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1985 11 26 PCI . . 11 AGENDA PLANNING COMMISSION - CITY OF LA QUnM A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California November 26, 1985 A. Flag Salute 2. ROLL CALL 3. HEARINGS 7:00 p.m. A. TPentative Tract Map No. 21120, ("Santa Rosa Cove"), a request to divide 14± Acres north of Avenida Fernando, within Santa Rosa Cove, approximately 3,600 Feet West of Eisenhower Drive at Avenue 50, into 37 lots for custom single-family housing; Anden Corporation, Applicant. 1. Report from Staff. 2. Motion for Adoption. B. Change of Zone No. 85-010, a request for a zone change from R-1-12,000 (One Family Dwellings, 12,000 Square Feet Net Lot Area Per Dwelling) to R-3 (General Residential) on a 40.2 Acre Site; Morris and Grayson/Rufus Associates; Applicant. 1. Report from Staff. 2. Motion for Adoption. C. Plot Plan No. 85-217, a request for approval to construct an 88,575- square-foot coimercial/office plan made up of four separate structures on 5.58 acres, in conjunction with the Duna La Quinta Specific Plan No. 83-001, Amendrent. No. 2; Landmark Land Copany, Applicant. 1. Report from Staff. 2. Motion for `Adoption. 4. CONSENT CALENDAR - � "�! Y� & 5� 5. BUSINESS A. Plot Plan No. 85-211, a request to construct a single-family dwelling on the west side of Avenida Herrera, 50' north of Calle Madrid; David Mittleholtz, Applicant. 1. Report from Staff. 2. Notion for Adoption. B. Plot Plan No. 85-218, a request to construct a single-family dwelling on the north side of Horseshoe Road at the Cul-De-Sacs; Joe Stemmer, Applicant. m� 1. Report from Staff. 2. Motion for Adoption. C. Plot Plan No. 85-219, a request to construct a single-family dwelling on the west side of Avenida Velasco, 294' south fo Calle Ensenada; Roy D. Norris, Applicant. 1. Report from Staff. 2. Motion for Adoption. D. Plot Plan No. 85-220, a request to construct a single-family dwelling fronting on Avenida Madero, 150' north of Calle Temecula; Rick Johnson Construction, Applicant. 1. Report from Staff. 2. Notion for Adoption. ITEM NO. DATE o2Z PLANNING COMMISSION MEETING MOTION BY: BRANDT DE GASPERIN MDRAN,�_LT-I�7G� - THORNBURGH DJ� �p. SECOND BY: BRANDT DE GASPERIN - Rk )FTHLLING THORNBURGH DISCUSSION: T n ey' r/� �• ROLL CALL (:/ CO*2IISSIONERS: AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO ITEM NO DATE .3. 4. //-2,6-$s PLANNING COSM�MISSION MEETING RE: � eC 6, 02/ / MOTION BY: BRANDT DE GASPERIN MORAN-W%LLING TH0RNBURG3 SECOND BY: BRANDT DE GASPERIN MORA VULLLING THORNBURGH DISCUSSION: ROLL CALL VOTE: CO*MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT — DE GASP= — MORAN — 4i1I LING — THOINIDURGH — UNANIMOUSLY ADOPTED: YES NO 0 MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission From: Community Development Department Date: November 26, 1985 Subject: TENTATIVE TRACT MAP NO. 21120 - "Santa Rose Cove" Location: North of Avenida Fernando, Within Santa Rosa Cove, Approximately 3,600 Feet West of Eisenhower Drive at Avenue 50 Applicant: Anden Corporation Request: Division of 14± Acres into 37 Lots for Custom Single -Family Housing 1. General Plan a. Site: The General Plan designates the site for Low Density Residential (2-4 dwellings per acre). The applicable specific plan limits density of the site to four dwellings per acre. b. Surrounding Area: The General Plan designates the surrounding areas for Low Density Residential (2-4 dwellings per acre) and Cpen Space. Specific Plan No. 121E designates the surrounding areas for golf course land uses. 2. Zoning a. Site: R-2-10,000 (Multiple Family Residential, 10,000-Square-Foot Minimum Per Dwelling Unit). b. Surrounding Area: R-5 (Open Area Combining Zone - Residential Development). 3. Existing conditions: The site is a portion of the Santa Rosa Cove within Specific Plan No. 121E (La Quinta Cove Golf Club). The 14.34-acre site is vacant and roughly graded. The site is surrounded to the north and west by a golf course and the Santa Rosa Mountains. To the south and east are existing attached condo- miniums. The proposed project is within Tentative Tract No. 14496 of which Phases 1 through 6 have been finalled. Within this tract, 378 oondmninium units have been completed and 45 are under construction. Main access to the site is from Avenida Fernando, a private street, via the main Santa Rosa Cove entrance at Eisenhower Drive and Avenue 50. Public improvements and services, except for gas, have been extended to the site. 4. Environmental Considerations: An Environmental impact Report (SCH #74121652) was prepared on the related overall Specific Plan No. 121E and was certified on April 15, 1975, by the County of Riverside. An additional Environmental Assessment was prepared for the related Tentative Tract Map No. 14496. Staff has 0 STAFF REPORT - PLANNING COMNffSSION November 26, 1985 Page 2. determined that these previous environmental reports adequately address the environmental impacts associated with Tentative Tract Map No. 21120. Mitigation measures added to the entire Specific Plan address and limit all potentially significant environmental impacts to a level of minor significance. Pursuant to the State of 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, in fact, will result in an overall reduction of environmental impacts from that which was previously approved for the site. The project proposes a density of 2.51 units per acre. The site was previously approved for a density of 5.09 units per acre. 5. Other Related Actions a. Specific Plan No. 121E, La Quinta Cove Golf Club, approved as revised for 916 condominiums, 642 hotel units and a 185-acre golf course. Approved by Riverside County on May 13, 1982. b. Tentative Tract No. 14496 Revised, approved for 591 condominiums relative to Specific Plan No. 121E. Approved on October 18, 1983. 6. Project Description: The project consists of the subdivision of a portion of Santa Rosa Cove into 37 estate -type lots for the purpose of development of custom single-family housing. one of these lots shall be devoted to recreational amenities. The tract will be developed on 14.34 acres on the northwesterly most portion of Santa Rosa Cove. The proposed project density, without golf course/open space areas within Santa Rosa Cove, is 2.51 units per acre which is substantially less than that which was previously approved for development. The original Specific Plan concept approved up to 4 dwellings per acre including recreational and open space amenities. Tentative Tract No. 14496 Revised, approved a site net density of 5.09 dwellings per acre, equivalent to an ultimate site buildout of 73 dwelling units. Avenida Fernando, a private, main street through Santa Rosa Cove, provides main access to the site, which is approximately 3,600 feet west of the main gated entrance at Eisenhower Drive and Avenue 50. Fran Avenida Fernando, Calle Flora and Avenida Arte�a extend north and east in a loop configuration to provide direct access to all lots within the subdivision. Avenida Arteaga ends in a cul-de-sac at the eastern extreme of the tract. Avenida Arteaga was previously approved to extend across to the east to connect to Vista Del Cielo. This portion of street is proposed to be abandoned to be improved with a 20-foot-wide turf block section for emergency vehicle access only. Residential lots within the tract range in size from approximately 11,400 to 18,000 square feet. The majority of the lots are between 12,000 and 13,000 square feet. The large 20,000-square-foot corner lot at Calle Flora and Avenida Arteaga is proposed for common recreational uses to include a tennis court. Lot widths within the tract are generally between 70 and 100 feet with exception to odd shaped lots. Lot depths are generally 120 feet. The Applicant did not indicate the selling price of the lots. STAFF REPORT - PLANNING CCHMISSION November 26, 1985 Page 3. 7. Comments Received A. The Applicant shall comply with the following requirements of the City Engineer as follows: 1. Tentative Tract No. 21120 shall coyly with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Municipal Code. 2. Prior to issuance of any building permit, the Applicant shall submit a grading plan for review and approval by the City Engineer. 3. The Applicant shall utilize dust control measures in accordance with the Municipal Code and Uniform Building Code and, subject to the approval of the City Engineer. 4. The Applicant shall develop all roads applicable to Tentative Tract 21120 in conformance with City standards as conditionally approved and subject to approval by the City Engineer. 5. All roadways within Tentative Tract No. 21120 shall remain private and shall be maintained as such (Minimum 3" A.C. over 4" Class 2 Base). 6. The following modification shall be made in the circulation plan: ° A standard offset cul-de-sac (with 90' diameter per Fire Marshal) shall be provided at the end of Avenida Arteaga. ° A plan indicating a second entry gate, proposed parking and method of traffic control along the private road system shall be suhmitted for review and approval by the Community Development Department. Final street typical section shall be as per requirements of the City Engineer (36' minimum curb -to -curb width for parking on both sides of the street). ° Emergency access gate(s) shall be provided at lot 20 (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. B. The Applicant shall comply with the following requirements of the City Fire Marshal: 1. Emergency access provided on abandoned Avenue Arteaga right-of-way is shown as 20'-wide turf block. Turf -block is a marginal all-weather paving surface at best. To be acceptable, it must be installed on a road base properly compacted for heavy vehicles and must be bordered by low concrete curbing (minimum 6" wide) which clearly delineates the the edge of the access road. 2. Previous comments regarding fire flow and hydrant remain unchanged. (Note: Fire flow required is 1500 GPM at 20 psi residual for 2-hour duration available from super hydrants (6" x 4" x 2'" x 2'h") located at intersections and such that no lot frontage is more than 250' from a hydrant) . C. Coachella Valley Water District: This area is protected from stormuwater flows by a system of channels and dikes, maintained by the developer and may be con- sidered safe from stornuwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance Rate Maps which are in effect at this time. STAFF REPORT - PLANNING CommissioN November 26, 1985 Page 4. 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. D. Desert Sand Unified School District: Project will impact DSUSD. Please require agreanent between DSUSD and developer for mitigation fees. E. Riverside County Sheriff's Department: The residences should have 6" high street address numbers on a contrasting background as this would aid emergency vehicles in locating residences. The lighting around the pool and tennis court should be of sufficient wattage to cover all areas. All residences should have low cost outside lighting for security and safety. The lighting should be directed away from the residences. F. General Telephone Company: GTE has facilities at Avenida Vista Bonita and Calle Flora. G. Southern California Gas Company: No Southern California Gas Company facilities within proposed project area. H. Chamber of Commerce: Thank you for keeping the Chamber informed. I. The Community Development Department Planning Division received the response "No Comments" from the following entities: ° Cam unity Safety Department ° CDD, Building Division J. Imperial Irrigation District was requested to respond on this project, but did not. STAFF COMMENTS AND ANALYSIS Background Santa Rosa Cove, formally known as "La Quinta Cove Golf Club" (Specific Plan No. 121E) was originally approved by the County in 1975. The original plan included 619 acres with 637 condominiums, 496 hotel units, and many recreational and service amenities. The plan was then revised in 1982 increasing the number of condominiums to 916 units and 642 hotel units and increasing acreage to 638.23 acres. To date, 378 condominium units have been completed and 45 are under construction within Santa Rosa Cove. On October 19, 1983, City Council approved Tentative Tract Map No. 14496 (Revision No. 1) which allowed construction of 562 condominiums. The project site takes into account lots 6 through 11 of the previously approved and revised tract which would permit 73 condominium units at a density of 5.09 units per acre. None of the revised portions of this map have been built on. Consistencv with Specific Plan No. 121E The Santa Rosa Cove project has been developed, as originally conceived, as a high quality residential community with a high level of amenities, including open space and the maintenance of the area's character. The proposed tract is consistent In keeping with this main objective. The proposed tract will maintain the integrity of Santa Rosa Cove by providing a high quality estate -type custom built development as an alternative to condominium development. STAFF REPORT - PLANNING CONPnSSION November 26, 1985 Page 5. As opposed to what is currently approved for the site, which is 73 condominiums with a density of 5.09 units per acre, the project proposes a significantly lower density of 2.51 units per acre with 36 single-family houses at ultimate buildout. A reduction in density for the site should be considered to be consistent with the Specific Plan. A reduction in the overall Specific Plan project density is actually a benefit to the commuiity in terms of lowering the cumulative environmental impacts associated with the Santa Rosa Cove project. With regard to design consistency, all housing units to be built on any of the lots within Tentative Tract No. 21120 shall undergo a separate plot plan review by the City to assure compatibility of architecture throughout the tract as well as within Santa Rosa Cove. It is anticipated that the Applicant will set up a Santa Rosa Cove Design Review Committee to review the houses for design consistency and compatibility. Overall, the proposed project is consistent with the concept and intent of the La Quinta Cove Golf Club Specific Plan, Specific Plan No. 121E. The project is expected to provide more residential variety and complement Santa Rosa Cove in terms of reduced density and architectural variation. Circulation Considerations Main access to the project site is from Avenida Fernando. Calle Flora and Avenida Arteaga provide access to all lots within the tract in a loop configuration. The tract is proposed to be sanewhat isolated from other portions of Santa Rosa Cove with Avenida Arteaga ending in a cul-de-sac. Specific Plan No. 121E and Tentative Tract Map No. 14496 specify Avenida Arteaga as continuing to Vista Del Cielo (Phase 6 of Tentative Tract No. 14496). In terms of conventional circulation (passenger vehicles, bicycles and pedestrian movement) the abandoinnent of this street portion will not cause any major problems. It is a concern of Staff's that emergency vehicle access be provided to the Phase 6 portion of Tentative Tract No. 14496 via Avenida Fernando - Calle Flora - Avenida Arteaga. The proposed tract map does provide a 20-foot-wide turf -block improved access at this connection point for fire department access. Therefore, the method of this emergency route connection improvement shall be subject to approval by the City Fire Marshal. Enerm7 Considerations Of the 36 residential lots in the tract, 68 percent (25 lots) are generally oriented north -south which is considered an energy inefficient design. Houses developed on north -south oriented lots, as a "rule -of -thumb", are developed with an east -west orientation which maximizes structural sun exposure. However, the lots in this tract are large, many in excess of 12,000-square-feet. Buildings on these lots can easily be designed efficiently to emphasize minimal sun exposure. It is also impbrtant to note that the project site is located at the foot of the Santa Rosa Mountains. Therefore, the natural shading of the late afternoon sun from the fountains creates an ideal site for lower daily sun exposure periods. All houses on the subdivision shall comply with all energy -related requirements at the time of building permit issuance. Tract Site and Design Since the Applicant intends to sell each lot separately for custom single-family house development, it follows that minimum design criteria should be established either in STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 6. the form of direct controls (conditions of approval) or in the covenants, Conditions and Restrictions (CC&R's). To protect the design integrity of Santa Rosa Cove, the Applicant shall establish a Design Review Committee which will review and approve development proposals within Tentative Tract No. 21120. All plot plans relative to the tract shall be authorized and certified by this Committee. The objectives of this Committee shall be as follows: ° Assure project conplaince with Specific Plan No. 121E and all applicable CC&R's. ° Determine that development within Tentative Tract No. 21120 is compatible with existing and proposed development within Santa Rosa Cove in terms of architecture, mass, height, and bulk of structures, and landscape design. ° Assure that the building architecture, building materials and colors of development within Tentative Tract No. 21120 follows a consistent design there which is in keeping with the balance of the Santa Rosa Cove project. The lots within Tentative Tract No. 21120 are large giving lot owners the ability to be flexible with the design of their custom house. 