as amended by
Resolution No. 85-37 as adopted April 16, 1985, unless otherwise modified by the
following.
a. Condition No. 25, as adopted by Resolution No. 84-34 is revised as
follows:
"The allowable density for Phase 7 shall be thirteen (13) units
per acre for a maximum of 429 units."
b. Condition No. 24, as adopted by Resolution No. 84-34, shall be
deleted.
c. Condition No. 22, as adopted by Resolution No. 84-34, is revised as
follows:
"The maximum allowable densities of Phases 2 and 5, as identified
on Exhibits A (as contained in the file for Specific Plan No.
83-001, Amendment No. 2) and B shall be six (6) units per acre
for a maximum of 54 units combined."
d. condition No. 23, as adopted by Resolution No. 84-34, is revised as
follows:
"The maximum allowable density of Phase 4, as identified on Exhibits
A (as contained in the file for Specific Plan No. 83-001, Amendment
No. 2) and B shall be 3.2 units per acre for a maximum number of
16 units."
e. The maximum allowable density for Phase 1, as identified on Exhibits
B and A (as contained in the file for Specific Plan Amendment No.
83-001, Amendment No. 2) shall be four (4) units per acre for a
maximum of 77 units.
f. The maximum allowable density for Phase 3, as identified on Exhibit
A (as contained in the file for Specific Plan Amendment No. 83-001,
Amendment No. 2) and B, shall be three (3) units per acre for a
nkximum of 24 units.
g. The mLximlIIn allowable density for Phase 9, as identified on Exhibit
A (as contained in the file for Specific Plan No. 83-001, Amendment
No. 2) and B, shall be reduced from 4.4 to 4.3 units per acre for
a maximum number of 247 units.
CONDITIONS OF APPROVAL
SPBCIFIC PLAN NO. 83-001
AMENDMENT NO. 2
October 22, 1985
Page 2
3. In conjunction with the review and approval of required Plot Plan application(s)
by the Planning Commission and City Council, the site and building design
considerations shall be evaluated and appropriate conditions related thereto
shall be established:
a. Determination of appropriate setbacks for one and two-story buildings
from adjacent residentially -zoned property and public streets.
b. Determination of appropriate buffers including fences and/or walls
and landscaping between the proposed uses and adjacent residential
property.
c. Development of appropriate methods to screen parking areas from
adjacent public streets.
d. Determination of appropriate driveway access standards and median
cut location.
4. The Downtown Study and Architectural Design Guidelines currently being
prepared for the City will take precedence over the following conditions,
in the event that project development occurs after City adoption of the said
study and guidelines:
a. Building materials of the project shall consist of earthtone colored
plaster exterior siding and mission tile roofing. All sides of the
structure must be designed with architectural interest and commn
materials provided.
b. Varying roof lines should be provided for architectural interest and
variety, particularly along the streetscape.
5. Desert Club Drive, along the project frontage, shall be developed as a local
60-foot wide .street with appropriate offers of dedication and half -street
improvements at the time of development.
6. Calle Tampico shall be improved as a "Secondary Image Corridor" and a
"Ceremonial Street" consistent with the General Plan.
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SPECIFIC PLAN 83-001
WiA LA QUINTA MA:
1. The Applicant shall crnply with Exhibit "A", the combined Er
Report and Specific Plan document, and Exhibit "B", the Spec
land Use Some y 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
ccntemplated 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 la Quinta. The appropriate seismic design
criteria will depend upon the type and use of the proposed structure
and the underlying geologic conditions.
olocgy/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 development from the 100-year
flood. This plan shall be consistent with the p u-posep of any similar
plans of the Redevelopment 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 ruins 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.
SPIrIFIC PLAN 83-001 - DUNA IA QUINPA
Page 2.
B. At the time of submittal 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 autanobiles. 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 Sunline 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 inproved to part -
width standards with minimun 3-2-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 B and 9.
