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1986 01 28 PCAGENDA PLANNING COMUSSICN - CITY OF LA QUrM A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California January 28, 1986 r • � A. Flag Salute 2. ROLL CALL 3. HEARINGS 7:00 p.m. A. Specific Plan No. 84-003, Amendment No. 1, a request to amend the current specific plan approval for a resort hotel facility by increasing the site from 28.8 to 37.5 acres, by increasing the number of rentable units from 60 to 86 roans, and by proposing other related minor changes; Norris and Grayson Associates, Applicant. 1. Report from Staff. 2. Notion for Adoption. B. Change of Zone No. 85-019, a request for approval to change or shift the boundary between the R-3/SP Zone and the R-2-12,000 Zone to conform with the proposed revised site for "The Orchard at La Quinta" Resort Hotel (Specific Plan No. 84-003, Amendment No. 1); Norris and Grayson Associates, Applicant. 1. Report from Staff. 2. Notion for Adoption. A. Minutes of the Regular Meeting of January 14, 1986. 5. BUSINESS A. TRACT 18765 - A request for the second Extension of Time on a 19.1-acre, 72-unit tract located on the south side of Avenida Fernando between Avenida Obregon and Calle Mazatlan; Landmark Land Company, Applicant. ` 1. Report from Staff. �1 2. Notion for Adoption. �! B. TRACT 19458 - A request for a first Extension of Time on Isla Mediterranea an 894-unit, 152-acre tract located on the northeast corner of the Washington Street/Avenue 48 alignment; M. B. Johnson, Applicant. C 1. Report from Staff. 2. Notion for Adoption. r I C. PLOT PLAN NO. 85-250, a request to construct a single-family dolling on the west side of Avenida Alvarado, 150' north of Calle Tecate; American General Development Corporation, Applicant. 1. Report from Staff. 2. Notion for Adoption. D. PLOT PLAN NO. 85-251, a request to construct a single-family dwelling on the west side of Avenida Alvarado, 100' north of Calle Tecate; American General Development Corporation, Applicant. 1. Report from Staff. 2. Notion for Adoption. E. PLOT PLAN No. 85-252, a request to construct a single-family dwelling on the east side of Avenida Alvarado, 100' south of Calle Potrero; American General Development Corporation, Applicant. 1. Report from Staff. 2. Notion for Adoption. AGENDA - PLANNING CCtZUSSION January 28, 1986 Page 2. F. PLOT PLAN NO. 86-255, a request to construct a single-family dwelling on the south side of Calle Fortuna, 200' east of Desert Club Drive; Curtis Loser, Applicant. 1. Report from Staff. 2. Notion for Adoption. G. PLOT PLAN NO. 86-256, a request to construct a single-family dwelling on the west side of Pebble Beach at PGA West, Lot 13; Sunrise Company, Applicant. 1. Report from Staff. 2. Notion for Adoption. H. PLOT PLAN NO. 86-257, a request to construct a single-family dwelling on the west side of Pebble Beach at PGA West, Lot 16; Sunrise Company, Applicant. 1. Report from Staff. 2. Notion for Adoption. I. Report fran Community Development Director concerning a schedule for reviewing General Plan Amendments. J. Report from Community Development Director concerning changing review procedures for commercial developments. 6. ADJOURNMENT ITEM NO. �. oZ, DATE 2 8 86 PLANNING COMMISSION MEETING MOTION BY: BRWT DE GASPERIN bDRAN WJ LING THORNBURGH 3 �.� SECOND BY: BRANDTT DE GASPERIN MDRAN W LLING THORNBURGH 2 � - v DISCUSSION ROLL CALL *W/. CO*]MISSIONERS: UNANIMOUSLY ADOPTED: AYE NO ABSTAIN ABSENT PRESENT ✓/ YES Imm ITEM NO. �• $ �, DATE PLANNING COMMISSION MEETING # MOTION BY: BRANDY DE GASPERIN FAN WiUING THORNBURGH SECOND BY: DE GASPERIN MORAN 4ALLING THORNBURGH ROLL CALL VOTE: NCO*HISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANI)'P - DE GASPERTN - M7RAN - WELING - THOEMURGH - UNANIMOUSLY ADOPTED: YES NO E , MEMORANDUM CITY OF LA QUINTA 3. A. TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: SPECIFIC PLAN NO. 84-003, AMENDMENT NO. 1 LOCATION: South Side of Avenue 50, One -Quarter Mile West of Jefferson Street APPLICANT: Morris and Grayson, Inc. REQUEST: Amend the current specific plan approval for a resort hotel facility by increasing the site from 28.8 to 37.5 acres, by increasing the number of rentable units from 60 to 86 rooms, and by proposing other related minor changes. 1. General Plan a. Site: Special Commercial b. Surrounding Area: Speical Commercial to the east and south- east, Low Density Residential (2-4 units per acre) to the north, south and west. c. Streets: Avenue 50 - Primary Arterial, 100-Foot Maximum Width Right -of -Way. d. Community Design: Avenue 50 - Secondary Image Corridor. 2. Zoning a. Site: R-3/SP (Generl Residential, Specific Plan Required), R-2-12,000 (Multiple Family Residential, 12,000 Sq.Ft. Net Lot Area Per Dwelling). (Change of Zone No. 85-019 submitted concurrently with this application for a zone change to R-3/SP on the entire hotel site.) b. Surrounding Area: North - R-2 (Multiple Family Residential) and A-1-10 (Light Agriculture, 10-acre Minimum Parcel Size); East - R-1-12,000 (One Family Dwellings, 12,000 Sq.Ft. Net Lot Area Per Dwelling), with a proposed zone change to C-T STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. (Tourist Commercial) in process; South - R-2 and C-T; West - R-2-12,000. 3. Existing Conditions: With the exception of the sand dune area at the southwest corner of the site, the property has been leveled for agricultural use. The leveled dune area along the west boundary is approximately twelve (12) feet higher than the central and easterly portions of the site. The property is currently planted with citrus and date trees, as are all the adjacent properties along the site's perimeter. There are several structures which were formerly a house and farm out- buildings; the house is currently used as a project office for Morris and Grayson, Inc. This site is adjacent to the approved "The Grove" project located to the north and to the approved "Oak Tree West" project located to the south. Regarding public facilities and utilities, Avenue 50 currently is a two-lane, paved road with an existing 60 to 80-foot-wide right- of-way. No water or sewer service is contiguous to the site, although it is currently existing at Washington Street and Avenue 50. These services will be extended to Adams Street in conjunc- tion with the construction of the Desert Sands Unified School District elementary schools on the north side of Avenue 50. Coachella Valley Water District has stated that it can provide water and sewer service to the site; however, the Applicant will need to provide additional facilities for the orderly expansion of the domestic water system. The temporary sewage treatment facility along Adams Street, south of Avenue 50, has adequate capacity to serve this site. Telephone and electric service is existing adjacent to the site. 4. Environmental Assessment: Initial studies were prepared on the previous change of zone, parcel map and specific plan applications approved on this site. In addition, the site is located within the La Quinta Redevelopment Project area for which an Environmental Impact Report was prepared and certified. Development of this project will result in an incremental increase in traffic. Because of its low intensity level of development, the amount of traffic generated is not anticipated to be substan- tial nor should it exceed the carrying capacity of Avenue 50. A circulation/access study will be prepared on this site and the adjacent three parcels along Avenue 50 also owned by the Appli- cant as a condition of approval for Tentative Parcel Map No. 19834, of which this hotel site is a portion thereof. The project will also cause incremental impacts on public services STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. and utilities. Construction of the hotel will result in the loss of agricultural land, an unavoidable impact which was addressed in the La Quinta Redevelopment Project EIR. The Applicant will be retaining a substantial number of trees on the site which will be kept in agricultural production. Project Description: The Applicant is requesting approval to amend the current specific plan approval as follows: * Increase the overall hotel site from 28.8 acres to 37.5 acres * Increase the number of rentable units from 60 to 86 rooms * Modify the design