'Therefore, minimmun building criteria such as setbacks, lot coverage, building height, etc., should not be a major consideration in the conditions of approval. Rather, this should be the responsibility of the Applicant in the form of architectural guidelines incorporated into the CC&R's. The Applicant should establish within the CC&R's site design standards appropriate to estate lots, including but not limited to, front, side and rear yard setbacks, lot coverage, and building height. Standards should maximize building separation, enhance overall streetscape, and minimize the appearance of bulk. All such standards should be reviewed by the Community Development Department as part of its review of the CC&R's but shall be no less restrictive than R-2 Zone standards. Lot sales and hone construction within the tract are expected to be sporadic. Th minimize blowing dust and maintain a pleasant environment within the tract, all lots should be properly covered with landscaping and/or groundcover and maintained appropriately. Conclusions 1. The proposed overall density, without the inclusion of golf course open space amenities of 2.51 units per acre, is consistent with the General Plan, zoning and the Specific Plan. 2. The environmental 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 5.09 to 2.51 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. 21120 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. 21120 is consistent with the goals, policies and intent of the La Quinta General Plan. II 1 STAFF REPORT - PLANNING CODMQISSION November 26, 1985 Page 7. 3. The site is physically suitable for the proposed project at an overall density of 2.51 units per acre. 4. That the design and improvements applicable to Tentative Tract Map No. 21120 are not likely to cause substantial environmental damage or injury to fish or wildlife or their habitat. 5. mat 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. 21120 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 Impact Report prepared for the entire Duna La Quinta Specific Plan. The significant impacts presented by Tentative Tract Map No. 21120 will be appropriately mitigated through conditions of approval for this project to the extent feasible. 9. At the time of the development of any residential unit on Tentative Tract Map No. 21120, 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. 121E in which this project is a part of, and that Tentative Tract Map No. 21120, as conditionally approved, is consistent in concept and design with said Specific Plan. 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 RECOMfENDATIMS Based on the above conclusions and findings, the Community Development Department recommends approval of Tentative Tract Map No. 21120 in accordance with Exhibit "A" and subject to the attached conditions. G C-� ��, Gary W. Price Associate Planner e • . Atch: Conditions of Approval Exhibit "A" 0420110�] "F. Lawrence L. Stevens, AICP Carmunity Development Department CCNDITIONS OF APPIUVAL - TENTATIVE TRACT MAP NO. 21120 November 26, 1985 General 1. Tentative Tract Map No. 21120 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quints City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Community Development Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: ° City Fire Marshal ° City Engineer ° Ccrmwnity Development Department, Planning Division ° Coachella Valley Water District ° Riverside County Environmental Health Department ° Desert Sands Unified School District or Coachella 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. 21120 in conformance with City standards and with the design standards specified in Specific Plan No. 121E (La Quinta Cove Golf Club), as conditionally approved and subjec to approval of the City Engineer. 8. All roadways within Tentative Tract No. 21120 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 Avenida Arteaga subject to review and approval of the City Fire Marshal and City Engineer. CONDI'TICNS OF APPROVAL - TENTATIVE TRACT MAP NO. 21120 November 26, 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 (36' minimum curb-tc-curb width for parking on one side only). c. Emergency access gate(s) shall be provided at the end of Avenida Arteaga (and other locations as required by the Fire Marshal). The design, location and installation of these gate(s) are subject to review and approval of the City Fire Marshal and the Co ninity 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. 21120, 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. Fire flow requirement is 1500 GPM for 2-hour duration at 20 psi residual pressure available from Super (6" x 4" x 2'Y") 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. The improved turf -block emergency access must be installed on a road base properly compacted for heavy vehicles and must be bordered by low concrete curbing (minimum 6" wide) which clearly delineates the edge of the access road. c. Cul-de-sacs shall be 90' diameter. 11. The Applicant shall comply 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. Fhien 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. 12. The Applicant shall comply with the requirements of the LTperial 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: a. Prior to recordation of the final map, 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 Cc mnmiity Development with written clearance from the DSUSD stating that the per unit impact fees have been paid. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21120 November 26, 1985 Page 3. 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 subordinant to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners' association. Archaeology 16. If buried remains are encountered during development, a qualified 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 Camminity Development Department's Tentative Tract Map No. 21120 file as conditionally approved. 19. The Applicant shall establish a Design Review Comittee to review and approve all development within Tentative Tract No. 21120. The main objectives of this Ca[mittee shall be as follows: ° Assure development compliance with Specific Plan No. 121E and all applicable CC&R's. ° Determine that development within Tentative Tract No. 21120 is compatible with existing and proposed development within Santa Rosa Cove in terms of architecture, mass, height and bulk of structures, and landscape design. ° Assure that the building architecture, building materials and colors of develop- ment within Tentative Tract No. 21120 follows a consistent design there which is in keeping with the balance of the Santa Rosa Cove project. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21120 November 26, 1985 Page 4. 20. Applicant shall establish within the OC&R's site design standards appropriate to estate lots, including but not limited to, front, side and rear setbacks, lot coverage, etc. Standards shall be reviewed by the Community Development Department as part of its review of the CC&R's, but be no less restrictive than the R-2 Zone standards. 21. All lots shall be maintained with appropriate landscaping/groundcover. Prior to issuance of an occupancy permit for any house within Tentative Tract No. 21120, landscaping and/or groundcover shall be installed and appropriately maintained. Type of planting, method if installation and maintenance techniques shall be subject to plan approval by the Camninity Development Department. 22. All roof -mounted equipment shall be screened from view at all sides by design of the house. All ground-nounted mechanical equipment shall be screened from view by methods approved by the Community Development Department. 23. All housing development within Tentative Tract No. 21120 shall require approval of a plot plan, pursuant to Section 18.30 of the Municipal Land Use Ordinance, prior to issuance of a building permit(s). Miscellaneous 24. Applicant shall submit plans for street lighting, if any, along roads for review and approval by the Conmunity Development Departnent. 25. The Applicant shall comply with the provisions and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building pennits. ITEM NO. DATE PLANNING COMMISSION MEETING RE: L24�t""' r• THORNBURGH e.,MOTION BY C. D •. �;•• e• ,. .rDISCUSSION: &74� ROLL CALL VOTE: CO"MISSIONERS: UNANIMOUSLY ADOPTED: AYE NO YES ABSTAIN NO ABSENT PRESENT MEMORANDUM CITY OF LA OUINTA To: The Honorable Chairman and Members of the Planning Commission From: Ccem mity Development Department Date: November 26, 1985 Subject: CHANGE OF ZONE NO. 85-010 Location: Southwest Corner of Jefferson Street and Avenue 50 Applicant: Norris and Grayson, Inc./Rufus Associates Request- Change of Zone from R-1-12,000 (One Family Dwellings, 12,000 Square Feet Net Lot Area Per Dwelling) to R-3 (General Residential) on a 40.2-Acre Parcel. sM.tl;6 � 1. General Plan a. Site: Special Commercial b. Surrounding Area: Special Commercial to the south and west, Low Density Residential (2-4 Units Per Acre) to the north and west. Riverside County Comprehensive General Plan designates the area to the east as Agricultural Area. Riverside County's Eastern Coachella Valley Ccmmzdty Plan designates the area to the east as residential with .4 to 2 dwellings per acre and 1/2 to 2-1/2 acre minimum parcel size. c. Streets: Jefferson Street - Major Arterial, 120-foot right-of-way; Avenue 50 - Primary Arterial, 100-foot maximum width. d. Community Facilities: Avenue 50 and Jefferson Street, Secondary Image Corridors. 2. Zoning a. Site: R-1-12,000 (One Family Dwellings, 12,000-Square-Feet Net Lot Area Per Dwelling) b. Surrounding Area: A-1-10, R-2, R-2-12,000, R-3/Specific Plan, C-P-S (see attached exhibit). 3. Existing Conditions: The site is predominantly flat with three small sand dune areas. The site is currently a producing citrus orchard. There is an existing house with farm outbuildings located at the southeast corner of the property. The properties to the north, south and west are also citrus orchards; the land to the east is in agricultural and rural residential uses with the average parcel size being larger than five acres. STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 2. Regarding public facilities and utilities, Avenue 50 and Jefferson Street are both existing two-lane, paved roads. Neither water nor sewer service is available at the site; both facilities are located at Washington Street and Avenue 50 and Coachella Valley Water District has stated that there is adequate capacity to serve this site. Electric distribution lines exist along the north side of Avenue 50, the West side of Jefferson Street and the West side of the site. Telephone lines are located along the south side of Avenue 50. A natural gas transmission line is along the west side of Jefferson Street. 4. Environmental Assessment: An initial environmental study of the project was prepared by Staff and it was determined tentatively that the project will not have a significant adverse impact on the environment. Approval of this zone change request and the ultimate development of the site will result in a decrease in agricultural land in production. However, the Applicant has stated that, as with the adjacent proposed hotel site, a substantial majority of the existing orchard will be retained and remain in production. Review of future land division or development plans will include consideration of the design with respect to the preservation and protection of the trees and other environmental concerns. The project site is located within the La Quinta Redevelopment Project No. 1 area for which an EIR was prepared and certified. In addition, the proposed Special Commercial type of development was addressed within the MEA/EIR prepared on the adopted La Quinta General Plan. 5. Project Description: The Applicant is requesting a Change of Zone from R-1-12,000 to R-3 (General Residential) to allow future development of a resort hotel on the 40-acre site. No development plans have been submitted on the proposed future hotel. In addition to hotels, the requested R-3 Zoning would also allow office comercial. 6. Conmments fron Public Agencies: a. City Engineer: Applicant shall ccniply with all requirements of the City Engineer at the time of development, including but not limited to: (1) Dedications; (2) Construction of Public Facilities, Including Streets, Storm Drains, Etc.; (3) Preparation of Necessary Improvements and Grading Plans; (4) Compliance with the La Quinta Building, Subdivision, Grading, Etc., Codes. b. City Fire Marshal: No comment on the zone change request. Specific recommen- dations will be made at the time that development is proposed. c. Coachella Valley Water District: The site is considered safe from stormwater flows except in rare instances and therefore has been designated Zone C on Federal Flood Insurance Rate Maps. Domestic water and sanitation service will be provided to the site in accordance with district regulations. Additional domestic water pipelines will have to be installed by the subdivider in order for the District to provide service to all the parcels. d. La Quinta Chamber of Commerce: No comment at this tine. e. Southern California Gas Company: No comment at this time. f. Comments were requested, but not received from Imperial Irrigation District. STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 3. 7. Comments From the Public: No letters have been received in either support or opposition to the proposed zone change. 8. Prior Actions: a. On February 5, 1985, the City Council approved Change of Zone No. 84-013 on the subject site from A-1-10 (Light Agriculture - 10-Acre Minimise Parcel Size) to R-1-12,000, the current zoning. No development plans were submitted in conjunction with this change of zone. b. General Plan Amendment No. 85-008 was sukanitted concurrently with Change of Zone No. 85-018 requesting an amendment in the Land Use Plan from Very Low Density Residential to General Commercial in order to allow construction of a hotel. This application has been withdrawn since the new General Plan designates the subject property as Special Cc mmercial. c. on February 7, 1984, the City Council approved Change of Zone No. 83-005 from A-1-10 (Light Agriculture, 10-Acre Minimum Parcel Size) to R-2-12,000 (Multiple Family Residential, 12,000-Square-Feet Net Lot Area Per Dwelling Unit) and R-3/SP (General Residential, Specific Plan Required). In conjunction with this zone change, the City Council also approved Specific Plan No. 83-003 for a resort hotel on 30 acres. (Tine Applicant submitted an amendment to this Specific Plan and a Change of Zone on November 19, 1985.) d. On July 3, 1984, the City Council approved Change of Zone No. 84-011 from A-1-10 to R-2-12,000 on the 80 acres located adjacent to the west boundary of the above mentioned hotel site. STAFF COMMENTS AND ANALYSIS Background This application is the second request for a rezoning of this 40-acre parcel and is also one of four applications which have been filed on the Applicant's property in the area. The Applicant's land holdings include the four 40±-acre parcels extending along the south side of Avenue 50 between Adams Street alignment and Jefferson Street. The reason for this zoning request is that the Applicant wants his property rezoned to a classification which allows hotel development. No development plans have been submitted for the site, nor has the Applicant informed Staff of any comni.tment by themselves or another developer to construct a hotel within the near future. General Plan and Citv Policies The recent redesignation of the site from Very Low Density Residential to Special Commrcial permits hotel and accessory tourist commercial development to occur without time constraints along Jefferson Street. Retail and office commercial, also permitted uses in the Special Commercial, will be allowed ultimately after the initial priority of encouraging new commercial development in the Village Area is satisfied. The General Plan implementation policies state that hotels and related tourist oriented uses shall be allowed at any time in the Special Commercial area. However, policy 6.20 also states the following requirement: 0 STAFF REPORT - PLANNING CODM7ISSION November 26, 1985 Page 4. "Prior to obtaining development approval and zoning, it shall be the responsibility of the developer to demonstrate that a committed user and construction funding are available." This General Plan policy is consistent with the City's past unwritten policy of tying rezoning requests to development proposals. The purpose of this approach is to mini- mize rezoning for purely speculative purposes and to prevent the premature rezoning of land to more intensive urban uses than is appropriate under current conditions. Consistencv of Recruest with General Plan As currently submitted, the Applicant's request is not consistent with the above mentioned General Plan policy for Special Commercial which requires demonstration of a committed user and construction funding. Since the General Plan was only recently adopted, it would be appropriate to continue consideration of this change of zone request to allow the Applicant adequate time to provide the necessary information. AAnrooriateness of Recuested Zonin In light of the recent change in the General Plan designation for the site from Very Low Density Residential to Special Commercial, a zoning designation other than the R-3 Zone requested by the Applicant may be more appropriate. The R-3 (General Residential) allows residential uses such as apartments which are not permitted under the new General Plan designation. Also, this zone allows office commercial which, although ultimately allowed within the Special Commercial area, is not permitted at the present time. Staff recommends that the Applicant amend his zoning request from R-3 to C-T (Tourist Commercial). Although not the ideal zoning, it is the only zoning currently available which limits uses to tourist -related commercial. Therefore, the recommended C-T Zone best describes those uses which are permitted to be developed within the Special Commercial designation at the present time. STAFF RFCMENDATION The Ccnmunity Development Department recommends continuance of Change of Zone No. 85-018 to January 14, 1985, to allow the Applicant additional time to provide informa- tion demonstrating that a committed user and construction funding are available. Staff also recampnds that the Applicant be requested to amend the application from a request from R-1-12,000 to R-3, to a request from R-1-12,000 to C-T (Tourist Commercial). za e" nner Principal Planner .-Imk Atchs: 1. Exhibit "A" 2. Excerpt -General Plan 3. C-T and R-3 Zone Requirements APPROVED A- B/ Lawrence L. Stevens, AICP Comwnity Development Director fbUCy 6./8 It C»n 6� tp«)U # f 74�flVw a/o.7 -A, jvAc4o n fAc-t corr;Jor w;/I creak dinae �fn"no/ Ar cQev7m arc,'OJ „ver. Nowc.w ; d;•�o1 rri: c gro.Ji wi�� occv✓` a nv,rd.r oJyT cyea/`x Irrorn now an) tinc6 Prior%✓ t al;679in n✓ Cor/ninel•u P.l W,�l ir7r 1) a�J 4e %n %e V'l/10 ge 0. 