13. In owner 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
count studies to determine if warrants are net for major roadway irprove-
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 pro-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-rata 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 PLAN 83-001 - DUNA LA QUINTA
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 road connecting through
Phases 2, 4 and 5 to the remainder of the internal private road system.
17. The access onto the north side of Calle Tanpico 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. WnPre 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 cmubinations 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 ansure
compliance with the State laws regarding solar accessibility. To 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 W'P'
52 and 20 units, respectively.
23. The maxima m allowable density of Phase 4, as identified on Exhibit B,
shall be reduced fran ten (10) units per acre to five (5) units per )o'
acre for a maximum number of 25 units.
24. The six -acre comnmercial area shown on Phase 6 on Exhibit B shall be
deleted.
JIV
i,i
SPECIFIC PLAN 83-001 - DUNA LA QUINPA
Page 4.
25. The allowable density for Phases 6 and 7 shall be thirteen (13) units 031A
per acre for a m3ximun 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 land use designations stated within the land use summary on Exhibit
B shall be changed from "residential" to "residential/oondaninium", with
the exception that Phase 7 shall be designated as "condaminium/apartment"
and Phase 6 shall be designated as "apartment".
28. Height limitations shall be imposed as follows:
a. No portion of any structure on top of the La Quinta Stonrwater
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
minirmm 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 mininan 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 irrprove-
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 minvmun 10-foot setback from the public right-of-way of Adams
Street (if designated as a public street).
SPECIFIC PLAN NO. 83-001 - MM LA QUINM
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 requirenents of
the Uniform Fire Code and the La Quinta mmucipal Code in effect at the
time of development.
33. Domestic water and sanitary sewer service shall be provided in accordance
with the requirements 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 Imperial
Irrigation District:
a. Applicant shall provide a minimum 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 KA 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 La Quinta City Council and in
effect at the time of the issuance of building permits.
37. Landmark 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 pre-
paring and enacting such a policy, which will include uniform fees to be
SPECIFIC PLAN No. 83-001 - DUNA LA QUINPA
Page 6.
inposed upon new construction to fund the following public improvements
and facilities: fire station, public safety facility, city hall, park
and recreation facilities, schools, drainage facilities, major thorough-
fares and bridges and traffic signalizaticn; that City expects to enact
said fees policy on or before December 31, 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. To 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 tsnporary school facilities, Condition No. 34
(school developnent fee) shall be deleted.
Misoellaneous
38. Prior to the issuance of grading permits or the approval of tentative
tract maps or other required zoning approvals, the Applicant shall submit
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 seg.) 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 commonly main-
tained driveways, parking areas# greenbelts, private streets, and
other improved oo em ownership areas. It is understood and agreed
that appropriate homeowners associations shall pay all above costs of
maintenance for said improved oamon 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.
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California.
October 8, 1985 7:00 p.m.
1. CALL TO ORDER
A. Principal Planner Sandra L. Bonner called the Planning Commission
meeting to order at 7:00 p.m.
2. ROLL CALL
A. Principal Planner Bonner called the roll.
Present: Principal Planner Sandra L. Bonner
Absent: Commissioners Brandt, De Gasperin, Moran, Walling and
Chairman Thornburgh
3. HEARINGS
4. CONSENT CALENDAR
5. BUSINESS
6. ADJOURNMENT
There being no quorum present, Principal Planner Bonner adjourned this
meeting to an adjourned meeting on October 10, 1985, at 7:00 p.m., in
La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA
The regular meeting of the Planning Commission of the Citv of La Quinta,
California, was adjourned at 7:10 p.m., October 8, 1985, at La Quinta
City Hall, 78-105 Calle Estado, La Quinta, California.
MINUTES �.
PLANNING COMMISSION -CITY OF LA QUINTA
An Adjourned Meeting held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California
October 10, 1985 7:00 p.m.
1. CALL TO ORDER
A. Chairman Thornburgh called the Planning Camdssion meeting to order at
7:00 p.m. Chairman Thornburgh called upon Commissioner Moran to lead
the flag salute.