of the central facility by adding 2400 sq.ft. of accessory retail shops on the south side of the building. * Change the area of guest parking from within a structure to surface parking, and decreasing the setback of the parking area from Avenue 50 from 109 to 45 feet. * Add an area for employee parking in the northwest corner of the site. The principal design concepts will remain the same as the previous approval. The majority of the trees will be retained on the site (refer to Exhibit D), thus preserving the rural agricultural character of the site when viewed from either on or adjacent to the property. In the western portion of the site, which is approximately twelve (12) feet higher in elevation than the remainder of the site, the general site plan and design of the buildings make use of the existing topography without resorting to extensive grading. The main central facilities are still set back substantially from Avenue 50 (270 feet) and from the adjacent property lines (78 feet from the east property line, 60 feet from the south line and west lines.) The guest rooms are arranged in sixteen small clusters with citrus trees providing screening between each cluster. In addition to the central facility complex with hotel administration, a restaurant, accessory commercial and a library, a spa complex is planned on the east side of the project and a main pool with loggia is planned on the west side. An outdoor amphitheater is planned as before. With exception of the restaurant and a portion of the lobby area, all the buildings are single level (the lower level of the restaurant is used for storage and support services for the entire hotel). The restaurant's overall height is approximately 29 feet, the central facility/lobby is 23 feet at its highest point, and STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 5. Miscellaneous The developer of this project shall cause no easements to be granted or recorded over any portion of the property after the date of approval without the approval of the City Engineer. b. City Fire Marshal: Conditions as applied to the original proposal should be extended to include the additions. Letter of comment, dated 1-17-84 and the Fire Marshal's plan check letter of 11-5-85 are attached. The access road'is shown as 24 feet in width. No on -street parking should be permitted. If loading/unloading is to be done from this road, then widened turnout areas should be provided at the appropriate points. Comments/conditions on previously approved specific plan: (1) Fire Department is required to set a minimum fire flow for the remodel or construction of all commercial buildings. (2) Provide a water system capable of delivering 2500 gpm fire flow for a two-hour duration at 20 psi residual operating pressure. 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. (3) A combination of on -site and off -site Super fire hydrants (6" x 4" x 2-1/2" x 2-1/211) will be required located not less than 25' nor more than 165' from any portion of the building(s) as measured along approved vehicular travel - ways. The required fire flow shall be available from any two adjacent hydrants in the system. (4) All buildings must be fire sprinklered. Install a complete fire sprinkler system per NFPA 13. Plan review and approval by Factory Mutual or Insurance Services Office will be required. 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. (5) Install fire alarm(s) (waterflow) and tamper alarms on sprinkler system. (6) Install fire alarms, panic hardware and exit signs, portable fire extinguishers and automatic fire STAFF REPORT - PLANNING COMMISSION Janury 28, 1986 Page 6. extinguishing system(s) for commercial cooking equip- ment as required by the Uniform Fire Code, Uniform Building Code and NFPA, Pamphlet #10. (7) Buildings more than 150' from approved vehicular access must have Class III hose cabinet/standpipes. Fire Department connections must be provided at approved locations on perimeter access road. Certain designated areas will be required to be maintained as fire lanes. (8) A fire flow of 500 gpm for a two-hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. (9) Applicant shall furnish water system plans to the Fire Department for review and approval which comply with all the Fire Marshal's requirements. Plans shall be signed/ approved by a Registered Civil Engineer and CVWD with the following certification: "I certify that the design of the water system is in accordance with the require- ments prescribed by the Riverside County Fire Department." (10) Applicant has indicated an intent to provide 24-hour staffing with inhouse emergency medical personnel. Walkways/cart paths are to be provided to all buildings. Staff emergency personnel to have cart capable of carrying gurney or litter. c. Riverside County Sheriff (1) Proposed perimeter road may not provide adequate access to buildings at the center of the project for emergency vehicles and personnel. Recommend road to project center. (2) Recommend increasing width of perimeter road from 24' to 32' to prevent blockage by emergency vehicles. (3) Recommend installation of directory maps at main entrances. (4) All addresses or building numbers be in plain sight and painted in contrasting colors. (5) Lighting should cover all outside and hall areas. d. Coachella Valley Water District (1) Area designated Zone C on Federal Flood Insurance Maps. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 7. Area protected from stormwater flows except in rare instances. (2) District will furnish water and sanitation service in accordance with regulations of District, which include payment of certain fees and charges by the developer. (3) District will need additional facilities for the orderly expansion of its domestic water system. The developer shall be required to provide land on which wells, reservoirs and booster pumping stations may be located. (4) There may be conflicts with existing District facilities. We request City to withhold issuance of building permits until arrangements have been made with the District for relocation of facilities if necessary. e. General Telephone Existing buried cable and overhead lines are along the south side of Avenue 50. Pole lines exist on the site. Map shows facilities. Relocation of aerial facilities will be at the developer's expense. f. Chamber of Commerce Acknowledged receipt of plans, which they in turn make avail- able for public review. g. Comments were requested, but not received from Imperial Irrigation District and Southern California Gas Company. 7. Comments from the Public No written comments have been received in support of or opposition to the proposed specific plan amendment. 8. Previous Actions and Approvals a. Change of Zone No. 85-019, a request to adjust the boundary line between the R-3/SP (General Residential, Specific Plan Required) and the R-2-12,000 (Multiple Family Residential, 12,000 Sq.Ft. Net Lot Area Per Dwelling) zones in order to bring the zoning into conformance with the "Orchard At La Quinta" hotel boundaries. Proposal would result in a net increase of 8.34 acres of R-3/SP zoning (This application submitted concurrently with Specific Plan No. 84-003, Amendment No. 1). STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 8. b. Parcel Map No. 19834, Revised No. 1, a revision of a previously approved tentative parcel map dividing a 77.5 acre site into three parcels, 37; 30.9, and 9.6 acres in size (hotel site is located in the east half of this land division). Approved November 8, 1985. Extension of expiration date to February 7, 1987, approved on January 16, 1986. c. Lot Line Adjustment No. 85-018, adjustment of southerly lot line of hotel site. Approved February 21, 1985. d. Specific Plan No. 84-003, a proposed 60-room, resort hotel with related facilities on a 29 (plus/minus) acre site. Approved February 7, 1984. e. Change of Zone No. 83-005, a zone change from A-1-10 (Light Agriculture, 10-Acre Minimum Parcel Size) to R-3/SP on the 28.8-acre hotel site and R-2-12,000 on the remaining 49.5 acres located adjacent to the south of the hotel. Approved February 7, 1984. f. Parcel Map No. 19834, a division of a 78 (plus/minus) acre site into three lots (hotel site located in portion of the north half of this map). Approved