'pe,/JC R_ g0/r't�j /iaS 6rCn prG,p gla- It i S [. %nt/7CnO✓/tG' �D V�� fM /�7e ly A /�orJ �Co.n i✓J/Clti�l ,4E✓e/o�Mtn� �� no�✓/v!►/�i / *Aw Prpv,S�'sn �ia.r .6lC•+ mw.c/o 7�o a//ow /Y.1"}aJ/7vntJ and acc//c✓dvn� Txt�./•1�"e5 Tp OCC�r Wi f%0 vt 7�'m e ✓co►*► �Q � n �3 -r7CO v(tj,o 61 Ae C 4j. IM l�rnr�fd� Bh fjp,/DA/7m ,rff/?tf- BE GrvEN EruGov/2AG/NG OCUEt i"CIJ7- OP ()/Omenc/f1L PRoyez7T //u ME Axis y tp-zo D/V 7KE 1�Pi�jt roN s7)ZCfis [�+/i/Odi'2 4, rCE0T 7iXg3' /`!`oTL�G.i .9/vp J2K/�o 7a(/K/.r7 J/-OU- ABE A"Dweo DevEuipep-r in! 7"6 SAEG/►L CoMM fj�C/fK �n/� ajr J/i/9c..c 774.,t►' AoeipvIT* Fuu....Sla. / aC& A4t-iv.0 PR/4/Z ?O GWVUTIt vti V Pl IOA 70 aBTi4fN/NG GEv�z o/e,�� tV1,WOV/9L A^/.O 70A//NCr /7- Jrf4jf J06- A7E /�KPoNsi6lc/Ty DF %}/i' 7D ©Eyho/�J iRl TE 7Ti.47' A cOMMJ 7rE6 C�%ItvtT7evV FrINAjNG �q./2Le�V�II.,�},j�. I ARTIC LE IXa C-T ZONE (TOURIST COMMERCIAL) SECTION 9.25. USES PERMITTED, The following uses are permitted provided approval of a plot plan shall first have been obtained pursuant to the provisions of Section 18.30 of this Ordinance. (1) Automobile service stations, truck service stations. (2) Automobile sales, truck sales, new and used. (3) Restaurants, drive-in restaurants, bars. (4) Curio shops, gift shops. (5) Signs, on -site advertising. (6) Hotels, motels. SECTION 9.26. DEVELOPMENT STANDARDS. The following shall be the standards of development in the C-T Zone, unless a lot is to be developed to a hotel or motel use. If a lot is to be developed to a hotel or motel use, it shall meet all the requirements of Section 8.2 of this Ordinance (R-3 Zone). (a) The minimum lot area shall be 10,000 square feet, unless a different minimum is specifically required in a particular area. More than one use shall be permitted on a lot. (b) If a lot adjoins a lot zoned C-T, C-1, C-P, C-P-S, M-1, M-2, or M-4, there is no side or rear yard requirement for buildings which do not exceed 35 feet in height, but there shall be a minimum 10 foot front yard setback. For all other lots, the minimum front, side and rear yards shall be 10 feet for buildings which do not exceed 35 feet in height. On all lots, any portion of a building which ex- ceeds 35 feet in height shall be set back from the front, rear and side lot lines not less than 2 feet for each foot by which the height exceeds 35 feet. The front setback shall be measured from the existing street line or the future street line as shown on an adopted specific plan for the 10-2-75 49 street. The rear setback shall be measured from the rear lot line or any recorded alley or easement unless the rear line adjoins a street in which case it shall be measured as required for a front setback. Each side setback shall be measured from the side lot line or from the existing street line or any future street line as shown on an adopted specific plan for the street. (c) All buildings and structures shall not exceed 50 feet in height, unless a height up to 75 feet is specifically per- mitted under the provisions of Section 18.34 of this ordinance. (d) (Deleted) (e) Automobile storage space shall be provided as required by Section 18. 12 of this Ordinance. Not less than five percent of the parking area shall be landscaped. No planting area shall be less than five feet wide at any point. (f) Trash areas shall be screened with an opaque six-foot high fence or wall and shall have an opaque gate. Adopted Effective: September 22, 1960 Amended Effective: July 9, 1969 May 4, 1972 September 13, 1973 October 2, 1975 December 10, 1975 ( Ord. 348.635) (Ord. 348.1023) (Ord. 348.1201) (Ord. 348.1469) (Ord. 348.1481) 12-10-75 50 ARTICLE VIII r- R-3 ZONE (GENERAL RESIDENTIAL) The following regulations shall apply in all R-3 Zones: SECTION 8.1. USES PERMITTED. (a) The following uses shall be permitted provided ap- proval of a plot plan shall first have been obtained pursuant to the provisions of Section 18.30: (1) Any use permitted in the R-2 Zone. (2) Apartment houses. (3) Nonprofit clubs and lodge halls. (4) Fraternity and sorority houses. (5) Hotels, resort hotels, and motels. 16) Nursery schools for pre-school day care. (7) Institutions for the aged licensed by the Cali- fornia State Department of Social Welfare or the County Department of Public Welfare. (8) Medical and dental offices. (9) Chiropractic offices. (10) Law offices. (11) Architectural, engineering, and community plan- ning offices; provided there is no outdoor storage of materials, equipment, or vehicles, other than passenger cars. (12) Real Estate offices. (b) Accessory buildings, to a specific permitted use, pro- vided that the accessory building is established as an incident to a principal use and does not change the character of that use. (c) On -site signs, affixed to building walls, stating the name of the structure, use, or institution, not to exceed 5 percent of the surface area of the exterior face of the wall upon which the sign is located. (d) The following uses shall be permitted provided a conditional use permit is obtained pursuant to this ordinance: (1) Deleted. (2) Deleted. (3) Parking areas for commercial uses. (4) Evening nursery school, child care and baby- sitting facilities, where 5 or more unrelated children are kept under supervision by a person licensed by the State Department of 'Social Welfare or Riverside County Department of Public Welfare during any hours between 5 p.m. and 8 a.m. (e) Planned residential developments, provided a land division is approved pursuant to the provisions of Ordinance No. 460 and the development standards in Section 18.5 of this ordinance. 27 3-16-82 SECTION 8.2. DEVELOPMENT STANDARDS. The following standards of development shall apply in the R-3 Zone, except that planned residential developments shall comply with the development standards contained in Section 18.5 of this ordinance. (a) The minimum lot area shall be 7200 square feet with a minimum average width of 60 feet and a minimum average depth of 100 feet, unless different minimums are specifically required in a particular area. (b) The minimum front and rear yards shall be 10 feet for buildings that do not exceed 35 feet in height. Any portion of a building which exceeds 35 feet in height shall be set back from the front and rear lot lines not less than 10 feet plus 2 feet for each foot by which the height exceeds 35 feet. The front setback shall be measured from any existing or future street line as shown on any specific street plan of the County. 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. (c) The minimum side yard shall be 5 feet for buildings that do not exceed 35 feet in height. Any portion of a building which exceeds 35 feet in height shall be set back from each side lot line 5 feet plus 2 feet for each foot by which the height exceeds 35 feet; if the side yard adjoins a street, the side setback requirement shall be the same as required for a front setback. (d) No lot shall have more than 50 percent of its net area covered with buildings or structures. -(e) The maximum ratio of floor area to lot area shall not be greater than two to one, not including base- ment floor area. (f) All buildings and structures shall not exceed 50 feet in height, unless a height up to 75 feet is speci- fically permitted under the provisions of Section 18.34 of this ordinance. (g) Deleted. (h) Automobile storage space shall be provided as required by Section 18.12 of this ordinance. l 28 3-16-82 ro o yo^ A/.010•03'00"W. /3129S A100'03'0011t✓ /25E'i.9.9 U N O2 C 1311.89 £ I 1292.05 I 1341.89 u b t7•��C vq, rn m iA/00•09'37"W. I A/00.09'37"W. n, — — — — 1290.89 — _ — _ 1310.86 v I I 1340.86r�2 Zz Kill I j Z I T �a _ 7C 23a.`\ 9�0,c v3 S� N N omo I r� t I � Z�' o :n �• A N Na� rn N�1 p I I C v`cz �.' a Z�A — — — — — — — — — — 1289.79 I �� 1339.81 81 me r27 A/. 00.OG •F2'YJ. r3/632 °N a z �1 P 1V I 1 � I 1 r 1310.47 W7 O� p('Al. 00.03 ss�-w ' z6,z7.3s vze RAn. / r ce) u A a .IEFFE230it! S' °T,e�,E:T °� F 0in0AlJ F Lh p 61 m�o� ti _. l -019 MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Members of; the Planning Commission From: Community Development Department Date: November 26, 1985 SUbj6Ct: PLOT PLAN NO. 85-217 Location: Northeast Corner of Calle Tampico and Desert Club Drive Applicant: Lwidmark Land Company <j✓/p'c o Request: Approval to Construct Office Building No. 1 of "Plaza YjY-0W and Concept Approval of the General Layout of "Plaza". a 90,000- Square-Foot Floor Area Office and Commercial Center. /41n101c G BACKGROUND 1. General Plan a. Site: Specific Plan No. 83-001, "Duna la Quinta"; Village Commercial. b. Surrounding Area: 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 Duelling Units Per Acre) to the south, and Village Commercial and Medium Density Residential (4-8 Dwelling Units Per Acre) to the north (refer to Attachment No. 1; Land Use Map). c. Streets: Calle Tampico, providing the main access to the site, is designated a "Primary Arterial" with a 100' right-of-way. Calle Tampico is also designated as a "Secondary Image Corridor" and a "Ceremonial Street" to be treated as an attractive entryway into the City's downtown area. Desert Club Drive, south of the project, is designated as a "collector" with a 64' right-of-way. 2. Zoning a. Site: 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 comnercial 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. t i STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 2. 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 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 applies to the proposed project since the circumstances of the project are essentially the same as those addressed in the EIR. This EIR reviewed impacts associated with Duna La Quinta with the project site developed as caamprcial. 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, 1984. subsequent amendments to the specific plan have been made. Most recently Amendment No. 2, approved on November 5, 1985, reduced the number of dwelling units approved to 1,146 units and changed allowed uses of the site fran multiple -family residential to commercial uses. b. General Plan Amendment No. 85-007, requesting General Commercial at the project site. Approved for Village Commercial on November 5, 1985. c. Change of Zone No. 85-017, requesting a change of zone from R-3-3350 to C-P-S to implement General Plan Amendment No. 85-007 and permit commercial site development. Approved November 19, 1985. d. Tentative Tract No. 21123, requesting approval of 20 estate lots for single- family development on 6.74 acres, within a portion of Duna La Quinta, Phase 3 (directly north of the project site). Approved November 5, 1985. e. Change of Zone No. 84-006, a Change of Zone to implement the Dina La Quinta Specific Plan. Approved May 15, 1984 (NOTE: Zoned site to R-3-3350 for ultimate condo/apartment development). f. General Plan Amendment No. 84-003, requesting General Commercial at Avenue 50 and Washington Street and at Calle Tampico. Denied May 15, 1984. g. Tentative Tract No. 18767, approved for 77 condominium units on 77 acres, Phase 1 of Duna La Quinta. Approved February 2, 1983. h. 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. i. Tentative Tract No. 20258, approval of 16 condominium units on 4.31acres, Phase 4 of Duna La Quinta. Approved July 17, 1984. 6. Description of Request: The Applicant is requesting approval to construct a 22,225-square-foot floor area office building (Building No. 1), a portion of "Plaza La Quinta" which is ultimately to include the following: • 22,225-square-foot floor area office/commercial building No. 1 (Part of this approval). ° 40,250-square-foot floor area office/commercial building No. 2 (Future approval). E STAFF REPORT - PLANNING CMVIESSION November 26, 1985 Page 3. 18,600-square-foot floor area medical building (Future approval of Design, Use and Siting considered as part of this approval) . 7,500-square-foot floor area restaurant (Future approval of Design, Use and Siting considered as part of this approval). The Applicant is also requesting general approval of the site plan, parking lot layout, specified uses, and off -site improvements of the entire "Plaza Tampico" commercial/office center. The Applicant has indicated that he intends submitting separate plot plan applications on the other portions of the project site as financing becomes available. Construction (i.e., grading) of this first phase of "Plaza La Quinta" is anticipated during late December, 1985. 7. Comments Received a. City Engineer: The following comments shall be required of the project: 1) Dedicate public street right-of-way for Calle Tampico and Desert Club Drive (including corner cutoffs). Right-of-way width shall be per City standards at the time building permits are issued; however, in no event shall Calle Tampico be less than 100 feet in total right-of-way width and Desert Club Drive be less than 60 feet in total right-of-way width. The proposed Desert Club Drive centerline shall "line up" with the existing centerline at Desert Club Drive. 2) That the Applicant submit street improvement plans that are prepared by a Registered Civil Engineer. Street improvements (including street and traffic signs and markings), raised median islands (on Calle Tampico), and underground utilities are required and shall conform to City standards as determined by the City Engineer. 3) A complete report of a thorough preliminary engineering geological and soil engineering investigation showing evidence of a safe and stable development is to be submitted with the grading plans. The recommendations by the engineering geologist and soil engineer shall be incorporated into the grading plan design prior to grading permit approval. The soil engineer and engineering geologist must certify to the stability of the site prior to issuance of any building permits. Seismicity and the probability of seismic effects upon the site and the proposed development shall also be included in any soil engineer or geologic investigation and shall be incorporated into the grading plan by the design civil engineer. 4) The grading plan shall be designed by a licensed Civil Engineer who will be required to supervise the grading and drainage during construction; and certify that the constructed conditions at the rough grade stage are as per the approved plans and permit prior to issuance of building permits. Certi- fication at the final grade stage is also required prior to final approval of the grading construction. 5) The minimum street structural section shall be 3" of asphalt concrete over 4" of Class 2 rock base. All street sections shall be designed for the following: 1 9 STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 4. a. Subgrade soil strength. b. Anticipated traffic loading. c. Design life of 20 years mininimn. 6) The development's main entry will be off of Desert Club Drive as the proposed median island on Calle Tanpi.co can only have a median opening at select street, not driveway, accesses. A maxinn of two driveways each on Calle Tampico and Desert Club Drive will be allowed. 7) All utilities will be installed and compaction tests made on all trenches prior to construction of streets. Cost of soil compaction and analysis tests shall be paid by the developer. 8) Drainage disposal facilities shall be provided as approved by the City Engineer. A detailed hydrology and drainage study per City standards will be required. b. City Fire Marshal: With respect to the conditions of approval regarding the above referenced Plot Plan, the Fire Department reco mends the following fire protection measures be provided in accordance with La Quinta City ordinances and/or recognized fire protection standards. 1) The Fire Department is required to set a mininum fire flow for the remodel or construction of all conmercial buildings. 2) Provide or show there exists a water system capable of delivering 3500 gpn fire flow for a 2-hour duration at 20 psi residual operating pressure. 3) A fire flow of 1000 gpm for a 2-hour duration at 20 psi residual operating pressure mast be available before any combustible material is placed on the job site. 4) A combination of on -site and off -site Super fire hydrants, (6"x4"x2'Y1x2'"), will be required located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any two adjacent hydrant(s) in the system. 5) The required fire flaw may be adjusted at a later point in the permit process to reflect changes in design, construction type, area separations, or built-in fire protection measures. 6) Applicant/Developer shall furnish water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and, the systen shall meet the fire flaw requirements,. Plans shall be signed/approved by a Registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 7) Comply with Title 19 of the California Administrative Code. 8) install complete fire sprinkler systems per NFPA 13 for the two office buildings and the medical building. The post indicator valve and fire department connection shall be located to the front, not less than 25' from the building and within 50' of an approved hydrant. 9) Install fire alarms (waterflow) as required by the Uniform Building Code, section 3802(c), for sprinkler systems. STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 5. 10) Install tamer alarms on supply valves for sprinkler systems. 11) Certain designated areas will be required to be maintained as fire lanes. 12) Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. 13) Install a Hood Duct automatic fire extinguishing system for restaurant camiercial cooking equipment. 14) The minimum width of interior driveways shall be 24'. 15) If medical building is determined to be a care facility, ("I" Occupancy), additional life safety requirements as specified in UBC Chapter 10, CAC Title 19, and CAC Title 24 must be complied with. 16) All questions regarding the meaning of these conditions should be referred to the Fire Department Planning and Engineering Staff. c. 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 developer shall provide a 40-foot easement to the District parallel to the west property line for the East La Quinta Stormwater Channel buried conduit. 