2. ROLL CALL
A. Chairman Thornburgh requested the roll call. The Secretary called the roll:
Present: Cumdssioners Brandt, De Gasperin, Moran, Walling
and Chain Thornburgh
Absent: None
Also present were Community Development Director Lawrence L. Stevens,
Principal Planner Sandra L. Bonner and Secretary Donna M. Velotta.
3. HEARINGS
Chain Thornburgh introduced the only item of hearing as follows:
A. La Quinta General Plan and Environmental Impact Report/Master Environmental
Assessment, to consider the Hazards, Cultural Resources, Natural Resources,
Camiunity Development, Infrastructure and Housing Elements of the proposed
General Plan. (Continued)
Chairman Thornburgh called for a report from Staff.
1. Community Development Director Lawrence L. Stevens informed the
Planning Commission that he had not yet conpleted the revision
of the text for the General Plan. He further advised that after
having spoken with Chairman Thornburgh earlier this date and due
to the fact that the Commission has a joint meeting with the City
Council and General Plan Advisory Committee on October 14 regarding
this matter, they felt it could be worthwhile to review the Planning
Commission's convents and points on the issues expected to be discussed
at the joint meeting, so the Commission would be prepared in a meaningful
manner.
Chairman Thornburgh distributed a list of persons who attended both
the Commission and City Council meetings. These were persons who
had concerns or requests with regard to the proposed General Plan.
He felt a review of the list to reaffirm the Commission's views would
be helpful in attending the joint meeting as one voice.
After a lengthy discussion period covering each of the areas of concern
that had been presented at earlier meetings, the Planning Commission
unanimously agreed on all areas except the downtown commercial area.
Chad rmian Thornburgh and Commissioner Walling, supported by Commissioner
Moran, agreed that "Village Commercial" should be expanded east of
Desert Club Drive and south to the new alignment of Avenue 52.
Pm�r ��
Coissioner De Gasperin the extra commercial land and
' Cawdssioner Brandt felt that Desert Club Drive should be designated
as a boundary between commercial and residential use.
7� There being no need for a motion regarding this matter, Chairman
Thornburgh closed the discussion.
4. CONSENT CALENDAR
A. Conmissioner Walling made a motion to approve the minutes from the regular
meeting of September 24, 1985. Commissioner Moran seconded the motion.
0
MINUTES - PLANNING ODMISSION
October 10, 1985
Page 2.
1. The minutes of the regular meeting of September 24, 1985, were
approved as submitted. Unanimously Adopted.
5. BUSINESS
2
There being no further items of agenda to come before the Planning Ccuuassion,
Chairman Thornburgh called for a motion to adjourn.
Ccmdssioner Walling made a motion to adjourn to a special study session to
be held October 14, 1985, at 3:00 p.m., at La Quinta City Hall, 78-105 Calle
Estado, La Quinta, California. Conmissioner De Gasperin seconded the motion.
Unanimously Adopted.
The adjourned meeting of the Planning Ccnmission of the City of La Quinta,
California, was adjourned at 9:15 p.m., October 10, 1985, in the La Quinta
City Hall, 78-105 Calle Estado, La Quinta, California.
ITEM NO. //W, $ �
DATE A - 2Z -SS
RE:
PLANNING COMMISSION MEETING
/o ?
�a l/ol7S
MOTION BY: BRANDT
SECOND BY�
DISCUSSION:
MORAN VaUrU THORNBURGH
DE GASPERIN MORAN %%LLING THORNBURGH
ROLL CALL VOTE:
COMMISSIONERS:
BRANDT
DE GASPERIN
MORAN
WALING
THOtMURGH
UNANIMOUSLY ADOPTED:
AYE NO ABSTAIN ABSENT PRESENT
—
—
—
—
YES NO
ITEM NO.