February 7, 1984. STAFF COMMENTS AND ANALYSIS Consistency with the General Plan In general, the proposed project is consistent with the La Quinta General Plan. The site is located at the boundary of the designated Special Commercial land use area in which hotels with accessory commercial uses are permitted. The resort hotel will have approxi- mately 2400 sq.ft. of retail shop area within the central facility building. The restaurant, which will be open to the public also, has a seating capacity of 85 people with seating for an additional 65 people on the adjacent outside terraces. The size of both of these facilities is reasonable with respect to the number of hotel rooms. The Applicant has also complied with policy 6.20 of the Special Commercial requiring information demonstrating that a committed user and construction funding are available. Regarding other portions of the General Plan, the project should be consistent with the urban design and scenic highways policies. The requirement for a minimum twenty (20) foot wall setback from major streets can be complied with (the hotel guest parking is set back a minimum of 35 feet from the right-of-way). In addition, the large building setback from Avenue 50 (270 feet), the low level design of the structures and the retention of a substantial number of the citrus trees will create the low density character and appearance called out ® 0 STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 9. for in the General Plan. An issue addressed within the General Plan and which will be discussed later within this report regards access. Policy No. 7.26 within the Infrastructure Element states that intersections along arterials should be spaced at least one -quarter mile apart. As shown on this plan, five access points, including the perimeter access road, are proposed within this one -quarter mile long frontage. This is not in compliance with the intent of the general plan policy to limit excessive cross traffic on major streets. Access to the Site The number and location of access points to the site was an issue which was addressed in November, 1985, when Staff reviewed the related parcel map application submitted by Morris and Grayson for their property extending along the south side of Avenue 50 between Jefferson Street and Adams Street. Since Avenue 50 will carry a rtant substantial amount of traffic in capacity viewpoints ltoominimizeom both safety and street carrying capacity access points and cross traffic. In addition, adequate separation between access points is needed so that there are not conflicts between vehicles using adjacent driveways. From an aesthetic view- point, a large number of driveways makes construction of a land- scaped center median on Avenue 50 more difficult and results in numerous gaps. Regarding the proposed hotel plan, the issue of the number of driveways was unfortunately totally overlooked by staff during the review of the original hotel proposal in January, 1984. However, due to its importance with respect to traffic safety, carrying capacity and aesthetics of Avenue 50, it must be addressed at this time. As a condition of approval on the tentative parcel map, the City Engineer has required that an access/ circulation study be prepared on all the Applicant's property along this one -mile section of Avenue 50. Based upon their engineer's information on anticipated uses and access needs, an overall access plan can be developed which will minimize the intersections to the extent reasonable while coordinating the location of the access points of this project with both the Applicant's adjacent properties and the land along the north side of Avenue 50. This access study will also remedy other problem areas, such as the extremely small separation between driveways hich could ng djresult acent din accidents between vehicles entering and leaveways. The study will also address shared access; for example, instead daof pro- viding a separate service drive to the restaurant, provide from the employee parking area. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 10. Onsite Circulation and Parking Regarding circulation, vehicular circulation will be restricted to the perimeter of the hotel complex. Internal circulation will be by six -foot -wide pedestrian paths. The City Fire Marshal has tentatively approved this circulation plan contingent upon the installation of built-in fire protection (e.g., sprinklering, nose cabinets) and other related requirements. The installation of appropriate signage designating fire lanes and access paths, in addition to directory signs and maps, should adequately assist emergency personnel responding to calls at the hotel. A substantial number of parking spaces are provided for the 86-room hotel; the main guest parking area with 152 spaces, the spa guest parking area with 16 spaces and the employee lot with 50 spaces. This substantially exceeds the City requirement of one guest space per hotel room with additional parking for the restaurant use. The main parking lot is broken apart so that the view of the lot from the hotel or the street is not of one long row of cars. This con- figuration also provides for more trees and landscaping within the area to provide additional screening. Additional Comments The proposed resort hotel is consistent with the requirements of the Municipal Land Use Ordinance for hotel development in the R-3 (General Residential) and C-T (Tourist Commercial) Zones. The project complies with the setback, building height and lot coverage requirements. Concerning the proposed expansion of the approved use, the Applicant wants to increase the number of rentable units from 60 to 86 (46% increase). The proposed density of the hotel units has increased from only 2.08 to 2.79 rooms per acre, which is still extremely low. There are no physical constraints on the site or with the provision of utilities and services which would prevent the construction of the project as proposed. Regarding compatibility with surrounding uses, the resort hotel is an appropriate project for this transitional area between commercial uses to the east and southeast, and low density residential to the south and west. The project will have a low density, rural character due to its large building setbacks, low level buildings and substantial number of trees. The design of the buildings, although substantially different than the usual Spanish style architecture, should be compatible with surround- ing development. It should be noted that the trees being retained on the site will screen the view of buildings to a large extent. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 11. CONCLUSIONS 1. The proposed resort hotel with accessory commerical uses is consistent with the Special Commercial designation of the General Plan. 2. The proposal is consistent with the requirements of the La Quinta Land Use Ordinance, the current zoning of R-3/SP and the zoning of C-T recommended for approval for Change of Zone No. 85-019. 3. The site has been leveled for agricultural use. Water, sewer, electric, gas and telephone service are existing adjacent to the site or can be extended to serve the project. 4. The design treatment of the project's perimeter is consistent with the urban design policies of the General Plan for scenic highways. 5. Conformance with the required access/circulation study to be prepared on the project will help ensure compliance with the General Plan's Infrastructure Element policy regarding access limitations on major arterials. 6. The proposed on -site circulation plan will provide adequate access for emergency personnel and equipment. 7. The proposal should be compatible with surrounding adjacent development and be consistent with the low density, rural character of the area. 8. Approval of the project will result in incremental impacts on public services, facilities and utilities and these impacts will be mitigated to the extent feasible by the conditions of approval and adherence to the City's adopted Infrastructure Fee Program. 