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. d. General Telephone Company: Telephone facilities exist along the south side of Calle Tampico. e. Chamber of Cam erce: "Plaza Tampico" locks very exciting. We would be very interested in knowing more about the medical building, restaurant and tenants for the office buildings. As a Chamber, we would like to welcome these new businesses and their principals. f. The following entitites responded to the project request for comment with a statement of "No Comment": ° Southern California Gas Campany ° Community Safety Department, City of La Quinta g. The following agencies, although sent a request for comment, did n9t submit any comments: ° imperial irrigation District ° Riverside County sheriff's Department h. No written comments have been received from the public. t STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 6. STAFF COMM AND ANALYSIS In reviewing this proposal, both General Plan and Specific Plan consistency issues have been incorporated into the body of this report. The Analysis section of this report breaks down planning considerations into five categories which include Land Use, General Design, Parking and Circulation and Miscellaneous Issues. It is important to note that this project has only gained concept approval and not specific design approval. The "Plaza Tampico" concept plan was approved on November 5, 1985, relative to Specific Plan No. 83-001, Amendment No. 2. LAND USE CONSIDERATIONS With regard to Zoning, the project site is within the C-P-S (Scenic Highway Commercial) Zone. Although the uses of the two large office/commercial buildings are not specified in detail, C-P-S provides for a wide variety of uses. The Applicant has indicated that the uses of office building No. 1 will be all office related while office building No. 2 will be primarily office oriented uses. The proposed restaurant is a permitted use in the C-P-S Zone. Although medical offices are not specified in the permitted use section of Municipal Land Use Ordinance Section 9.50, the specified uses of the building, as described by the eventual uses of the building, is to be used for general medical office space (refer to letter from Benton R. Fonner, Attachment No. 2). Offices and businesses are permitted uses within the C-P-S Zone. Overall, the proposed uses within "Plaza Tampico are consistent with the C-P-S Zone. Further regulation of specified detailed uses will be done at business license issuance time when Staff is authorized to limit those uses which are permitted by the Municipal Land Use Ordinance (Refer to Attachment No. 3, C-P-S Zone). Relative to the General Plan, the project site is located in the "Village Campscial" area. The uses proposed are consistent with the "Village Commercial" concept of the General Plan. The proposed restaurant, at the corner of Desert Club Drive and Calle Tampico, particularly, will lend itself well to encouraging a pedestrian -oriented atmosphere. The proposed medical office will provide a needed service to the community. The overall proposed uses of the project are consistent with the Duna La Quinta Specific Plan. Concerning the locations of uses on the site, the medical office is located with 75' of the easterly property which is planned for residential uses. This is also the case for the north and east properties near the office/commercial buildings. In terms of conflicts between the two different uses, an appropriate buffer should be provided. The site plan indicates a living wall with a 6'-high chain link fence along the bordering property lines. At the minimum, a 6'-high masonry wall should be installed along here to minimize impacts of "Plaza Tampico" on adjoining residential properties. This require- ment is in conformance to the Municipal Parking Regulations, Section 18.12(5) of the Land Use Ordinance. Since these buildings are two-story, the view onto the adjoining residentially planned properties is inevitable. However, to minimize this impact, a minimum of one tree every 40 feet should be planted along the ccmcmmon property line. These trees should be a minimm of 10 feet in height at installation and should be of a fast growing, spreading variety. Since the project site is located close to a major street (Calle Tampico), a noise study shall be conducted on the project. This is consistent with Policy 3.25 and 3.26 of the Hazards Element. Of critical concern is the project Is impact on the nearby residential areas, particularly with regard to the ambulance service. Based on the STAFF REPORT - PLANNING CCMISSION November 26, 1985 Page 7. findings of the noise study, additional mitigation measures may be required on the project. GENERAL DESIGN CONSIDERATIONS a. Site Plan: The proposed locations of the buildings and uses are well distributed on the site with the restaurant at the main corner and medical office at the main project entrance; both highly visible from the street. It is important to point out that the location of the site is at the main gateway entrance into the Village. The design of this project may, therefore, set significant precedent for designs of other projects within the Village. Several aspects of the project will have to be redesigned to meet General plan consistency guidelines. Policy No. 6.13 of the General Plan requires that parti- cular attention be given to encourage a unique pedestrian -oriented atmosphere in the Village area. The project is clearly automobile oriented, dominated by parking areas and driveways, and generally lacks any pedestrian -oriented opportunities. The project needs to incorporate a design for pedestrian orientation and should consider the following redesign criteria: ° Central landscaped park area, including park benches and other Pedestrian furniture. Ideally, this park area should be located in the center of the parking area between the restaurant and medical office. ° A system of walkways within the parking area which ties in Pedestrian orientation between the park and all four buildings. ° Reduction in parking along building perimeters to allow direct pedestrian access to all buildings. The Applicant is encouraged to provide additional amenities to the pedestrian area, including but not limited to, a central ornamental fountain, designated areas for bicycle parking, and additional pedestrian openings,fron main perimeter sidewalks to main buildings and central park. Another General Plan concern is the project's treatment of building mass, height, and bulk. Based on Policy 6.34 of the General Plan, along Calle Tampico, designated as a "Ceremonial Street Corridor", the City shall establish appropriate building height limits to assure a low density character and appearance. The Duna La Quinta Specific Plan limits all structures to a maximum height of 35 feet. Building heights of the restaurant and particularly the two-story medical building present some con- cern in this regard. Building heights are not indicated for these buildings. As indicated previously, separate plot plan approvals will be required for the restaurant and medical building. The Applicant should be aware that a two-story structure located close to Calle Tampico may not be appropriate. As discussed in the Land Use Considerations portion of this report, the location of buildings on the site have taken into account, to the extent feasible, the residential properties to the north and east of the site. In terms of design, all two-story structures within "Plaza Tampico" should maintain a minimum setback from the north and east property lines of 75 feet. I 0 11 STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 8. b. Building Design: Since the only buildings to be approved for this plot Plan are the office/ocnmescial building No. 1 and the covered parking structures, this report will focus primarily on these structures. With regard to office/ccnmercial building No. 1, the structure contains the typical mass, bulk, height, and design features of other traditional Landmark buildings as developed or planned in the Duna La Quinta project and PGA West. The structure's mass, bulk, height, architectural design, and building materials proposed are consistent with those prescribed in the "Duna La Quinta" Specific Plan No. 83-001. The building materials including plaster exterior sidings, mission file roof, and wood trellis details have been attractively designed with architectural interest. The building height of approximately 29 feet is appropriate given the building's location on the site. The perimeter covered parking structure, which has been incorporated into the overall building design, effectively will reduce the visual density and bulk of the building by providing a step-up effect. With regard to the exterior color scheme, the entire "Plaza Tampico" project should incorporate a consistent color and texture theme throughout. A color and building material scheme for the entire "Plaza Tampico" project should be submitted. Concerning the design of the covered parking structures in the project, the column type construction and openness of these buildings contain a similar and consistent design thane to the office/commercial building. No major design problems have been identified regarding the detached covered parking structures. A Downtown Architectural Study is currently being conducted by consultants to determine the architectural guidelines for the Downtown ultimately to be incorporated into a Downtown Village Specific Plan. Assuming that these guidelines are adopted prior to development, these standards shall take precedence over any of the design guidelines discussed in this report. PARKING AND CIRCULATION CONSIDERATIONS a. Off -Site Circulation: The traffic generated by this project will approximately double existing levels at full occupancy. However, Calle Tampico is a designated "Primary Arterial" with a 100' right-of-way in the General Plan. When ooipletely improved from Eisenhower to Washington Street, Calle Tampico will not create a cumulative circulation problem in the Village Area. To be consistent with the General Plan, the following off -site improvements should be required: ° Improve Calle Tampico to: 1) Primary Arterial - 100' right-of-way (Circulation Plan) 2) Secondary Image Corridor (Open Space Community Facilities Plan) 3) Ceremonial Street (Open Space Community Facilities Plan) • Plaza Tarrpico should be allowed only one median cut at the intersection of Calle Tampico and Desert Club Drive (Minimum Street Design Standards for Primary Arterials limits intersection spacing to one very 1200 feet). • A maximum of two driveways are permitted on Calle Tampico (City Engineer requirements). • Desert Club Drive shall be dedicated and improved as a Local Street with a minimum total right-of-way of 60 feet. STAFF REPORT - PLANNING CODM4ISSION November 26, 1985 Page 9. ° A maximnun of two driveways are permitted on Desert Club Drive. Other General Plan and planning related matters are considered here. Based on Policy No. 6.35 of the General Plan, large parkways and setbacks are necessary to assure a high quality and attractive appearance on major streets. Project frontage along Calle Tampico, a "Primary Arterial" shall have a minimum 20-foot setback parkway. In addition, the proposed six -foot -wide sidewalk shall be meandering within this setback. It is anticipated that this parkway will enhance the pedestrian opportunities of the project as well as provide for attractive streetscape amenities. Tb carry the "Village Caneroial" concept through the Village, special attractive paving should be incorporated into the street design at the intersection of Calle Tampico and Desert Club Drive. With all of these off -site improvements, the proposed project is consistent with the La Quinta General Plan. b. On -Site Circulation: As indicated previously in this report, changes in the design of this project should be made to acconnodate pedestrian travel. In overviewing the entire "Plaza Tampico" plan, it can be inferred that the project is overbuilt to permit both adequate parking and minimun conflicts between pedestrians and motorists. It is quite evident that a reduction in buildable floor area will be required to both allow for adequate parking and circulation flow and facilitate the "Village Comrercial" concept. The Applicant has indicated that redesign of the project to accc n odate these interests may involve subterranean type parking. The following is a distribution of the parking requirements for the entire "Plaza Tampico" project: Section 18.12 of the Municipal Land Use Code: a) General business with 2000-square-feet or over of sales area; one space for each 150-square-feet of sales display area. b) Offices, business and professional; one space for each 250- square-feet of floor area, excluding public corridors and stairways. c) Dining rooms, restaurants; one space for each 45-square-feet of serving area. 1;IL. STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 10. Minimum Parking Requirements: ° 22,225 Square Feet - Office Total ° Building No. 2 (40,250 Square Feet) 20,125 Square Feet - Office 20,125 Square Feet - Commercial Total Medical Building 18,600 Square Feet - Office Total ° Restaurant Building 7,500 Square Feet Spaces Req; red 88.9 80.50 134.20 74.40 214.70 74.40 Estimated 5200 Square Foot Serving Area 115.56 TOTAL "PLAZA TAMPICO" PARKING SPACE REQUIREMENT. . . . . .493.56 (ROUNDED OFF. . . . . .494) As indicated in the above figures, approximately 494 parking spaces would be required at ultimate buildout of "Plaza Tammpico" based on available information regarding proposed uses. Without providing for pedestrian amenities, the plan calls for a total of 414 parking spaces; a descrepancy of 80 spaces. While some joint use of parking may be appropriate, the amount apparently proposed seems excessive especially since adequate information to fully evaluate the parking needs of three of the four buildings is not available. With regard to parking lot landscaping, the project complies with the mini mmmm Municipal Code standards of perimeter and interior landscaping. The proposed project contains primarily buildings and parking area with little attempt to incorporate additional landscaping. The Applicant is encouraged to redesign the parking lot landscaping plan to include more shade trees. As indicated in the General Plan: "Although landscape standards for parking areas have not been established, this is an important part of the City's Urban Design Program. At a minimum, ten percent of the project's interior parking area should be land- scaped.. Since covered parking is provided, the minimum land Use Ordinance requirement of one tree for every parking stall is adequate. The proposed project will extend needed infrastructure to the Village which is consistent with the General Plan, Policy No. 6.11: "The City shall aggressively support improvement of the Village Area infrastructure as a means of enhancing potential Village Commercial development." With the recommended conditions of approval, the "Plaza Tampico" project will benefit the City in terms of attracting business to the area, stimulating the overall local economy, and providing a key gateway into the "Village at La Quinta". S STAFF REPORT - PIANNING COMISSION November 26, 1985 Page 11. CONCLUSIONS 1. The concept of "Plaza Tampico" and office/commercial building No. 1, as contained in the file of Plot Plan No. 85-217, is consistent with the La Quinta General Plan designation of Village Commercial. 2. The proposed use is in compliance with the C-P-S Zone. 3. That utility services including water, sewer, electric, gas, and telephone service are either presently available or shall be extended to the site which will provide for the needs of the proposed project. 4. All identified impacts associated with the project in the related Environmental Ingpact Report, have been mitigated to a level of insignificance. 5. 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. 6. Compatibility of this project is assured by the use of building height and architectural restrictions included within the conditions of approval. 7. The project will generate additional traffic, which will require improvements to adjacent streets and intersections. 8. 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. 9. That a Downtown 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. 10. The parking provided for this project (office/commercial building No. 1) will be adequately provided on -site. 11. The modern style architecture and proposed building materials are compatible with existing development. FMINGS 1. Plot Plan No. 85-217 is consistent with the La Quinta General Plan as recommended with conditions for approval by the Cc mnumity Development Departmment. ' 2. Plot Plan No. 85-217 is consistent with the zoning as recommended for approval by the Community Development Department. 3. The project is consistent with Duna La Quinta Specific Plan No. 83-001, as amended on November 5, 1985. 4. Plot Plan No. 85-217 is consistent with the adopted Ia Quinta Redevelopment Project No. 1 Plan. 0 0 STAFF REPORT - PLANNING CODPuSSION November 26, 1985 Page 12. 5. There are no physical constraints which would prohibit development of the site as proposed. 6. Public Services and utilities can be provided to the development. 7. Although the project could have significant adverse impact on the environment, the mitigation measures agreed to by the Applicant and incorporated into the conditions of approval will mitigate these project impacts to levels of insignificance. 8. The general design of office/conuercial building No. 1 is consistent and compatible with existing and anticipated area development. Based upon the above findings, the CmTmzdty Development Department Staff recamvnds approval of Plot Plan No. 85-217, in accordance with Exhibits A, B and C and subject to attached conditions: P ARID BY: / ;! A� �- Gary Price Associate Planner GWP:dmv Atchs: 1. Land Use Plan 2. Letter fran Benton R. Fonner 3. C-P-S Zone Regulations 4. Exhibits A and B APPROVED BY; Lawrence L. Stevens, AICPj�+ Camunity Development Director CONDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 General 1. The development of the project site (in concept) and Office Commercial Building No. 1 shall comply with approved Exhibits A, B, and C as contained in the Ccamiunity Development Department file for Plot Plan No. 85-217 and the following conditions shall take precedence in the event of any conflict with the provisions of Specific Plan No. 85-001. 