DATE
P�LLANNING COMMISSION MEETING e
a
MOTION
BY: BRANDT
DE GASPERIN
MORAN
WALLING
THORNBURG-I
SECOND
BY: BRANDT
DE GASPERIN
MORAN
WALLING
THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO"fi1iSSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT —
DE GASPERIN —
MORAN --- —
WALLING —
THOEMURGH —
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM 0 -so As
_ry CITY OF •
UINTA
TO: The Honorable Chairman and Members of the Planning Omission
From: Community Develogrent Department
Cate: October 22, 1985
Subject: PLOT PLAN NO. 85-202
Location: West Side of Avenida Rubio, 200' North of Calle Sonora
Applicant: Gilbert Sherk
Request- Approval to Construct a Single -Family Dwelling Intended for His
Personal Residence
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 Duelling Size).
3. Existing Conditions: The project site is a 50' x 100' lot located in the
subdivided cove area on the west side of Avenida Rubio, approximately 200' north
of Calle Sonora. Of the 22 lots within the project site's block, 15 are built
upon single lots. Surrounding development consists of a variety of housing styles,
including Conventional California Ranch and Spanish Mission design. Approximately
200' north of the project site is a large hacienda style house on three lots
completely walled in. In addition to this house, several other houses on this
block incorporate Spanish flavored designs with red tile roofs. The majority of
the houses on the block have stucco sidings. All houses on the block contain
sloping roofs with varying roof materials, including gravel and composition
shingle.
4. Environmental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CEQA) and a Notice of Exertion
will be filed with the County Recorder.
5. Description of Request: The Applicant is requesting approval to construct a
single-family house intended for his personal residence.
The house has approximately 1200-square-feet of usable living space with three
bedrooms, each exceeding 10-foot dimensions, two baths, and an attached,'
two -car garage with a connecting pedestrian door. The house is to have a beige
stucco exterior with dark brawn wood trim. The house will incorporate a sloping
roof composed of white composition shingles. The roof eaves extend out 24". The
setbacks are as follows:
STAFF REPORT - PLANNING COMMISSION
October 22, 1985
Page 2.
Front Yard 20 Feet
° Rear Yard 10 Feet
Side Yards 5 Feet (Southerly)
17 Feet (Northerly)
The maximum house height is 12.5 feet.
STAFF COWS N'`S AND DISCUSSION
Bedroom No. 3 of the proposed house has 10' x 10' dimensions, however, with doorway
and hallway designs, this bedroom does not provide for the minimum required clear
10' x 10' internal dimension. Pursuant to the City's adopted standards for single-
family dwellings, the Applicant shall redesign his floor plans to meet the minimum
internal bedroom clear dimension standards of 10, x 101. All other design aspects
of the house comply with the R-1*++ Zoning and the City's adopted standards for
single-family dwellings. However, the 16.5' x 18' clear garage dimensions, as
proposed, do not comply with minimum City building standards. The Applicant shall
revise his plans to meet the minimum 20' x 20' clear internal garage dimensions
(including designing additional space for washer, dryer, furnace and water heater).
The house is to be sited in an east -west orientation set back to the south as much as
possible to take advantage of a large, 17-foot northerly sideyard. The actual house
design is rather bland with little attempt to provide for architectural compatibility
with neighborhood development. The house has a low and narrow profile with a height
of 12.5 feet at roof peak and a 28.5-foot building width fronting Avenida Rubio. In
surveying existing development in the vicinity, the house seers incompatible with
regard to overall design, siting, mass, bulk and landscaping.
It is possible that the proposed house would have a detrimental effect on neighboring
development. The house has a narrow width of 28 feet as compared to other houses in
the neighborhood having 35 to 40-foot widths. The house's height is only 12h feet as
opposed to nearby development which has between 15 and 17-foot heights. The siting
of the house to the south will create an unusually wide north sideyard. Finally, the
mass and bulk of the house is comparibly small with neighborhood development. The
house has very little to offer in terms of architectural design details or amenities.
Pursuant to City of La Quinta Ordinance No. 12, architectural aspects of the develop-
ment must be compatible with, and not detrimental to, the surrounding neighborhood.