9. The unavoidable impact of the loss of agricultural land was identified within the Statement of overriding Considerations for the La Quinta Redevelopment Project, of which this specific plan is a part. FINDINGS 1. The specific plan, in accordance with the conditions of approval, is consistent with the La Quinta General Plan. 2. The proposed project is consistent with the Municipal Land Use Ordinance and the zoning as recommended for approval for Change of Zone No. 85-019. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 12. 3. The specific plan is consistent with the adopted La Quinta Redevelopment Project No. 1 plan. 4. There are no physical constraints which would prohibit develop- ment of the site as proposed. 5. Public services and utilities can be provided to the project. 6. Although the project could have adverse impacts on the environ- mental, measures incorporated into this approval will mitigate these impacts to the extent feasible . Cumulative and unavoid- able impacts were previously addressed in conjunction with the La Quinta Redevelopment Project No. 1. 7. The project will be compatible with existing and anticipated development in the area. RECOMMENDATION Based upon the findings, the Community Development Department recommends approval of Specific Plan No. 84-003, Amendment No. 1, in accordance with Exhibits A, B, C, and D, as amended, and subject to the attached conditions of approval. PREPARED BY: Sandra L. Bonner Principal Planner SLB:dmv Atchs. 7awPOVED Bencjj��_ e Stevens, AICP Community Development Director CONDITIONS OF APPROVAL -Proposed SPECIFIC PLAN NO 84-003, AMENDMENT NO 1 "The Orchard at La Quinta" Morris and Grayson, Inc. January 28, 1986 1. The development of the resort hotel as approved by Specific Plan No. 84-003, Amendment No. 1 shall comply with the policies and provisions of the La Quinta General Plan. 2. Development of the site shall comply with the standards and requirements of the La Quinta Land Use Ordinance unless otherwise modified by these conditions of approval. 3. Specific Plan No. 84-003, Amendment No. 1 shall comply with the applicable provisions of Tentative Parcel Map No. 19834, Revised No. 1, as approved by the Community Development Deparatment. 4. This approval shall be used within two (2) years of the City Council's final approval of Specific Plan No 84-003,Amendment No. 1; otherwise, it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substantial construction of permanent buildings (not including grading) as authorized by this permit, which construction shall thereafter be pursued diligently to completion. 5. 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, Planning 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. 6. Project phasing plans, including phasing of public im- provements, shall be submitted for review and approval by the Community Development Department. ® 0 CONDITIONS OF APPROVAL -Proposed SPECIFIC PLAN NO 84-003, AMENDMENT NO 1 January 28, 1986 Page 2 Building and Project Design 7. The development of the buildings and site shall comply with the approved Exhibits A, B, C and D as contained in the Community Development Department file for Specific Plan No 84-003, Amendment No 1 and the following conditions, which conditions shall take precedence in the event of any conflicts with the provisions of the specific plan. 8. The Applicant shall submit plans for the location and design of any maintenance facilities for the hotel and its grounds to the Community Development Department for review and approval. 9. All mechanical equipment, heating and cooling equipment shall be ground mounted or screened from view by the buildings roof structure. 10. The location and design of out trash enclosures shall be submitted to the Community Development Department for review and approval. Streets, Drainage and Grading 11. The Applicant shall comply with the following requirements of the City Engineer. a. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer and in accordance with the La Quinta General Plan. b. The Applicant shall construct half width street im- provements for Avenue 50 in accordance with the re- quirements of the City Engineer and the La Quinta Municipal Code. C. The Applicant shall be responsible for the construction of a landscaped median on Avenue 50, subject to compliance with City policies and procedures in effect at the time of the development. d. In conjunction with the Conditions of Approval for Tentative Parcel Map No. 19834, Revised No. 1 and prior to the issuance of grading or building permits for Specific Plan No 84-003, Amendment No 1, the Applicant shall submit an access/traffic circulation analysis prepared by a Registered Civil or Traffic Engineer for the hotel and parcel map site. This analysis shall address access from public roads and onsite circulation. ® 0 CONDITIONS OF APPROVAL -Proposed SPECIFIC PLAN NO 84-003, AMENDMENT NO 1 January 28, 1986 Page 3 This report shall be submitted to the City Engineer for review and approval; and (if necessary) revised site and improvement plans conforming with the approved circulation analysis shall be submitted for review and approval. e. That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City Standards as determined by the City Engineer and adopted by the LQMC. (3" AC over 4" Class 2 Base min. for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. f. The Applicant shall have prepared a grading plan that is prepared by a Registered Civil Engineer, who will be re- quired to supervise the grading and drainage improvement construction; and certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. g. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The reports recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. h. A detailed hydrology and hydraulic study of the site shall be required prior to the issuance of grading or building permits. All structures shall be protected from 100-year storm flooding. i. All utilities will be installed and trenches compacted to City Standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. j. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. CONDITIONS OF APPROVAL -Proposed SPECIFIC PLAN NO 84-003, AMENDMENT NO 1 January 28, 1986 Page 4 k. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and the Applicant agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. 12. In order to facilitate mitigation of cumulative traffic impacts of this and other area projects, the City shall establish a traffic improvement needs monitoring program. This program will undertake biannual traffic count studies to determine if warrants are met for major roadway improvements and traffic signalization. Upon determination of needs, the City may initiate projects to meet those needs. Funding of this program may be by fee programs that assess new development an/or users on a pro-rata or fair -share basis, formation of assessment districts, acquisition of State or Federal road funds, or other means that fairly allocate costs to those generating the need. The Applicant shall agree to pay the designated pro-rata share that the City may establish to fund off -site roadway improvements and traffic signalization on an "as warranted" basis. 13. The Applicant shall comply with the Community Development Department's requirements for dust control during construc- tion. 14. Parking shall be provided in accordance with the requirements of the Municipal Land Use Ordinance and the City Engineer. 