2. Plot Plan No. 85-217 shall comply with the standards and requirements of the La quints Iand Use Ordinance unless otherwise modified by the following conditions. 3. Plot Plan NO. 85-217 shall comply with the La quinta General Plan and development of on -site and off -site improvements shall be consistent with the La quints General Plan. 4. This approval shall be used within two (2) years after final proceedings before the La Quinta City Council; otherwise it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substantial construction of the permanent building (not including grading) as authorized by this permit, which construction shall thereafter be pursued diligently to completion. 5. The Applicant shall comply with all conditions of approval for Specific Plan No. 85-217, as amended on November 5, 1985. 6. Prior to issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and or clearances from the following public agencies: ° City Engineer ° City Fire Marshal ° City Community Development Department, Planninq Division ° Riverside County Environmental Health Department ° Coachella Valley Water District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 7. Project phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Comnnity Development Department. Soils and Geology 8. Prior to issuance of any building permit, the Applicant shall submit a grading plan with changes made in accordance to the following conditions of approval for review and approval by the City Engineer. CONDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 Page 2. 9. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code. Method of dust control shall be subject to review and approval of the City Engineer. Traffic, Circulation and Parking 10. The Applicant shall develop all roads and parking areas applicable to to Plot Plan No. 85-217 in conformance with City Standards and with the design standards specified in Specific Plan No. 83-001 (Duna La Quinta) as amended and conditionally approved and subject to approval by the City Engineer. 11. The Applicant shall comply with the following requirements of the City Engineer: a. The Applicant shall dedicate public street right-of-ways for Calle Tampico and Desert Club Drive (including corner cutoffs). Right-of-way widths shall be per City standards at the time the building permits are issued; however, in no event shall Calle Tampico be less than 100-feet in total right-of-way and Desert Club Drive be less than 60-feet in total right-of-way width. The proposed Desert Club Drive centerline shall "line up" with the existing centerline at Desert Club Drive. b. The Applicant shall submit street improvement plans that are prepared by a Registered Civil Engineer. Street improvements (including street and traffic signs and markings), raised median islands (on Calle Tampico), and underground utilities are required and shall conform to City standards as determined by the City Engineer. c. Public Street improvements applicable to Plot Plan No. 85-217 shall be constructed with a minimum structural section of 3" of asphalt concrete over 4" of Class 2 rock base. All streets shall be designed for the following: ° Subgrade soil strength ° Anticipated traffic loading ° Design life of 20 years minimum d. Main access to the site will be from Desert Club Drive. Median openings on Calle Tampico shall be limited to one only at the intersection of Calle Tampico and Desert Club. A maximum of two driveways each on Calle Tampico and Desert Club Drive shall be permitted. e. All driveways shall be constructed in accordance with City Standards subject to review and approval of the City Engineer. f. A complete report of a thorough preliminary engineering geological and soil engineering investigation showing evidence of a safe and stable development is to be submitted with the grading plans. The recomiendations by the engineering geologist and soil engineer shall be incorporated into the grading plan design prior to grading permit approval. The soil engineer and engineering geologist must certify to the PLO,,PLAN No. 85-2�17� November 26, 1985 Page 3. stability of the site prior to issuance of any building permits. robability of seismic effects upon the site and the development shall also be included in any soil engineer or g. Seismicity and the p ading Pr') investigation rated into the gr geologic investigation and shallbe incorporated plan by the design civil engineer. h The grading Plan shall be designed by a licensed civil engineer who will grading required shall supervise the grading drainage during and certify the constructed conditions at the e are if per the approved Plans and permit Prior to construction; final rough grade stag of building permits. Certiiaatr�aI of the grading grade issuance red prior to finalpP stage is also required construction. on all be stalled and compaction tests made compaction i, All utilities will toles traction of streets• Cost of soil trenches p by the developer - provided analysis tests shall be paid Drainage disposal facilities shall be provided as approved by the j. ital hydrology and drainage study per City City FngineeY• A detailed by standards will be required, ed of Plot Plan No. 12. The following off -site improvements shall be required 85-217 in accordance with the General Plan• roved to the design requirements specified ted Primary Awe n Tampico shall be imp �� rial . a' �11pinta General Plan for a designated Tampico shall be improved as a "Secondary 7ma4e Corridor"• street design, landscaping and sigity Plans b, Calle Tame the �uxnity Specific streetscape, approval by shall submitted for review and Development Director Prior to issuance of a building perms t. 11 be improved as a "Ceremonial Street". Specific t with this General Plan Designation shall be C. Calle Tampico shall by the C�unies Development design Plans consis and approval submitted for revty iew e of a building Permit. Director prior to issuanc d. A minim 20-foot setback landscaped Parkway shall be x- Provided along the projects frontage of Calle Tampico. A six-foot wide meandering sidewalk shall be incorporated into this parkway setback area. Detailed plans for the design and landscaping of this Parkway shall be submitted for review and approval it the Community Development Director prior to issuance of a building pelt' rovements shall be following on -site circulation and parking area �o ect consistency 13. The 85-217 in accordance with p j required of Plot Plan No. with the General Plan: area of 10 percent of the Pro- interior Parkinglan shall a. A minimlmi A revised parking lot landscape plan shall be landscaped• and approval by the Community De s�nitted for review Director prior to issuance of a building permit' ® 0 CONDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 Page 4. b. A system of walkways within the parking area which ties in pedestrian orientation between the park and all four buildings shall be designed. c. A reduction in parking along building perimeters to allow direct pedestrian access to all buildings shall be incorporated into the revised parking lot plan. d. The Applicant is encouraged to provide additional pedestrian amenities such as a central ornamental fountain, designated parking areas for bicycles and additional pedestrian openiggs along the main perimeter sidewalks to the project's main buildings and central park. 14. Landscaping and striping of the parking area shall be provided in accordance with the requirements and standards of Section 18.12 of the Municipal land Use Ordinance. 15. Parking shall be restricted, through signage or other means, for those spaces determined to be for private use. Necessary signage shall be installed prior to the issuance of a Certificate of Occupancy. None of the parking spaces shall be designated as reserved for any exclusive use, except for handicapped space. 16. A minimum of 89 parking spaces shall be required for the first phase of development. Public Services and Utilities 17. Fire protection shall be provided to the satisfaction of the City Fire Marshal and in accordance with the City of La Quintals codes and ordinances in effect at the time of building permit. The following requirements shall be met/certified to, except that the City Fire Marshal may approve alternative means of compliance where deemed appropriate and equivalent or better to these standards. a. Provide, or show there exists a water system capable of delivering 3500 gpn fire flow for a 2 hour duration at 20 psi residual operating pressure. b. A fire flow of 1000 gpm for a 2 hour duration at 20 psi residual' operating pressure must be available before any combustible material is placed on the job site. c. A conbination of on -site and off -site Super fire hydrants, (6"x 4" x 2 � x 2'"), will be required located not less than 25' or more than 165' from any portion of the building (s) as measured along approved vehicular travelways. The required fire flow shall be available from any two adjacent hydrant (s) in the system. E H CONDITIONS OF APPROVAL PLAT PLAN NO. 85-217 November 26, 1985 Page 5. d. The required fire flow may be adjusted at a later point in the permit process to reflect changes in design, construction type, area separations, or built-in fire protection measures. e. Applicant/developer shall furnish water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirement. Plans shall be signed/approved by a Registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." f. Cady with Title 19 of the California Administrative Code. g. Install conplete fire sprinkler systems per NFPA 13 for the two office buildings and the medical building. The post indicator valve and fire department connection shall be located to the front not less than 25' from the building and within 50' of an approved hydrant. h. Install fire alarms (waterflow) as required by the Uniform Building Code, sec. 3802 (c), for sprinkler systems. i. Install tamper alarms on supply valves for sprinkler systems. j. Certain designated areas will be required to be maintained as fire lanes. k. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. 1. Install a Hood Duct automatic fire extinguishing system for restaurant commercial cooking equipment. m. The minimum width of interior driveways shall be 24'. n. If medical building is determined to be a care facility, ("I" occupancy), additional life safety requirements as specified in UBC Chapter 10, CAC Title 19, and CAC Title 24 must be complied with. 18. The Applicant shall comply with the requirements of the Coachella Valley Water District as follows: a. The Applicant shall provide a 40-foot easement to the District parallel to the west property line for the east la Quinta Stormwater Channel buried conduit. b. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and C.V.W.D. c. When there are identified conflicts, the City will withhold the issuance of any building permit until arrangements have been made E CONDITIONS OF APPROVAL PLAT PLAN NO. 85-217 November 26, 1985 Page 6. with the District for the relocation of these facilities. 19. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance oa any building permits within the tract. 20. All utility improvements shall be installed underground. Archaelogy 21. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. Noise 22. A noise study shall be conducted by a licensed acoustical engineer. The noise study shall focus on the increased noise levels of the project or adjoining residential properties. Concern will be given to the noise impacts relative to the medical office and ambulance service as well as the cumulative vehicle traffic noise. Additional noise mitigation measures may be required on the overall "Plaza Tampico" project based on the findings and recommendations of the noise study. Said noise study shall be submitted for review and approval with possible conditions on the project by the Conumity Development Director prior to issuance of a building permit for Office/Commerical Building No. 1. Site Design 23. All two-story buildings in "Plaza Tampico" shall be setback a minimum of 75-feet frcrn the east and north property lines where the site abuts planned residential properties. 24. A six (61) foot high masonary wall shall be constructed along the east and north site perimeter. The wall shall be built to match the building materials and colors of the "Plaza Tampico" design theme. A wall plan shall be submitted for review and approval by the Conmmity Development Director prior to issuance of any building permit for Plot Plan No. 85-217. 25. A minimiun of one tree every 40-lineal feet shall be planted along the interior perimeter property to the east and north. These trees shall have a minimum planted height of 10-feet. A plan for perimeter landscaping including these trees for "Plaza Tampico" shall be submitted for review and approval by the Cocmwnity Developrent Department. • CONDITIONS OF APPMAM PLOT PLAN NO. 85-217 November 26, 1985 Page 7. Building Design 26. A color and building material exhibit for the entire "Plaza Tampico' project shall be submitted for review and approval by the Community Development Director. The exhibit shall include a color scheme and building materials sample which will have a consistent "Plaza Tampico' theme. Building sidings should be earthtone colored. Roofing should consist of mission or mild red. Miscellaneous 27. Prior to building permit issuance, the Applicant shall submit to the Cam mity Development Department, Planning Division, for review and approval, plans indicating the following: a. landscaping, including plant types, sizes, spacing and locations. b. landscape irrigation system. This system shall incorporate water conservation methods including drip and bubbler systems. c. Detailed plan on garden wall and berming along the Calle Tampico frontage. d. location and design of sidewalks and walkways throughout "Plaza Tampico". e. Exterior lighting plan, which shall minimize light glare on surrounding properties. The plan shall include details on height and fixtures. f. Detailed design and location of walled enclosure for trash bin. Walls and gates of the trash bin enclosure shall be six -feet high unless the enclosure is built below grade. The enclosure shall be built to match building materials and colors of nearby main building. The size and dimensions of the enclosures shall be in accordance with the standards of Palm Desert Disposal. A minimum five (5) foot wide concrete apron extending the entire length of the front of the enclosure shall be installed. 28. All areas of the site not being improved or built upon shall be appropriately covered with landscaping and/or groundcover. A plan fqr this temporary landscaping and method of maintenance shall be submitted for review and approval by the Conmmity Development Department, Planning Division, prior to issuance of a building permit. 29. All portions of the "Plaza Tampico' site shall be developed within three (3) years of the date of Plot Plan No. 85-217 approval. A schedule of phased development shall be submitted for review and approval by the Community Development Director prior to issuance of a grading permit for the entire "Plaza Tampico" project. CONDITIMS OF APPROVAL PLAT PLAN NO. 85-217 November 26, 1985 Page 8. 30. The Applicant shall submit a sign plan for "Plaza Tampico" for review and approval by the Canmmity Development Department. The sign plan shall indicate location, type, size, colors and type of illumination (if any) of all proposed identification and directional signs. Identification signs shall be limited to Plaza name and/or directory type signs. All on -site traffic directional, or informational signs shall be installed in accordance with the approved master sign plan for "Plaza Tampico" prior to issuance of a Certificate of Occupancy. 31. Prior to issuance of a building permit, the Applicant shall comely with the City's adopted requirements regarding infrastructure fees for Public Facilities and Buildings. CITY OF LA QUINTA LAND USE PLAN RESIDENTIAL aVERY LOW DENSITY 0-20welYn2s/acre ElLOW DENSITY 2-4ewsl2n2e/acre MEDIUM DENSITY s-S eweNn2e/sore NIGH DENSITY S-fa 0"Jwvshcre MISCELLANEOUS ® WATERCOURSE/FLOOD CONTROL OPEN SPACE © CITY LIMITS 0 SPHERE OFINFLUENCE COMMERCIAL VILLAGE COMMERCIAL ElTOURIST COMMERCIAL E,' SPECIAL COMMERCIAL ElMIXED COMMERCIAL GENERAL COMMERCIAL ® COMMERCIAL PARK ATTACHMENT NO. 1 e _ . 