Therefore, the proposed house should be completely redesigned to be made compatible
with surrounding development. Attached for your reference are photos of existing
houses to the north and south of the project site. Both houses have attractive archway
entrances with highlighted detail and several landscaped amenities.
Redesign of the proposed house should include enlarging width and height of the house,
siting the house more to the center of the lot, providing more architectural details
such as an archway entrance or providing brick facing along the street frontage, and
providing more landscaping amenities to make the house compatible with nearby develop-
ment. Staff recommends that the Applicant be required to make these design changes
subject to review and approval by the Community Development Director.
STAFF REPORT - PLANNING COMISSION
October 22, 1985
Page 3.
FINDINGS
1. That the project will not have a significant inpact on the environment.
2. That the project, if redesigned as set forth in the conditions of approval, is
consistent with the requirements of the R-1*++ Zone and goals of the La Quinta
General Plan.
3. The proposal is compatible with the area development contingent upon ccnpliance
with revisions set forth in the conditions of approval.
STAFF RECOMMEVIIATION
Based upon the above findings, the Com mity Development Department recarmends approval
of Plot Plan No. 85-202 in accordance with Exhibits A, B and C and subject to the
attached conditions.
Gary W. Price
Associate Planner
GWP:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
3. Photos of Neighboring Development
APPROVED BY:,,(/p
Lawrence L. Stevens, AICP
Camnmity Development Director
THIS APPROVAL IS SU&r TO DM M IUWINC ComITIU S
1. The development of the site shall be in oonformanee with the Fkhibits A,
8 and C contained in the file for Plot Plan No. 85-202pss otherwise
emended by the following conditions.
2. 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 ommtruction, not including
grading, contemplated by this approval which is begun with the two-year
period and is thereafter diligently pursued to completion.
3. Water and sewage disposal facilities shall be installed in a000rdanoe with
the requirements of the Riverside Omxmty health Deparbnent.
4. Fire protection 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 submit
and have approved, a detailed landscape plan for the frant yard showing
the species, size, location and spacing of all planting materials, including
a minimnn 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 Occupancy, 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 mechanical equipment shall be ground mounted, or
screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be concealed by fencing
or landscaping.
8. The driveway shall be surfaced with concrete and have asphaltic concrete
connecting pavement (a 2" x 4" header) to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from the following
agencies prior to submitting these plans to the Building Department for
plan cbeck:
° Riverside County health Department
° City Fire Marshal
° Community Development Department, Planning Division
° Desert Sands 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 building permit. A letter fran Desert Sands Unified School District stating
that these fees have been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a building permit.
11. The structure shall have a Class "A" roof covering.
CONDITIONS OF APPROVAL, - PLOT PLAN NO. 85-202 (Cont'd)
12. The Applicant shall redesign floor plans to comply with the City's minimNm
10' x 10' clear internal bedroom dimension standard.
13. The Applicant shall revise plans to comply with the City's minim= 20' x 20'
clear internal garage dimension standard.
14. The Applicant shall redesign plans to cause the proposed house to be
compatible with surrounding development in terms of overall architectural
design, siting, mass, bulk, and landscaping. Redesign shall include
enlarging width and height of the house, siting the house to the center of
the lot, providing more architectural details, and providing more landscaping
amenities to make the house compatible with nearby development.
0
SOUTHERLY ADJACENT HOUSE
HOTO OF NEIGHBORHOOD DEVELOPMENT
NORTHERLY ADJACET HOUSE
PLOT PLAN NO. 85-204
ITEM NO.
DATE
PLANNING COMMISSION MEETING
MOTION BY: BRANDT DE GASPERIN MORAN WALLING THOR BURGH
SECOND BY: BRANDT DE GASPERIN MORAp WALLING THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO*24ISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT -
DE GASPERIN -
MORAN -
WALLING
THOtMURGH
UNANIMOUSLY ADOPTED: YES NO
l' I'.