15. The Applicant shall comply with the following requirements of the City Fire Marshal: a. Fire protection shall be provided in accordance with the City of La Quinta's adopted codes and ordinances in effect at the time of construction and the re- quirements of the City Fire Marshal. The City Fire Marshal may approve alternative means of compliance where deemed equivalent or superior to these standards. b. Provide a water system capable of delivering 2500 gpm fire flow for a two hour duration at 20 psi residual operating pressure. The required fire flow may be adjusted at a later date in the permit process to reflect changes in design, construction type, area separations, or built-in fire protection measures. c. A combination of on -site and off -site super fire hydrants (6" x 4" x 2 1/2" x 2 1/211) will be required located not less than 25 feet nor more than 165 feet from any portion of the buildings as measured along approved travelways. CONDITIONS OF APPROVAL -Proposed SPECIFIC PLAN NO 84-003, AMENDMENT NO 1 January 28, 1986 Page 5 The required fire flow shall be available from any two adjacent hydrants in the system. d. All buildings must be sprinklered. Complete fire sprinkler systems shall be installed in accordance with NFPA 13. Plan review and approval by Factory Mutual or Insurance Services Office will be required. Post indicator valves and fire department connections shall be located at building fronts, not less than 25 feet from the building and within 50 feet of an approved hydrant. e. Install fire alarms (waterflow) and tamper alarms on the water supply system to the sprinkler system(s). f. Install fire alarms, panic hardware, exit signs, portable fire extinguishers and other fire control devices as required by the City's adopted codes, NFPA, Pamplet No 10, and the Fire Marshal. g. Buildings more than 150' from approved vehicular access must have Class III hose cabinets and standpipes. h. Fire department connections must be provided at approved locations on the perimeter access road. Certain designated areas will be required to be designated as fire lanes. i. The Applicant shall furnish water system plans to the City Fire Marshal for review and approval. Said plans shall comply with all the Fire Marshal's requirements. Plans shall be signed/approved by a Registered Civil Engineer and Coachella Valley Water District with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." j. A fire flow of 500 gpm for a 2 hour duration at 20 psi residual operating pressure must be available before any combustible material related to construction is placed on the site. k. Staff emergency personnel shall have carts capable of carring gurneys and litters. 16. The Applicant shall comply with the following requirements of the Coachella Valley Water District. a. The domestic water system shall be installed in accordance with the District and City requirements at the time of development. b. The Applicant shall provide and dedicate to the District any land needed for the provision of additional facilities, including but not limited to sites for wells, reservoirs and booster pumping stations. c. The site shall be annexed to CVWD Improvement District No. 55 for sanitation service. CONDITIONS OF APPROVAL -Proposed SPECIFIC PLAN NO 84-003, AMENDMENT NO 1 January 28, 1986 Page 6 17. The Applicant shall provide all necessary easements for public utilities. underground. The side of Avenue 50 shall comply with District. Miscellaneous All onsite utilities shall be placed overhead telephone cable along the south shall be undergrounded. The Applicant the requirements of Imperial Irrigation 18. Prior to the issuance of building permits or certificates of occupancy, the Applicant shall submit a noise study prepared by a licensed acoustical engineer. The study shall focus on the noise generated by this nonresidential use (including traffic noise) as it could affect residential uses within 1000 feet of the site. Based upon the study as approved by the Community Development Department, mitigation measures shall be incorporated into the design as required. 19. Perimeter walls or fences shall be subject to the following requirements: a. Walls shall be setback a minimum of twenty (20) feet from the Avenue 50 right-of-way. b. Portions of the wall along Avenue 50 may use wrought iron or similar open fencing to allow views into the project where appropriate. c. View of the parking lots shall be screened from Avenue 50 and adjoining parcels by the use of walls or combination walls/berms. d. The walls along the interior property lines may be placed on the property line. e. The design of the walls shall take into consideration any noise abatement considerations as required by Condition No. 16. f. All fencing designs, including location, materials and construction, shall be submitted to the Community Development Department for review and approval. g. A modification of these standards may be permitted dependent upon the overall design and location of the walls and site conditions. 20. Prior to issuance of building permits, the Applicant shall submit plans to the Community Development Department, Planning Division, for review and approval which shall indicate the following: a. Landscaping materials, including plant type, species, size, spacing and location. 0 CONDITIONS OF APPROVAL -Proposed SPECIFIC PLAN NO 84-003, AMENDMENT NO 1 January 28, 1986 Page 7 b. Landscape Irrigation system incorporating water conservation measures where feasible. c. Locations of exterior walkways. d. Exterior lighting plan with details of proposed lighting fixtures. e. Design and location of trash enclosures in accordance with the requirements of the City and Palm Desert Disposal Service. 21. Prior to the issuance of certificates of occupancy, the Applicant shall submit a master signage plan to the Community Development Department, Planning Division, for review and approval. The plan shall indicate the following: a. Location, size and design of project signs. b. Directory signs at major entrances and appropriate points to direct emergency personnel. C. Location, size and design of onsite directional and informational signs. 22. Existing trees on the site shall be retained in general accordance with Exhibit "D". The Applicant is encouraged to maintain the trees in agricultural production, provided that it is economically feasible. 23. Prior to the issuance of grading permits, the Applicant shall submit an archaeological survey on the site to the Community Development Department for review and approval. Mitigation measures recommended in the approved survey shall be completed prior to commencement of grading. 24. The Applicant shall comply with the requirements of the City's adopted infrastructure fee program in effect at the time of issuance of building permits. This fee may include drainage fees. MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: CHANGE OF ZONE NO. 85-019 LOCATION: South Side of Avenue 50, One -Quarter Mile West of Jefferson Street APPLICANT: Morris and Grayson, Inc. REQUEST: Approval to change or shift the boundary between the R-3/SP Zone and the R-2-12,000 Zone to conform with the proposed revised site for "The Orchard at La Quinta" Resort Hotel (Specific Plan No. 84-003, Amendment No. 1. BACKGROUND 1. General Plan a. Site: Special Commercial b. Surrounding Area: Special Commercial to the east and south- east, Low Density Residential (2-4 units per acre) to the north, south and west. c. Streets: Avenue 50; Primary Arterial, 100-foot maximum width right-of-way. d. Community Design: Avenue 50; Secondary Image Corridor. 2. Zoning a. Site: R-3/SP (General Residential, Specific Plan Required) on 29 acres; R-2-12,000 (Multiple Family Residential, 12,000 Square Feet Net Lot Area Per Dwelling). b. Surrounding Area: North - R-2 (Multiple Family Residential) and A-1-10 (Light Agriculture, 10-Acre Minimum Parcel Size); East - R-1-12,000 (One Family Dwellings, 12,000 Square Feet Net Lot Area Per Dwelling) with a zone change to C-T (Tourist Commercial) in process; South - R-2 and C-P-S (Scenic Highway Commercial); West - R-1-12,000. STAFF REPORT- PLANNING COMMISSION January 28, 1986 Page 2. 3. Existing Conditions: Refer to the staff report for Specific Plan No. 84-003, Amendment No. 1. 4. Environmental Assessment: Refer to the staff report for Specific Plan No. 84-003, Amendment No. 1. 5. Description of Request: The Applicant is requesting a Change of Zone to bring the boundaries of the R-3/SP Zone into con- formance with the proposed increased resort hotel site. The net change will be an increase of 8.34 acres of R-3/SP zoning for a total of 37.5 acres, and a decrease of 8.34 acres of R-2-12,000 for a total of zero (0) acres on the hotel site. In addition, .36 acres of R-3/SP outside of the hotel boundaries will be changed to R-2-12,000, which is consistent with the adjacent zoning. 6. Comments From Other Agencies: Refer to the staff report for Specific Plan No. 84-003, Amendment No. 1. Responding agencies did not state any specific concerns or comments regarding the Change of Zone request. 