2 Low Officer Of BENTON R. FONNER A Professional Corporation BUTTE 303 11847 WILBWRE BOULEVARD LOS ANGELES. CAUFORNIA 80025 ToUD"g� (213) 477-7006 November 13, 1985 Mr. Forrest Haag Landmark Land Company 79-999 Avenue 52 La Quintal California 92253 w sV COMMUN,I VDfVE(OP6jfT4 VT PT Re: Calle Tampico Medical Building Dear Forrest: The purpose of this letter will be to clarify the uses of the proposed Medical Building and to verify to both yourself and to the City of La Quinta that, in fact, the building is going to be an office building not a clinic or hospital. The building as proposed will be approximately 18,000 sq. ft. of medical office space. The bottom floor has thus far been leased to National Medical Enterprises, the owner of the John F. Kennedy Memorial Hospital in Indio, for use as a satellite feeder facility. The concept here is that the hospital will staff the building with physicians such as gynecologists, family practitioners, internists and pediatricians. The space will be utilized exclusively for medical offices and the hospital may elect to put an ambulatory care or urgent care center in the facility which would be equivalent to a part-time emergency room. However, no surgery will done nor will anyone be staying over night in the building. Since one out of every five patients seen by a "primary care" physician such as a pediatrician, family practitioner or ob-gyn, ends up being admitted to the hospital for one reason or another, the hospital stands to gain tremendously by having its staff physicians manning the office building and then admitting' those patients which need hospitalization to the Indio Hospital as opposed to some other hospital in the community. The balance of the building will be utilized by dentists, specialists and for such services as physical therapy, cardiac rehabilitation, and various specialists such as orthopedics, neurology, psychiatry, etc. ATTACHMENT NO. 2 Mr. Forrest Haag November 13, 1985 Page 2 In conclusion, therefore, you may accept this letter as assurance that the building will not be a "hospital or surgery center" but, in fact, will be a pure medical office building with some minor utilization as an ambulatory care emergency facility. Very truly yours, BENTON R. FONNER, President BRF:ba REcc-l %QED " V 14 122J C04MUNIry pfVa NTAPW�r pfpr ® ARTICLE Edb { l 9 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 (1B) 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 10-23-80 51 ATTACHMENT NO. 3 Y (33) FlorisT'shops (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 (48) Locksmith shops (49) Mail order businesses (SO)Manufacturer's agent (51)Market, food, wholesale or jobber 02)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 464) Pawn shops (65)Pet shops and pet supply shops C (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 10-2 3- 80 • i (69) Pr'Ouce ters or publishers (70) Pmarkets 71 Rao and television broadcasting 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 r (10)Sale, rental, repair, or demonstration of motorcycles, scooters, or motorbikes of two horsepower or greater (II)Animal hospitals i (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 (15) Trailer and boat storage (16)Travel trailers, mobilehomes 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) Mint warehouse structures (21)AIl 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 10-2 3- 80 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. WA 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 certafn 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 61.0 10-23-80 i i •- o commerl area. An application to walk 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) 6-20-74 (Ord. 348.1340) 7-25-74 (Ord. 348.1349) 11-13-75 (Ord. 348.1476) 12-10-75 (Ord. 348.1481) 9-4-81 56 4-21-77(Ord.348.1564) 4-12-79(Ord.348.1688) 7-26-79(Ord.348.1702) 10-23-BO(Ord.348.1879) 3-5-81(Ord.348.1926) 9-4-81 (Ord. 348.2000) ITEM NO DATE //- � G - SS PLANNING COMMISSION MEETING RE: MOTION BY: BRA )T u/ r ter" E MDRAN WALLING THORNBLR GH SECOND BY: BRANI)T DEEGASPERIN�RANNDWALLING THORNBURGH DISCUSSION: ROLL CALL VOTE: COXNISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANlYr - DE GASPERIN - MORAN - WALLING - T'HOEMURGH - UNANIMOUSLY ADOPTED: YES NO M I N U T E S PLANNING COMAQISSION - CITY OF LA QUINTA A Regular Meeting held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California November 12, 1985 7:00 p.m. 1. CALL TO ORDER A. Chairman Thornburgh called the Planning Commission meeting to order at 7:00 p.m. Chairman Thornburgh called upon Commissioner Walling to lead the flag salute. 2, ROLL CALL A. Chairman Thornburgh requested the roll call. Present: Commissioners Brandt, De Gasperin, Moran, Walling and Chairman Thornburgh Absent: None Also present was Community Development Director Lawrence L. Stevens. 3. HEARINGS A. Chairman Thornburgh introduced the hearing matter as follows: La Quinta General Plan and Environmental Impact Report/Master Environmental Assessment, to consider the Hazards, Cultural Resources, Natural Resources, Community Development, Infrastructure and Housing Elements of the proposed General Plan (Continued). He called for the report from Staff. 1. Director Stevens advised the Cammission that the information regarding this matter had not yet been ccnpleted and requested a continuance. 2. Cumiissioner De Gasperin made a motion, seconded by Commissioner Walling to continue this matter to a special meeting to be held on November 19, 1985, at 5:30 p.m. Unanimously Adopted. 4. CONSENT CALENDAR A. The minutes fran the regular meeting of October 22, 1985, Were not available and therefore not ruled upon. B. Cammissioner Brandt made a motion, seconded by Ccamissioner Moran to approve the minutes from the ad4xirned meeting of November 4, 1985. 1. The minutes from the adjourned meeting of November 4, 1985, were approved as submitted. 5. BUSINESS Chairman Thornburgh introduced the items of business as follows: A. Plot Plan No. 85-205, a request to construct a single-family dwelling on the east side of Avenida Vallejo, 200' south of Calle Chillon; Rick Johnson Construction, Applicant. B. Plot Plan No. 85-207, a request to construct a single-family dwelling on the west side of Avenida Bermudas, 250' south of Calle Monterey; Kam Construction, Applicant. C. Plot Plan No. 85-208, a request to construct a single-family dwelling on the east side of Avenida Juarez, 250' north of Calle Sonora; Chris Dvorak (D&C, Inc.), Applicant. D. Plot Plan No. 85-209, a request to construct a single-family dwelling on the east side of Avenida Juarez, 200' south of Calle Durango; Chris Dvorak (D&C, Inc.), Applicant. E. Plot Plan No. 85-212, a request to construct a single-family dwelling on the west side of Avenida Velasco, 50' north of Calle Madrid; Alan and Sharon Richmond, Applicants. F. Plot Plan No. 85-215, a request to construct a single-family dwelling on the west side of Avenida Velasco, 100' north of Calle Madrid; Richard Cendali, Applicant. MINUTES - PLANNIN'G CCWISSION November 12, 1985 Page 2. G. Plot Plan No. 85-216, a request to construct a single-family dwelling on the east side of Avenida Diaz, 200' south of Calle Sonora; Ronald Pickaar, Applicant. Chairman Thornburgh called for the Staff Reports. 1. Director Stevens advised the Commission that none of the projects will have a significant adverse impact on the envirormv--nt, the requests are consistent with the requirements of the R-1*++ Zone and goals and objec- tives of the La Quinta General Plan, and the building designs are comestible with the area development contingent upon the conditions of approval. Therefore, based on the findings, Staff is recommending the Planning commission approve all of the above noted requests. Chairman 'Thornburgh called for a motion. 2. Commissioner De Gasperin made a motion, seconded by Commissioner Brandt, to approve Plot Plans Nos., 85-205, 85-207, 85-208, 85-209, 85-212, 85-215 and 85-216, in accordance with Exhibits A, B and C, and subject to conditions of approval attached to each. Unanimously Adopted. There being no further items of agenda to cane before the Commission, Chairman Thornburgh called for a motion to adjourn. Commissioner Nforan made a motion to adjourn to a special meeting of the Planning Conmi.ssion to be held November 19, 1985, at 5:30 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. Commissioner Walling seconded the motion. Unanimously Adopted. The regular meeting of the Planning Commission of the City of La Quinta, California, was adjourned at 8:10 p.m., November 12, 1985, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California ITEM NO. DATE /J PLANNING COMMISSION MEETING RE: G. g - ZQ &&- 8S-ago MOTION BY: BRANDr DE GLSPERIN MORAN WALLING THORNBURGi SECOND BY: BRANDT DE GASPERIN MDRAN WALLING THORNBURMi DISCUSSION: 2' a , ROLL CALL VOTE: CO*!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT - DE GASPERIN - MORAN - WALLING - TfiOEMURG3 - UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Members of the Planning carmission From: Community Development Department Date: November :26, 1985 Subject: PLOT PLAN NO. 85-211 Location: West Side of Avenida Herrera, 50' North of Calle Madrid Applicant: David Mittleholtz Request: Approval to Construct a Single -Family Dwelling Intended for Sale 1. General Plan: Medium Density Residential (4-8 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 located within the La Quinta Cove. The neighborhood is representative of the Cove with vacant lots and scattered housing. Of the 24 lots within the project site's block, nine have been built on, two are currently being constructed on, and 13 are vacant. Existing development in the neighborhood consists of conventional California Ranch and Spanish flavored development. The two houses currently under construction are typical Rick Johnson houses with stucco siding and sloping asphalt shingle roofs. The majority of the existing development on the block have stucco sidings with sloping gravel composition roof designs. However, three houses have wood sidings, one has a flat roof and one has a file roof. 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 for his personal residence. The Applicant's representative, Earl Krepelin, has received fair previous approvals for single-family houses within the Cove. One house is complete, another is currently under construction, and two others were recently approved (Plot Plans Nos. 85-212 and 85-215). The two recent approvals, along with this application, were submitted concurrent with two other single-family unit applications for a total of five applications submitted by Mr. Krepelin. The two remaining proposals, Plot Plans Nos. 85-213 and 85-214, have been scheduled for future Planning Commission review pending receipt of lot ownership verification from the various Applicants. STAFF REPORT - PLANNING CO[AIISSION November 26, 1985 Page 2. This house has approximately 1,400-square-feet of usable living space with three bedrooms, each exceeding 10-foot clear dimensions, two baths and an attached, two -car garage with a connecting pedestrian door. The house will incorporate a 12 x 4 pitch sloping roof composed of asphalt shingles. The roof eaves extend our 24". The maximum house height is 14 feet. The setbacks are as follows: ° Front Yard 20 Feet Rear Yard 13 Feet ° Side Yards 5 Feet STAFF COMENT'S The house embodies a conventional California Ranch type architecture with stucco siding and a sloping roof design. The Applicant did not submit a plan for the house's exterior color scheme. Staff recommends that the house's colors match those of the neighborhood, which are earthtone, yet subtly vary from those colors planned for the adjacent proposed houses. As indicated previously in this report, the Applicant has been approved to build two other houses, of similar design, adjacent to each other. The other three pending applications, including this proposal, will also incorporate similar floor plans and design and will all be located adjacent to each other. The Applicant's representative, Earl Krepelin, has agreed to provide minor alterations to the exterior of the other houses to add architectural variety to the neighborhood. The Applicant should modify his plans to include varying roof designs, contrasting architectural design features and differing landscape designs between these houses: ° Plot Plan No. 85-211 (In Process) ° Plot Plan No. 85-212 (Approved) ° Plot Plan No. 85-213 (Pending Ownership Verification) ° Plot Plan No. 85-214 (Pending Ownership Verification) ° Plot Plan No. 85-215 (Approved) These more extensive design modifications shall be subject to review and approval of the Community Development Department. It is Staff's concern that this approval will set the pace for the other proposed houses which may contribute to giving the neighbor- hood a homogeneous design appearance problem. With the requirements set forth in the conditions of approval, the proposed house will be compatible with neighboring development with regard to roof style, mass, bulk and house height. The proposed house's floor plan complies with the R-1*++ Zoning and the City's adopted minimum standards fpr 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 REPORT - PLANNING CChA'fISSION November 26, 1985 Page 3. STAFF RECOMMENIDATION Based upon the above findings, the Community Development Department recomnezds approval of Plot Plan No. 85-2-L1 in accordance with Exhibits A, B and C and subject to the attached conditions. Wallace H. Nesbit Planning Assistant WHN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C APPROVED BY: Jam._,_ /'h� Lawrence L. Stevens, AICP Community Develogmnt Director UIS APPROVAL IS SL96 70 71E FaIDWIM CONDITI 1. The development of the site shall be in Conformance with the Exhibits A, 8 and C oontained in the file for Plot Plan No. 85-2110, tuuless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, It stall become null and void and of no effect whatsoever. 8y °use" is meant the beginning of substantial ocnsttucticnu, not including grading, conte:plated by this approval which is begun with the two-year period and is thereafter diligently pursued to ompletion. 3. Water and sewage disposal facilities stall be installed in accordance with the requirements of the Riverside Oau:ty Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire code as adopted by the City of Ia Quinta. S. 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 minimum of two (2), 15-gallon, street trees. The plan shall indicate the irrigation system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Oocupancy, 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 merlkydca1 equipment shall be groin mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers stall be concealed by fencing or landscaping. S. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. 7hue Applicant shall obtain clearances and/or peamits from the following agencies prior to submitting these plants to the Building Department for plan check: ° Riverside County Health Department ° City Fire Marshal " Ouamnity 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 :tees have been paid shall be presented to the Canminity Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. CONDITIONS (Cont'd) - PLDT PLAN NO. 85-211 12. That an exterior color scheme of the house be submitted for review and approval by the Planning :Division prior to issuance of a building permit. 13. Prior to building permit issuance for Plot Plan No. 85-211, the Applicant or responsible party shall submit to the Camwnity Development Director for review and approval, specific information or details on stucco color, texture, trim, roof design, and other design features which will vary the appearance fran the nearby dwellings having the same design which include Plot Plans Nos. 85-212, 85-213, 85-214 and 85-215. A 11 MEMORANDUM CITY OF LA OUINTA To: The Honorable Chairman and Members of the Planning Camtission From: Community Development Department Date: November 26, 1985 Subject: PLOT PLAN NO. 85-218 Location: North Side of Horseshoe Road at the Cal -De -Sacs Applicant: Joe Stems Request, Approval to Construct a Single -Family House Intended for Personal Residence F. e4( :�, nu 1. General Plan: Low Density Residential (2-4 dwellings/acre). 2. Zoning: R-1 (One -Family Dwellings). 3. Existing Ccnditiols: The site is located at the end of Horseshoe Road, a cul-de-sac street in the Indian Springs Country Club area. The lot is irregularly shaped with access from a cammn or shared driveway along the westerly side of the lot. The easternmost edge of the lot is adjacent to the golf course. The majority of the adjacent lots are developed with homes substantially larger than the City's minimum 1200-square-foot dwelling size. All the houses have gable or hip roofs covered with wood shakes. Sidling materials include stucco or wood. 4. Environmental Assessment: Usually infill development within an existing residential area is classified as being categorically exempt from the requirements of the California Environmental Quality Act; that is, approval of the project will not result in a significant adverse impact on the environment and no mitigation measures are required. However, this plot plan is different from past requests to the City because the site is located within the designated critical habitat area for the Coachella Valley Fringe -Toed Lizard, a rare and endangered species (see attached exhibit). In accordance with the requirements of the Federal Endangered Species Act, the City of La Quinta, in conjunction with other Coachella Valley cities and Riverside County, has adopted a habitat conservation plan. Prior to the disturbance of any land within the habitat area for agricultural, urban or any other non-exempt use, the developer is required to pay a mitigation fee of $600 per acre, or portion thereof. The fees collected will go towards acquisition of a habitat reserve for the lizard north of Interstate 10. 5. Project Description: The Applicant is constructing the house for his personal residence. STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 2. The house will have 1,824 Sq.Ft. of livable area and an attached, 620-quare-foot, double -car garage with a golf cart parking area. The building has three bedrooms, one of which is designated as a den/alternate bedroom. All three bedrooms have interior clear dirrensions of 10 feet or greater. There are 2-1/4 baths. The attached garage has pedestrian doors leaving into theihouse and the backyard. Concerning the exterior of the house, the general design is California Ranch style. The overall height of the house is 18 feet. The hip roofs on the dwelling and garage will have 6 and 12 pitches and will be covered with flat, dark brawn concrete tile. The exterior walls will have light brawn stucco coloring and medium brawn trim. The side of the house facing Horseshoe Road will have a breakfast nook which extends out from the side of the house. The house is proposed on an irregularly shaped lot. Horseshoe Road is adjacent to the southwesterly side, and a private shared driveway is adjacent to the west. The Applicant proposes to orient the house and garage towards this private driveway to the west. The sideyard setback from Horseshoe Road is 17 feet, the front yard setback from the access road is 28 feet, the northerly and southerly sideyard setbacks are 6 and 7 feet and the rear yard is 75 feet. STAFF COMMENTS AND AMLYSIS The house, as designed, canplies with the requirements of the R-1 Zone and the City's adopted standards for single-family hones. Although there are CC&R's for development in the Indian Springs Country Club area, there is no active architectural review board which reviews proposed house plans. Staff has reviewed the CC&R's and has determined that it ca plies with the general provisions in that it has more than 1,450 Sq.Ft. of livable area, the front and rear setbacks exceed 20 feet, the sideyard setbacks exceed 5 feet and the building is one story in height. Regarding canpatibility, the general architectural style and size are compatible with area development. The siting and design of the building will also create the appearance of the house being even larger. The design of the breakfast nook area on the right side of the house will add an attractive design feature on this side which faces Horseshoe Road. The installation of landscaping adjacent to the garage will serve to break up the expanse of the garage wall. The Applicant's use of flat, dark brown concrete tile will create the appearance of wood shake with the added benefits of being fire -safe and more durable. The appearance should be compatible with the adjacent hones having wood shake roofs. It should be noted that wood shake roofs are prohibited within the City now due to fire safety considerations. One minor concern of Staff regards the proposed 6 and 12 pitch roof. This pitch substantially increased the house's appearance of bulk and serves to make the roof the dominant feature. The existing hares in the area have lower roofs with approxi- mately 3 to 4 and 12 in pitch. Staff recacmends that the roof pitch be lowered to be more consistent with area development. FINDINGS 1. The proposal is consistent with the La Quinta General Plan. 2. The request is consistent with the standards of the R-1 Zone and the City's adopted policies for single-family houses. 