MEMORANDUM
5 13
CITY OF LA QUINTA
n il'
To: The Honorable Chairman and Members of the Planning Omission
From: Community Development Department
Doe: October 22, 1985
Subject: PLOT PLAN No. 85-206
Location: Fast Side of Avenida Carranza, 150' South of Calle Potrero
Applicant: Thomas Dorsey
Request:-. Approval to Construct a Single -Family Dwelling Intended for Personal
Residence
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 site is a typical 5,000-square-foot, partially
vegetated, vacant lot in the La Quinta Cove. The neighborhood is primarily
vacant with some scattered housing. of the 23 lots on the project site
block, five houses are built upon. The house directly adjacent and north
of the site is built on three lots with a large side yard facing onto the
site. Three other houses on the block are built on two lots. The remaining
house, which faces onto Avenida Ramirez, is built on a single lot. Existing
architecture in the neighborhood consists of a combination of Desert and
Spanish designs.
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 is requesting approval to construct a
single-family house intended for his family's personal residence.
The house contains a little over 1200-square feet of living area with three
bedrooms, each exceeding 10-foot clear dimensions, two bathrooms and an
attached two -car garage with a connecting pedestrian door. The house will
incorporate a 12 x 4 pitch sloping roof composed of Spanish Tile. The roof
eaves extend out 18". The maximum house height is 13.5 feet. The setbacks
are as follows:
STAFF REPORT - PLANNING CONIlIISSION
October 22, 1985
Page 2.
° Front Yard 20 Feet
° Rear Yard 14 Feet
° Side Yards 5 Feet
STAFF COMMENTS AND DISCUSSION
The proposed house is quite attractive with rectangular symmetry boxed out
window and wood facia details. The tile roof should fit well into a neighborhood
which is dominated with red tile sloping roof designs. The house is to be sited in
a east -west orientation. The Applicant's proposal should be compatible with
neighboring development. The Applicant did not submit a plan for the houses
exterior color scheme. Staff recommends that the house's colors match those
of the neighborhood which are earth -tone sidings and red or brown roof tile.
Prior to submittal of plans to the Building Department, the Applicant should
submit for review and approval an exterior color plan to the Planning Division.
The house's garage does not meet the minimum building standard of the City of
20' x 20' clear internal floor dimension. The garage plans should be redesigned
to meet this standard.
The proposed house's floor plan complies with the R-1*++ Zoning and the City's
adopted minimum standards for single-family dwellings.
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 RECOMMENDATION
Based upon the above findings, the ccffm pity Development Department recommends
approval of Plot Plan No. 85-206 in accordance with Exhibits A, B and C and
subject to the attached conditions.
2-1' . .
Gary W. Price
Associate Planner
GWP/psn
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
Lawrence L. Stevens, AICP
Community Development Director
THIS APPROVAL Is SLAT TO THE FOQ.LOWIM CONDITIDtW
1. The development of the site shall be in eonfam ante with the Exhibits Al
B and C contained in the file for Plot Plan No. , unless otherwise
ameded by the following conditions.
2. Tthe 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
muse" 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 ompletion.
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 Quinta.
5. Prior to the issuance of a building permit, the developer shall submit
and have approved, a detailed landscape plan for the front yard showing
the species, size, location and spacing of all planting materials, including
a mininn 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 Certificate of occupancy, 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 mechanical equipment shall be ground mounted, or
screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be concealed by fencing
or landscaping.
8. The driveway shall be surfaced with concrete and have asphaltic concrete
connecting pavement (a 2" x 4" header) to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from the following
agencies prior to submitting these plans to the Building Department for
plan check:
° Riverside County Health Department
° City Fire Marshal
° Community Development Department, Planning Division
° Desert sands 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 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, Building Division, prior to issuance of a building permit.
11. The structure shall have a Class "A" roof covering.
12. That the internal garage dimensions of the house have a minimum of 20' x 20'
clear dimension.
13. That an exterior color scheme of the house be submitted for review and approval
by the Planning Division prior to building permit issuance.