7. Public Comment: No written comments have been received in support of or opposition to the proposed zone change. B. Related Actions and Approvals a. Specific Plan No. 84-003, Amendment No. 1, a request to revise the approved specific plan for a resort hotel project by increasing the site from 28.8 to 37.5 acres, increasing the number of rental units from 60 to 86 rooms, and by making other related minor changes in the overall design. (This application submitted concurrently with this Change of Zone Request. b. Refer to the staff report for Specific Plan No. 84-003, Amendment No. 1, for descriptions of the other five (5) previous actions/approvals on the site. STAFF COMMENTS AND ANALYSIS At the request of Staff, this Zone Change application was filed for the following reasons: (1) To provide hotel -type zoning on the entire site of the proposed "Orchard at La Quinta" project; and (2) To eliminate the .36 acres of R-3 type zoning which extends beyond the western boundary of the hotel site. During consideration of another of the Applicant's Change of Zone requests for the 40-acre site adjacent to the east, there was discussion of the appropriateness of R-3 (General Residential) type zoning versus C-T (Tourist Commercial) zoning for property STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. located within the Special Commercial land use areas. The Planning Commission concluded that C-T zoning is more appropriate, based upon the following findings: * The requested R-3 zoning is not consistent with the Special Commercial designation in that it allows residential uses in addition to commercial uses. * The C-T zoning is consistent with the Speical Commercial designation and allows tourist commercial development in accordance with General Plan Policy No. 6.18. * The C-T Zoning is compatible with surrounding zoning and development. The current R-3/SP (General Residential, Specific Plan Required) zoning is no longer appropriate for the site since the adoption of the amended La Quinta General Plan. First, R-3 type zoning was used because it permitted resort hotels and was consistent with the Very Low Density Residential land use classification. Now, the site has been redesignated Special Commercial, and a commercial type of zoning is appropriate. Secondly, the SP- suffix was attached to prevent the construction of uses permitted within the R-3 Zone which were inconsistent with the General Plan designation (e.g., offices). Now that specific policies exist in the General Plan regarding allowed development in the Special Commercial Zone, this requirement for a specific plan is unnecessary. The proposed rezoning is consistent with Policy 6.20 of the General Plan in that the Applicant has demonstrated that a committed user/ developer and funding are available. CONCLUSIONS 1. The requested R-3 type zoning is no longer consistent or appropriate with the site's Special Commercial designation. 2. The recommended C-T (Tourist Commercial) Zoning is consistent with the Special Commercial area and is compatible with surrounding existing and proposed development. 3. The recommended C-T Zoning is consistent with the City's recent actions on similar development within the vicinity. 4. The proposed rezoning is consistent with General Plan Policy 6.20 in that the Applicant has demonstrated a committed user and funding for the project. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 4. 5. The proposed Zone Change from R-3/SP to R-2-12,000 on property outside the hotel site is consistent with the City's past policies restricting General Residential Zoning on land designated Low Density Residential which is not a part of a development approval. FINDINGS 1. Approval of the zoning as requested is not consistent with the La Quinta General Plan land use designation of Special Commercial. 2. The recommended zoning is consistent with the General Plan and with past actions by the City for rezonings within the vicinity. 3. Approval of this request will not result in a significant impact on the environment. Mitigation measures are incorporated into the development approval. RECOMMENDATION Based upon the above findings, the Community Development Department recommends that the entire 37.5 acre resort hotel site be rezoned to C-T (Tourist Commercial) rather than retaining the R-3/SPThe .36 acre portion of R-3/SP zoning outside the hotel site shou4 be rezoned to R-2-12,000 as requested by the Applicant. PREPARED BY: Zence � B�� Sandra L' Bonner L. Stevens, AICP Principal Planner Community Development Director SLB:dmv Atchs: Exhibit A - Proposed Zoning Exhibit B - Recommended Zoning 11] AGOYE LEFT/N PCACE OF �'D I"/I"¢fOWODOJTAKE DNG"OYE¢ ¢EM4/NJ FGt �/i" LLt hbTO Oc MESOUITE HUB DA/JO" A/OTAO•. PE,e ON/!"PER t 2620.30 AVENUE , ORTHO PHOTO 5.7-9Z �-O F/TSORTHC 3101 7 !2 70 NeV51'/9"Al 2645.41 VD /Y. VC 1310.01. 112266 T• B FO 129266 PX2 ome /"/P. 6 FL? / //4"/0 & TAG U59.P TAG pN. /.O' PER 4.5. 9o/B , F405A" ! 50, RB 72/47 ///6 Cof ///6 Coe �. OR d �s• o '� p0/( ? K' cgs �19 _ {� e-' �% /f.'v n oe SS 1�'' aio 4J"•• 1• MV -�Chi �1^P zz a -- �ro N i0 R-3 / S.P. o.y $ r I CUC R-2 T 12,C000 I R-2 - 12,000 - ;° AREA= 0.36 ACS.I R-3 /CS.P /29/D9 N N C9.53'49"✓ 131 273 N39.54'OL"l.! 1 l21.l7 I N --'F4'45""W /!?/ 99 V N . L//VE from LOT 2 � AREA�8.66 ACS. � "03 Oh rr r — _ — — 1l16.22— — — _ f$270.72 — — 1l20.09— — — — — / _ — — — 1120.09 — — — — --+•�- FD- . i rcE NTS CHANGE OF ZONE NO. 85-019 APPLICANT: MORRIS AND GRAYSON,INC. PROPOSED 7 AVENUE 50 ! inwouneunnunuuennnuunnuuu 90 1322.7' C—T 37.1 NET ACRES m co m nuueu6 R-2-12e000 220, 0.36 NET ACRES n i uenon 1101.4' 1'm400' %1322.7 m w u- LL w 151 CHANGE OF ZONE NO. 85-019 APPLICANT: MORRIS AND GRAYSONJNC. STAFF RECOMMENDATION ITEM NO DATE /-Zf,1,G PLANNING COMMISSION MEETING RE: MOTION BY: BRANDT DE GASlWIN MJD VMLLING THORNBURM SECOND BY: BRANDT DE GASPEUN MORAN FTALLING THORNBURCM ----- DISCUSSION: ROLL CALL VOTE: COW]MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT — DE GASPERIN — MORAN — UNANIMOUSLY ADOPTED: YES NO M I N U T E S PLANNING CCtMSSION - CITY OF LA QUINTA A Regular Meeting Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California January 14, 1986 7:00 p.m. 1. CALL TO ORDER A. Chairman Thornburgh called the Planning Commission meeting to order at 7:00 p.m.; he called upon Cotmissioner Brandt to lead the flag salute. 2. ROLL CALL A. Chairman Thornburgh requested the roll call; the Secretary called the loll: Present: <ormissioners Brandt, De Gasperin, Moran, Walling and Chairman rChornburgh Absent: None Also present were Community Development Director Lawrence L. Stevens and Secretary Iona M. Velotta. 3. HEARINGS Commissioner Walling stepped down at this time due to his business association with the Applicant. Chairman Thornburgh introduced the item of hearing as follows: A. Change of zone No. 85-018, 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; Norris and Grayson/Rufus Associates;; Applicant. (Continued) He called for the Staff Report: 1. Community Development Director Lawrence L. Stevens reiterated that this matter had been before the Commission at their meeting of 11/26/85, and at that time, the Commission voted to continue the matter. At the November meeting a number of issues were discussed related to the requested rezoning, such as the relationship of the request to the newly adopted General Plan and several policies contained therein. At that meeting, there was also some concern by Staff and some members of the Commission that more informa- tion was needed regarding the development; therefore, the continuance of the matter to this meeting. That additional information consisted primarily of preliminary plans for the project, giving sane basic development date (number of rooms, square footage, etc.), which information was received yesterday. The Commission received blueprint copies of that plan. The second item of information requested of the Applicant was related to the proposed developer, ncli-iding timing of development. The third item of information ra:7uested was availability of financing or efforts to secure financing. Attached to the Commission's agenda materials is a letter from Mr. Spector., the Applicant, outlining the status relative to these issues. Also attached to the agenda materials is a copy of a letter from Laventhol and Horvath. to Mr. Spector. They are doing a market study for the site and this letter indicates the timing of that study. Director Stevens advised that Staff has taken this additional material and