0 STAFF REPORT - PLANNING COMISSION November 26, 1985 Page 3. 3. The design as modified by the conditions of approval is compatible with area development. 4. The conditions of approval provide adequate mitigation of possible significant adverse impacts on the environment. STAFF RECOMMENDATION Based upon the above findings, the Camwnity Development Departrrent recam-ends approval of Plot Plan No. 85-218, in accordance with Exhibits A, B and C and subject to the attached conditions. L�- Sandra L. Bonner Principal Planner Atchs: 1. Exhibits A, B and C 2. Conditions 3. Fringe -Toad Lizard Habitat Map B�� Lawrence L. Stevens, AICP Cmrunity Development Director "is APPAWAL Is ArT 70 M FW.IUWIM CONDITI 1. 2he development of the site shall be in cozfa manoe with the Exhibits A, B and C contained in the file for Plot Plan No. 85-218 , unless ohs, amended by the following conditions. 2. 'fie approved plot plan shall be used within boo years of the approval date; otherwise, it shall became null and void and of no effect whatsoever. sy °use" is meant the beginning of substantial construction, not including grading, contemplated by this approval which is begun with the trio -year period and is thereafter diligently pursued to ooRleticn. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quints. S. Prior to the! issuance of a building permit, the developer shall 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 minimum of two (2), 15-gallon, street trees. The plan shall indicate the irrigation system and the location of the required three (3) outdoor Water spigots. Prior to the issuance of a Certificate of Oocupancy, 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. S. 2he 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 ° Oamunity 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. ® 0 CONDITICFS (Cont'd) - PLOT PLAN NO. 85-218 12. The roof may have a maximum 4 and 12 pitch and shall be covered with medium or dark brown, flat concrete tile. 13. Prior to the issuance of a building permit for this approved use, the Applicant shall pay a Coachella Valley Fringe-Tbed Lizard impact fee of $600 per acre or portion thereof in accordance with the City's adopted Habitat Conservation Plan. 2 AS BE �� .g �fi. �- -.• i 55 BE r.r[. FO r o I 6S,I W COAcffEl,IA VALLEY! FRINGE = TOED L92ARD P HAP,I.TAT _CoVSEZVAT`6 > PLAN A,R•EA� Y MEMORANDUM CITY OF LA QU1NTA TO: The Honorable Chairman and Members of the Planning Comnission From: Canrninity Development Department Date: November 26, 1985 Subject: PLOT PLAIN NO. 85-219 Location: west Side of Avenida Velasco, 294' South of Calle Ensenada Applicant: Roy D. Morris Request: Approval to Construct a Single -Family Dwelling e«. :e s 1. General Plan: Medium Density Residential (4-8 Dwelling Units Per Acre). 2. Zoning: R-1*++ (one Family Dwellings, 17' Height Limit, 1200-Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site consists of a 5,000 Sq.Ft. lot (50' x 100') located in the subdivided Cove area of the City, fronting on Avenida Velasco between Calle Ensenada and Calle Nogales. The Applicant has presented structural changes in design which will bring the proposal into conformance with requirements of the R-1*++ district. (See Exhibit B-1) The surrounding area is imstly developed; of the 23 lots on the block containing the subject parcel, only 6 are vacant. The general design theme is Spanish with a mix of older and newer units. Roof pitches range from 2 and 12 to 5 and 12, with mostly north -south orientations. Roofing materials are of rack, shingle or tile, with overall height ranging from about 13' to 151. The predominant siding material is stucco, though there are 2 homes with wood siding. There is contiguous develop- ment surrounding the entire lot, with all units basically similar in height, siting and construction characteristics. 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's request is to construct a single-family dwelling in the :subdivided Cove area of the City. The department has calculated the usable living_ area of the house to be 1176 Sq.Ft., just below the minimum for the R-1*++ Zone. The house has a front yard setback of 20', a 6-foot side yard setback to the north, 5-foot of setback to the south, and a 14' setback at the rear of the patio as a back yard, and an overall height of about 13.5 feet. The exterior siding will be beige -colored stucco with a brown trim, and the roof is to be camp shingle of a light brawn color. The interior dwelling consists of a IC 11 STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 2. two --bedroom, 1� bath unit with interior garage access. Garage is slightly under the minimum of 20'x 201clear obstruction dimensions, and calculates to 390 Sq.Ft. The Applicant has agreed to make required changes to the design in order to meet the standards of the R-1*++ Zone, which will bring the usable living area to 1257.8 Sq.Ft. (See Exhibit B-1). Essentially, the Applicant will move a section of the rear wall back 4.5 feet, increasing the area of the house by 105.8 Sq.Ft. He will also eliminate 24 sq.ft. when he eliminates the nook at the front of the kitchen. By reducing the patio width to 6 feet, the Applicant will still have a setback of 11 feet from the rear Property line. No other design changes are proposed. STAFF COMMENTS The Applicant, Mr. Roy Morris, has had no prior developrent approvals within the City of La Quinta and intends to use this unit as a personal residence. The design is compatible with surrounding development, but it is the feeling of this department that a tile roof should be incorporated in order to maintain design compatibility with the immediately adjacent units. Tile is significantly more attractive and would promote a more compatible design theme for future development. Also, revised plans showing the appropriate 20' x 20' clear dimensions for the garage should be submitted to the Community Development Department for review prior to the issuance of a building permit. FINDTNC;S 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirments 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 RFCOMM7ENDATION Based upon the above findings, the Community Development Department recouLends approval of Plot Plan No. 85-219 in accordance with Exhibits A, B, B-1 and C and subject to the attached conditions. Wallace H. Nesbit Planning Assistant WHN:dmv Atchs: 1. Conditions 2. Exhibits A., B, B-1 and C ;BY: OC ,v- Lawrence L. Stevens, AICP Community Development Director 2MS APPMrAL IS SOE CT 70 MM m.L0 em comrri 1. the development of the site shall be in confamwx a with the Exhibits At 9 and C curtained in the file for plot Plan No. 85-219 # unless otherwise amended by the following conditions. 2. 2he 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. 9Y 'use" is meant the beginning of substantial ommtrueticn, net including grading, conteeplated by this approval which is begun with the two-year period and its thereafter diligently pursued to ocapletion. 3. hater and surge disposal facilities shall be installed in a000rdanoe with the requirements of the Riverside County Health Department. 4. Fire protection shall be prwided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. S. ]Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting seterials including a miniman of two (2), 15-gallant street trees. The plan shall indicate the irrigation eysten 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. S. 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 frown the following agencies prior to submitting these plans to the Building Department for plan cheek: " Riverside County Health Department • City Fire Marshal ° Oamunity 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 Comtrnmity Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. CONDITIONS (Cont'd) - PLOT PLAIT NO. 85-219 12. Revised plans showing design changes which will bring the structure into conformance with, usable living area and garage clear dimension requirements shall be submitted to the Community Development Department for review prior to issuance of a. building permit. 13. The Applicant shall consider incorporating a tile roof to the structure, and shall indicate this change on the revised plans pursuant to Condition No. 12, showing color and type of materials to be used in any changes to original plans. ?L3 Cornc^.f ram•" 2En4 o< Arno i i4' X As O h� 9 a �PAe IV 7'10 FSfetAy[ - — --- —_ t CLaarl ! I � G LosE7 �jart i 11 MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission From: Community Development Department Date: November 26, 1985 Subject: PLOT PLAN NO. 85-219 Location: West Side of Avenida Velasco, 294' South of Calle Ensenada Applicant: Roy D. Norris Request: Approval to Construct a Single -Family Dwelling .ems 1. General Plan: Medium Density Residential (4-8 Dwelling Units Per Acre). 2. Zoning: R-1*++ (Cline Family Dwellings, 17' Height Limit, 1200-Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site consists of a 5,000 Sq.Ft. lot (50' x 100') located in the subdivided Cove area of the City, fronting on Avenida Velasco between Calle Ensenada and Calle Nogales. The Applicant has presented structural changes in design which will bring the proposal into conformance with requirements of the R-1*++ district. (See Exhibit B-1) The surrounding area is mostly developed; of the 23 lots on the block containing the subject parcel., only 6 are vacant. The general design theme is Spanish with a nix of older and newer units. Roof pitches range from 2 and 12 to 5 and 12, with mostly north -south orientations. Roofing materials are of rock, shingle or tile, with overall height ranging from about 13' to 151. The predominant siding material is stucco, though there are 2 hones with wood siding. There is contiguous develop- ment surrounding the entire lot, with all units basically similar in height, siting and construction characteristics. 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's request is to construct a single-family dwelling in the subdivided Cove area of the City. The department has calculated the usable living area of the house to be 1176 Sq.Ft., just below the minimum for the R-1*++ Zone. The house has a front yard setback of 201, a 6-foot side yard setback to the north, 5-foot of setback to the south, and a 14' setback at the rear of the patio as a back yard, and an overall height of about 13.5 feet. The exterior siding will be beige -colored stucco with a brown trim, and the roof is to be camp shingle of a light brown color. The interior dwelling consists of a STAFF REPORT - PLANNING COMMISSION November 26, 1985 Page 2. two -bedroom, 1� bath unit with interior garage access. Garage is slightly under the minimum of 20''x 20'clear obstruction dimensions, and calculates to 390 Sq.Ft. The Applicant has agreed to make required changes to the design in order to meet the standards of the R-1*++ Zone, which will bring the usable living area to 1257.8 Sq.Ft. (See Exhibit B-1). Essentially, the Applicant will move a section of the rear wall back 4.5 feet, increasing the area of the house by 105.8 Sq.Ft. He will also eliminate 24 sq.ft, when he eliminates the nook at the front of the kitchen. By reducing the patio width to 6 feet, the Applicant will still have a setback of 11 feet from the rear property line. No other design changes are proposed. STAFF COMM MS The Applicant, Mr. Roy Norris, has had no prior develop_ent approvals within the City of La Quinta and intends to use this unit as a personal residence. The design is compatible with surrounding development, but it is the feeling of this department that a tile roof should be incorporated in order to maintain design compatibility with the immediately adjacent twits. Tile is significantly more attractive and would prorate a more compatible design theme for future development. Also, revised plans showing the appropriate 20' x 20' clear dimensions for the garage should be submitted to the Community Developmment Department for review prior to the issuance of a building permit. 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 RECIDATION Based upon the above findings, the Cammunity Development Department recommends approval of Plot Plan No. 85-219 in accordance with Exhibits A, B, B-1 and C and subject to the attached conditions. Wallace H. Nesbit Planning Assistant WHN: dmv Atchs: 1. Conditions 2. Exhibits A, B, B-1 and C AP BY: M Lawrence L. Stevens, AICP Community Development Director 2MS APPM7AL IS Mei= 70 7f0 Mdamc COMITI 1. 'one developnmt of the site shall be in canfarmanoe with the Exhibits A, B and C contained in the file for plot plan No. 85-219 , unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall be=ne null and void and of nD effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, oontemplated 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 Oxuity Health Department. 4. Fire protection shall be provided in accordance with the standards of the [kniform Fire Cc& 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 l ed landscape plan for the front yard showing the species, size, location and spacing of all planting materials including a minim= of two Q), 15-gallon, street trees. the plan shall indicate the irrigation systan and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Oertificate of Oom4mncy, 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 mmmted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. S. The driveway shall be surfaced with concrete and have asphaltic concrete omrx sting pavement (a 2" x 4" header) to the existing street pavement. 9. Zhe Applicant shall obtain clearances and/or permits from the following agencies prior to a9zdttinng these plans to the Building Department for plan check: ° Riverside County Health Department ° City Fire Mumha7 ° Oot mzdty Develoment 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. CCNIDTrICNS (Cont'd) - PLOT PLANT NO. 85-219 12. Revised plans showing design changes which will bring the structure into conformance with usable living area and garage clear dimension requirements Shall be submittal to the Commnzity Development Department for review prior to issuance of a building permit. 13. The Applicant shall consider incorporating a tile roof to the structure, and shall indicate this change on the revised plans pursuant to Condition No. 12, showing color and type of materials to be used in any changes to original plans. I Conca..4 t lo5, b 9 0 af'�`p4 � _aNe7/!is• t 31elAr( or- AfTrD FN r Li CLosr 7 ctc.ET cart )E7, __ = o�Z�GIn,aL FtJo2 Peal ;1I MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Ccnmission From: Camarnity Development Department Cate: November 26, 1985 Subject: PLOT PLAN No. 85-220 Location: Fronting on Avenida Madero, 150' North of Calle Temecula Applicant: Rick Johnson Construction Request: Approval to Construct a Single -Family Dwelling Intended for Sale I ��ftel;�iTfi57 e 1. General Plan: Medium Density Residential (4-8 Dwelling Units Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200-Square-Foot Minimum Dwelling Size). 3. Existinq Conditions: The proposed residence is to be located on a double frontage lot, with access fronting on Avenida Madero and rear yard facing Avenida Montezuma. The lot itself is 7,334 Sq.Ft. and is irregularly shaped, with a width of 50' at the front property line and an average depth of about 150'. The land use surrounding the lot is predcm nantly vacant, with six existing structures located on a block incorporating 16 lots. These houses are all stucco, with heights ranging fran 14 to 16 feet. Roof pitches run from 3 and 12 to 5 and 12, with a north -south orientation. Roofing types consist of tile or shingle. There is only one hcm adjacent to the proposed unit. It is a narrow, oblong structure with a north -south orientation and variable pitch roof, and is generally developed or landscaped along the length of the lot. The pattern of development on this particular block indicates that the northern and southernmost ends of the block, or the corner lots, have structures with an axis parallelling lot depth lines, while interior lots will accamiodatb structures with axes perpendicular to lot depth. Three of the houses towards the north end of the block are of similar design and are well situated on their respective lots. The general design theme is modern Spanish in the surrounding area. 