discussed key factors that were felt relative to those issues noted above; the nature of the ccmrtmitted user/construction funding issue and how those are affected by this additional information. He felt it fair to state that Staff still. has reservations based on the General Plan policy as to whether it is appropriate to grant zoning at this time. He felt that this was rein- forced to a degree by Staff's concern of how the zoning on this site relates to the construction financing for the adjacent "Orchard" project. He noted, that relationship has created a degree of discomfort in his mind. MINUTES - PLANNING COMMISSION January 14, 1986 Page 2. Director Stevens stated that the Applicant has taken efforts to at least illustrate what their current intentions are relative to the site development. He them went over the site plan submitted by the Applicant using the rendering received from them. The main component being the hotel complex at Avenue 50/ Jefferson Street. The hotel consists of approximately 300 moms and would vary from 1-3 stories depending on the location within the site. There will also be the related facilities such as a dining lounge, offices, ballroom, etc. The hotel itself will be scattered around a large lake which gives it a low density approach. There are some facilities provided in the form of a health club/tennis club, an additional theme type restaurant and some commer- cial and office space of a lesser defined type. Director Stevens felt it fair to say that, to a large degree, the intentions expressed here will be impacted by who the developer is, what the market study says and then how the financiers finally end up being involved in the package. As noted in the Staff Report, the purpose of having a site plan and additional development information was not to have a plan that everyone thinks they are approving, :but to graphically illustrate what the intentions are for site development and show that there was more effort than simply asking for a change of zone in their thinking. With that purpose in mind, obviously Staff did not do a detailed review of the site plan, although we did have some input with the Applicant's architect as he was developing this plan relative to these issues. Within the report, Staff has identified three alternatives which the Commission has in reaching a conclusion. They are: 1. Determine that the additional information demonstrates sufficient consistency with the intent of the General Plan policies and grant the Change of Zone. (Requires motion to approve Zone Change to C-T and direct Staff to prepare appropriate Findings.) 2. Determine that approval of the Zone Change is not consistent with the intent of the General Plan and deny the Change of Zone. (Requires motion to deny Zone Change and direct Staff to prepare appropriate Findings.) 3. Continue the request until the market study is available to better evaluate the opportunity for and timing of hotel and related development on this property. (Requires motion to continue to specific date.) Director Stevens stated to the Commission that Staff's reservations are evident and they will leave it to the Commission as to how they wish to conclude this process. He also informed the Commission that he was not able to discuss with the City Attorney how the Commission's recommendation would be described in the event of a tie vote. However, from past experience, the Cbrmissiion can conclude their process even though there may be a 2-2 vote. In the case of a Change of Zone, the Council makes the final decision, so we would simply report to them that there was a tie vote and explain to them the reasons for each side of that vote. This concluded Staff's report. Chairman Thornburgh called for any questions of Staff. Commissioner Moran: Asked Director Stevens if they could approve the C-T Zoning making a notation that the Commission would not allow items 1 and 2. Director Stevens: Responded negatively to the question, stating that would be, in essence, conditional zoning. Conditional zoning is basically not permitted in California. We do not have the ability to make a special zoning because we must go through hearings to do that. Therefore, we must rely on the stated and understood position that those first two uses, auto sales and gasoline stations, would be denied if a development application came in for those on the premise that those uses were not consistent with the general description of the land use category contained in the General Plan. We would rely on our General Plan consistency authority to turn down that type of application. MINUTES - PLANNING COMMISSION January 14, 1986 Page 3. Comnissioner Moran: Requested if the Commission could request a C-T/SP. Director Stevens: Again responded negatively. Chairman Thornburgh: Thought it would be automatic, if this matter was approved for C-T, that there would be a site plan required prior to any development anyway. Director Stevens: Responded that was correct and felt that the Commission would remedy the problem of reviewing those plans with the consideration at the next meeting relative to your review of ccnuercial developunents, even though they may not, under the current ordinance, require your approval, he felt the Commission would remedy that at their next meeting. Therefore, you will have an opportunity to review all commercial development plans until we get the Zoning Ordinance rewritten and you decide how you want to do it at that time. Commissioner De Gasperin: Asked Director Stevens what made him feel uncomfortable regarding the connected financing. Director Stevens: Responded that he was concerned that the increased value of the ;zoning on a separate piece of property is somehow the substantial basis for being able to develop a separate, adjacent project. In essence, the zoning is all that is important to being able to proceed with that project and the way he (Dir. Stevens) reads the plan is that the development of that corner site should be more important than the zoning. We (Staff) wanted to tie those two as closely together with that policy, by having same commitments before we granted the zoning. It seems that if it is so tied to the other development project, that it is really the financing of that project that is important rather than the coimLitnent on this site. He noted that is where his lack of comfort is. There being no further questions of Staff, Chairman Thornburgh opened the hearing for public comment at 7:15 p.m. Lawrence Spector, Rufus Associates, P. O. Box 299, La Quinta, California, the Applicant, advised the Commission that they now have an investor who came in and picked up the balance of the equity that they had involved in this project. He informed the Cammission that they now have $8.5 million dollars in cash equity in this project. Also, they have been advised by the lender wham they have been working with, that their (the lender's) senior loan catmittee had confirmed the financing for the "Orchard". Therefore, the "Orchard" project is complete as far as financing is concerned. Mr. Spector explained why it had taken such a long time to get to this point with the project. He further advised the commission that it is very possible that they may do this project themselves. They hope to break ground for the "Orchard" project within 60-90 days and hope to open in September of 1986. Cocmissioner' De Gasperin: Requested of the Applicant the types of businesses that would be attracted to the office space. Mr. Spector: Stated that they would be attracted, as they need office space; that there may be some retail shops, space for the arts, architects, community involved space, etc. He advised that whatever they may be, they must knit together with the resort or they will not be there. Commissioner De Gasperin: Noted that the third alternative for the Comussion was to wait for the return of the market study being done for the Applicant. She requested of the Applicant how that would have an adverse effect on then. Mr. Spector: Responded that it would stop the project for then. There being no further public comments, Chairman Thornburgh closed the public hearing at 7:27 p.m. Ccnmissioneu- Moran: Felt the Applicant should have the C-T Zoning. MINUTES - PLANNING (DOMMISSION January 14, 1986 Page 