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 proposes a 1,592 Sq.Ft. residence in the subdivided Cove area, fronting on Avenida Madero, 150' north of Calle Temecula. STAFF REPORT - PLANNING CGMMISSION November 26, 1985 Page 2. The house is a three bedroom, 1-3/4 bath unit with interior garage access, and is to be situated on a double frontage lot, with access fronting on Avenida Madero. Staff has determined the actual usable living area of the house to be 1,487.6 Sq.Ft. as opposed to 1,592 Sq.Ft. shown on the plans. In any event, this exceeds the minimum 1,200 Sq.F't. interior dwelling requirement for the R-1*++ Zone. a. The 10' x 10' clear dimensions required for bedrooms in the R-1*++ Zone are not met by bedroom #1 (See Exhibit B). The clear dimensions for this bedroom are 8.75' x 9.25' from closet corner to perimeter bedroom walls. b. Garage area is slightly below the 20' x 20' minimum clear dimension at 20.5' x 19.251. c. House has a pitch of 4.5 and 12 and a height of approximately 16.5 feet. Exterior finish of the house will be in sandstone stucco with brown trim and a marigold hacienda tile roof. The longitudinal axis of the house parallels the front property line, making the width of the structure 40' with a depth of 67'. The setback at the front property line is 20', while the side yard setbacks are at the minimum of 5' as required. STAFF COPS The proposed dwelling substantially complies with the requirements of the R-1*++ Zone and the City of La Quinta policies. The Applicant has received 38 prior approvals for single-family dwellings; all of these units were presold and none of those ocirpleted are vacant. This design is ccinpatible with the surrounding development relative to bulk, siting and exterior construction, yet it retains sore unique qualities due to exterior treatments. The Applicant should submit plans of the required design changes necessary to bring bedroon #1 to 10' x 10' minimum clear dimensions and garage to 20' x 20' clear dimensions. These plans will be subject to approval by Community Development prior to issuance of a building permit. 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 Community Development Department recommends approval of Plot Plan No. 85-220 in accordance with Exhibits A, B and C and subject to the attached conditions. STAFF REPORT - PLANNING COMNIISSION November 26, 1985 Page 3. PREPARED BY: Wallace H. Nesbit Planning Assistant WHN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C APPROVED BY: �/ /zz' �/ d'�-- Lawrence L. Stevens, AICP Cmm=ty Development Director MUS APPROVAL IS S TD 7tM M610WIM CONDITI 1. Rhe development of the site shall be in conformance with the Dchibits Al B and C contained in the file for Plot Plan No. 85-220 , unless obis, amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it. shall Decade roll and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, rot including grading, contmplated by this approval which is begun with the two-year period and is thereafter diligently pursued to oonpletion. 3. Water and sewage disposal facilities shall be installed in accordance with the requiremmts of the Riverside Oonnty health Department. d. Fire protection shall be provided in accordance with the standards of the Unifoam Fire Code as adopted by the City of la Quinta. S. Prior to the issuance of a building pe=dt, 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 minimmiof 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 oondition for the life of the approved use. G. The heating and cooling mechanical equ4ine^t 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. S. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. Rhe Applicant shall obtain clearances and/or permits fran the following agencies prior to 6Uhmitting these plans to the Building Department for ` plan check: Riverside County Health Department " City Fire Marshal ° Ommunity 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. CCNDITICNS (Cont'd) - :PLOT PLAN NO. 85-220 12. The Applicant shall make design changes necessary to bring bedroom #1 into conformance with R-1*++ requirements. This bedroom must have 10' x 10' clear dimensions as set forth by requirements of the R-1*++ Zone. 13. Garage dimensions shall be minimum clear dimensions of 20' x 20' between walls and/or any enclosed laundry facilities. CONDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 General 1. The development of the project site (in concept) and Office Commercial Building No. 1 shall comply with approved Exhibits A, B, and C as contained in the Community Development Department file for Plot Plan No. 85-217 and the following conditions shall take precedence in the event of any conflict with the provisions of Specific Plan No. 45-#41. ¢3-,�J 2. Plot Plan No. 85-217 shall comply with the standards and requirements of the La Quinta Land Use Ordinance unless otherwise modified by the following conditions. 3. Plot Plan NO. 85-217 shall comply with the la Quinta General Plan and development of on -site and off -site improvements shall be consistent with the La Quinta General Plan. 4. This approval�ll be used within two (2) years after final proceedings before the La Quinta City Council; otherwise it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substantial construction of the permanent building (not including grading) as authorized by this permit, which construction shall thereafter be pursued diligently to completion. 5. The Applicant shall comply with all conditions of approval for Specific Plan No. 85-217; as amended on November 5, 1985. gj-oo/ 6. Prior to issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and or clearances from the following public agencies: ° City Engineer ° City Fire Marshal ° City Corm mity Development Department, Planninq Division ° Riverside County Environmental Health Department ° Coachella Valley Water District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 7. Project phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Community Development Department. Soils and Geology 8. Prior to issuance, of any building permit, the Applicant shall submit a grading plan with changes made in accordance to the following conditions of approval for review and approval by the City Engineer. CONDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 Page 2. 9. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code. Method of dust control shall be subject to review and approval of the City Engineer. Traffic, Circulation and Parking 10. The Applicant shall develop all roads and parking areas applicable to to Plot Plan No. 85-217 in conformance with City Standards and with the design standards specified in Specific Plan No. 83-001 (Duna La Quinta) as amended and conditionally approved and subject to approval by the City Engineer. 11. The Applicant shall comply with the following requirements of the City Engineer: a. The Applicant shall dedicate public street right-of-ways for Calle Tampico and Desert Club Drive (including corner cutoffs). Right-of-way widths shall be per City standards at the time the building :mits are issuedj,aowev--, '- �' ii It Calle Tampico rb`e less #fin 100-feet in total right-of-way and Desert Club Drive ass- 3aa 60-feet in total right-of-way width. The :proposed Desert Club Drive centerline shall be al.9 eeL "" with the existing centerline at Desert Club Drive. b. The Applicant shall submit street improvement plans that are prepared by a Registered Civil Engineer. Street improvements (including street and traffic signs and markings), raised median islands (on Calle Tampico), and underground utilities are required and shall conform to City standards as determined by the City Engineer. c. Public Street improvements applicable to Plot Plan No. 85-217 shall be constructed with a minimum structural section of 3" of asphalt concrete over 4" of Class 2 rock base. All streets shall be designed for the following: Subgrade soil strength Anticipated traffic loading Design life of 20 years minimum d. ssess-t the=-`_ will be f T3 seiA. Median openings on Calle Tampico shall be limited to one only at the intersection of Calle Tampico and Desert Club. A maximum of two driveways each on Calle Tampico and Desert Club Drive shall be permitted. e. All driveways shall be constructed in accordance with City Standards subject to review and approval of the City Engineer. f. A eeffplete r-epert of - therei-'` preliminary engineering geological and soil engineering investigation showing evidence of a safe and stable development is to be submitted with the grading plans. s by Hie en�.�,eering geolagist and sail: en'-Irmer 1. The soil engineer must certify to the 1 CONDITIONS OF APPROVAL PIDT PLAN NO. 85-217 November 26, 1985 Page 3. stability of the site prior to issuance of any building permits. Q The grading plan shall be designed by a licensed civil engineer who will certify that the constructed conditions at the rough grade stage are as per the approved plans and permit prior to issuance of building permits. Certification at the final grade stage is also required prior to final approval of the grading construction. i. Tl --i_i i i -r- -•l l L.y k�ene}ies-pryoptc�-�enst��eti�rr�--tt+�1-s—mot n and--analysi-:--tests--shalg be paid by the -, - h•;r. Drainage disposal facilities shall be provided as approved by the City Engineer. A detailed hydrology and drainage study per City standards will be required. 12. The following off -site improvements shall be required of Plot Plan No. 85-217 in accordance with the General Plan. a. Calle Tampico shall be improved to the design requirements specified in the La Quinta General Plan for a designated "Primatiy Arterial".� e%t,jwitt 'rGn.wa'�iA/-fJlCct jd Calle Tampicor i./to n as a Secondary Image Corridor" a"dd Specific streetscape, street design, landscaping and signage plans shall be submitted for review and approval by the Community Development Director prior to issuance of a building permit. b. fd. A minimum 20-foot setback landscaped parkway shall be provided along the projects frontage of Calle Tampico. A six-foot wide A4RaaRersng sidewalk shall be incorporated into this parkway { � !/ setback area. Detailed plans for the design and landscaping of 3p 5g �� this parkway shall be submitted for review and approval by the ?p Community Development Director prior to issuance of a building J�aAID permit. C� /pO13. The following on -site circulation and parking area improvements shall be '1 required of Plot Plan No. 85-217 in accordance with project consistency Pyo with the General Plan: a. A minimum of 10 percent of the project's interior parking area shall be landscaped. A revised parking lot landscape plan shall be submitted for review and approval by the Community Development Director prior to issuance of a building permit. CONDITIONS OF APpRDVrL Ah PLOT PLAN NO. 85-217 November 26, 1985 Page 4. 14. �5. b. S Iandsca �t 6..%� ..- r f ping and striping of the " with the requirements and standarP kof Sarea ction 11 be provided land Use dinance. 18.12 of the an accordance Municipal maces -d 'priCr"-to exist Designated as reserved �y �spac'e— A ndnumnn of 89 parking spaces shall be required for the fi of developrent. rst phase public Services and Utilities /G. Fire protection shall be provided Marshal and in accordance with to the satisfaction of ordinances in effect at the time of City ofta,s the City Fire requirements shall be met boil codes and Marshal ma certified to, except The following Y approve alternative tred of pt that the city Fire appropriate and equivalent or better to �� iance where deemed stand a. Provide, or show there exists a water system ca Operating pressure fire flow for a 2 hour duration at 20 PabplYeof�iivering b. A fire flow of 1000 gpm for a 2 hour duration at 20 psi residual Operating pressure must be available before material is placed on the job site. any combustible °' A combination (6"x 4" of on -site and off -site Super fire hydrants, than 1651 hx 2�11), will be required located not less than 25' or more along approved vehicular portion of the building (s) as be available travelways. The required measured frwn any two adjacent hydrant (s)infire flow shall is) � �e system. CONDITIONS OF APPROVAL PIIJT PLAN NO. 85-217 November 26, 1985 Page 5. d. The required fire flow may be adjusted at a later point in the permit process to reflect changes in design, construction type, area separations, or built-in fire protection measures. e. Applicant/developer shall furnish water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirement. Plans shall be signed/approved by a Registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." f. Comply with Title 19 of the California Administrative Code. g. Install complete fire sprinkler systems per NFPA 13 for the two office buildings and the medical building. The post indicator valve and fire department connection shall be located to the front not less than 25' from the building and within 50' of an approved hydrant. h. Install fire alarms (waterflow) as required by the Uniform Building Code, sec. 3802 (c), for sprinkler systems. i. Install tamper alarms on supply valves for sprinkler systems. j. Certain designated areas will be required to be maintained as fire lanes. k. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. 1. Install a Hood Duct automatic fire extinguishing system for restaurant coimiercial cooking equipment. m. The minimum width of interior driveways shall be 24'. n. If medical building is determined to be a care facility, ("I" occupancy), additional .life safety requirements as specified in UBC Chapter 10, CAC Title 19, and CAC Title 24 must be complied with. /-7. JX. The Applicant shall comply with the requirements of the Coachella Valley Water District as follows: a. The Applicant shall provide atAtvbw easement to the District parallel to the west property line for the east la Quints Stormwater Channel buried conduit. b. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and C.V.W.D. c. When there are identified conflicts, the City will withhold the issuance of any building permit until arrangements have been made CDNDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 Page 6. with the District for the relocation of these facilities. /8• 14. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance oa any building permits within the tract. � on-S�� ?Pl. All/Utility improvements shall be installed underground. Archaelogy 10 If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. Noise 24 A noise study shall be conducted by a licensed acoustical engineer. The noise study shall focus on the increased noise levels of the project or adjoining residential properties. Concern will be given to the noise impacts relative to the medical office and ambulance service as well as the cumulative vehicle traffic noise. Additional noise mitigation measures may be required on the overall "Plaza Tampico" project based on the findings and recommendations of the noise study. Said noise study shall be submitted for review and approval with possible conditions on the project by the Conmunity Development Director prior to issuance of a building permit for Office/Ccmmerical Building No. 1. Site Design of • -East. arA ..+h pr4gpgrty !Lnes-wher-e the rite»buts p}arxged-Y,csidext�l-�rapertxe s . u• 24. A six (6') foot high masonary wall shall be constructed along the east and north site perimeter. The wall shall be built to match the building materials and colors of the "Plaza Tampico" design theme. A wall plan shall be submitted for review and approval by the Community Development Director prior to issuance of any building permit for Plot Plan No. 85-217. s3• 2j3 A minimaun of one tree every 40-lineal feet shall be planted along the interior perimeter property to the east and north. These trees shall have a minimum planted height of 10-feet. A plan for perimeter landscaping including these trees for "Plaza Tampico" shall be submitted for review and approval by the Community Development Department. OONDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 Page 7. Building Design 29. ;6. A color and building material exhibit for the entire "Plaza Tampico" project shall be submitted for review and approval by the Community Development Director. The exhibit shall include a color scheme and building materials sample which will have a consistent "Plaza Tampico" theme. Building sidings should be earthtone colored. Roofing should consist of mission or mild red. Miscellaneous 25 yi. Prior to building permit issuance, the Applicant shall submit to the Community Development Department, Planning Division, for review and approval, plans indicating the following: a. Landscaping, including plant types, sizes, spacing and locations. b. Landscape irrigation system. This system shall incorporate water conservation methods including drip and bubbler systems. c. Detailed plan on garden wall and berming along the Calle Tampico frontage. d. Location and design of sidewalks and walkways throughout "Plaza Tampico". e. Exterior lighting plan, which shall minimize light glare on surrounding properties. The plan shall include details on height and fixtures. f. Detailed design and location of walled enclosure for trash bin. Walls and gates of the trash bin enclosure shall be six -feet high unless the enclosure is built below grade. The enclosure shall be built to match building materials and colors of nearby main building. The size and dimensions of the enclosures shall be in accordance with the standards of Palm Desert Disposal. A minim n five (5) foot wide concrete apron extending the entire length of the front of the enclosure shall be installed. wr�wrlyw� wn 7wSG� i - S�.n:: _• w •�w �.wn �-�ir�i�� �l Di�s3exr, -'L7riDr t0'755YIRT1Ce -Of-a -inrti�.i�g_�ermit . 29,-.—iar y�rtion5'..Of. by-tie-Gsff mmity-Develop�irent-Director rior to issuance of a Harm'+ --€or the -entire Plaza Tampico" project. A CONDITIONS OF APPROVAL PLOT PLAN NO. 85-217 November 26, 1985 Page 8. 27• 3d. The Applicant shall submit a sign plan for "Plaza Tampioo" for review and approval by the Cccmnmity Development Department. The sign plan shall indicate location, type, size, colors and type of illumination (if any) of all proposed identification and directional signs. Identification signs shall be limited to Plaza name and/or directory type signs. All on -site traffic directional, or informational signs shall be installed in accordance with the approved master sign plan for "Plaza Tampico" prior to issuance of a Certificate of Occupancy. 28• ,R. Prior to issuance of a building permit, the Applicant shall ccnply with the City's adopted requirements regarding infrastructure fees for Public Facilities and Buildings.