4. Commissioner Brandt: Felt comfortable with the additional information submitted by the Applicant since the matter was last heard. She felt the Applicant should be granted the C-T Zoning. Her only concern was with the commercial and office uses proposed within the project property, as it is not consistent with the C-T Zone as it stands. Director Stevens: Responded that we would probably have a new Zoning Ordinance done before we have a development plan for this site. Chairman Thornburgh: Stated he felt the intent of the zoning that they did on the General Plan will designate this as a use for a hotel. He noted that what they would be doing tonight, if they select Alternative No. 1, would be to approve it for hotel uses and it would give the Applicant the option at a later date to come in under Policy 6.19 and 6.20 to justify that there was some office or commercial necessary. Cammissioner De Gasperin: Thanked the Planning Staff and Mr. Spector for their efforts and stated she felt the Commission was at a junction where they just had to take a leap of trust. She felt comfortable granting the C-T zoning. There was a short discussion regarding the interpretation of policies 6.19 and 6.20 of the General Plan. Chairman Thornburgh stated he appreciated Staff's efforts in this matter, but felt they were somewhat tough on this request. There being no further discussion, Chain Thornburgh called for a motion. 2. Commissioner- Moran made a motion, seconded by Commissioner Brandt to approve Change of Zone 85-018 to C-T (Tourist Commercial) and directed Staff to prepare the appropriate Findings. Unanimously Adopted with one abstention. AnnoffA0 mIU = 241RYAV A. Commissioner Moran made a motion, seconded by Commissioner Walling to approve the minutes from the regular meeting of November 26, 1985. The minutes, of the regular meeting of November 26, 1985, were approved as submitted. Unanimously Adopted. B. Commissioner Moran made a motion, seconded by Commissioner Walling to approve the minutes from the regular meeting of December 10, 1985. The minutes of the regular meeting of December 10, 1985, were approved as submitted. Unanimously Adopted. 5. BUSINESS Chairman 'Thornburgh introduced the items of business as follows: A. PLAT PLAN NO. 85-242, a request to construct a single-family dwelling on the east side of Avenida Diaz, 200' south of Calle Potrero; Larry MCMachen/ Derrick Kramer; Applicants. B. PLOT PLAN NO. 85-243, a request to construct a single-family dwelling on the west side of Avenida Alvarado, 50' north of Calle Potrero; Larry McMachen/ Matt Roberts, Applicants. C. PLOT PLAN NO. 85-245, a request to construct a single-family dwelling on the east side of Avenida Navarro, 160' north of Calle Nogales; Robert L. Harmon/ Linda Josie; Applicants. D. PLOT PLAN 140. 85-246, a request to construct a single-family dwelling on the west side of Avenida Madero, 200' south of Calle Chillon; Rick Johnson Construction, Applicant. E. PLOT PLAN NO. 85-247, a request to construct a single-family dwelling on the west side of Avenida Juarez, 100' north of Calle Madrid; Rick Johnson Construction, Applicant. MINUTES - PLANNING OCHMISSION January 14, 1986 Page 5. F. PLOT PLAN NO. 85-248, a request to construct a single-family dwelling on the north side of Fiesta Drive, 740' west of Jefferson Street; William Hartung, Applicant. G. PLOT PLAN NO. 85-249, a request to construct a single-family dwelling on the west side of Avenida Herrera, 250' north of Calle Nogales; Larry Rogers/ Jim Pettus, Applicants. He called for the Staff Report. 1. Director Stevens informed the ConmLission that all of the requests would not have a significant adverse impact on the environment, that they were consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan, and that the building designs were ccnipatible with the area develop- ment contingent upon the conditions of approval. He noted that there were a few minor concerns with a couple of the applications, but they were all being solved through the conditions of approval. There being no questions or discussion, Chairman Thornburgh called for a motion. 2. Commissioner Walling made a motion, seconded by Commissioner De Gasperin to approve Plot Plans Nos. 85-242, 85-243, 85-245, 85-246, 85-247, 85-248 and 85-249, based upon the findings in the Staff Reports, in accordance with Exhibits A, B and C for each application, and subject to the attached conditions. Unanimously Adopted. At this time, Director Stevens informed the Planning Commission that the Washington Street S}iecific Plan world not be on the January 28th agenda because of notice require- ments. He advised that Staff must notice the entire length of Washington Street and there is not enough time to do that prior to that meeting. Therefore, the hearing will be rescheduled to the meeting of February 11, 1986. • i� There being no further items of agenda to cane before the Commussion, Chairman Thornburgh called for a motion to adjourn. Chairman Thornburgh made a motion, seconded by Commissioner Moran to adjourn to the next regular meeting of the Planning Comtission to be held January 28, 1986, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. Unanimously Adopted. The regular meeting of the Planning Cammission of the City of La Quinta, California, was adjourned at 7:45 p.m., January 14, 1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. ITEM NO DATE PLANNING COMMISSION MEETING RE: -;L,-4 V .5-, 40 MOTION BY;/=W"111T DE GASPERIN MRAN FIP.LLING TH010OU1121 SECOND BY: BRANDT DE GASPERIN �ING TWRNBURGH DISCUSSION L.k d Y ROLL CALL VOTE: COAHISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT - DE GASPERIN - MORAN - FPPJ=NG - THORNBURGH - UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA 5. A. TO: The Honorable Mayor and Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: EXTENSION OF TIME REQUEST FOR TENTATIVE TRACT MAP NO. 18765 LOCATION: South Side of Avenida Fernando Between Calle Mazatlan and Avenida Obregon APPLICANT: Landmark Land Company REQUEST: Approval of a Second, One -Year Extension in which to File a Final Map. APPLICANT'S REQUEST Landmark Land Company is requesting the second, one-year extension of time in which to record a final map for the remaining two phases of Tentative Tract Map No. 18765, the La Quinta Hotel Tennis Villas. The first two phases of this development, consisting of 48 units of the total 72 dwellings, have been recorded. This condominium development was approved by the La Quinta City Council on November 2, 1984, extending the tract's expiration date to November 2, 1985. During review of our records on January 7, 1986, Staff noted and informed the Applicant that an extension of time request for the tract had not been filed. After consultation with the City Attorney, Jim Longtin informed Staff that an extension of time could be pro- cessed provided that Landmark Land Company acknowledged, in writing, that technically they were not entitled to this extension, that approval of this request is a courtesy by the City Council and the Applicant assumes any and all risks associated with this action. EXISTING CONDITIONS The Tentative Tract Map No. 18765 approval was for 72 condominium units, a tennis club facility and 36 courts on 19.1 acres. The first two phases, consisting of 48 units, have been completed. The tennis club and 30 courts have also been completed. The remaining unrecorded portions of this development are phase three, consisting of 24 units, and phase four, consisting of the tennis club with no units. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. Regarding existing street and utility improvements, access to the site is from Eisenhower Drive on Avenida Fernando. Avenida Fernando and Calle Mazatlan are fully improved, 36-foot-wide streets with curb and gutter. Avenida Obregon is a paved road with no curb or gutter. All of these streets are private. Avenida Fernando and Calle Mazatlan are secondary access roads to the adjacent Santa Rosa Cove development. Avenida Obregon is a service road for the La Quinta Hotel and the main access to the Tennis Club. All necessary utilities have been extended to the site. CONSISTENCY WITH THE GENERAL PLAN The project is consistent with the General Plan Land Use designation of Medium Density Residential (4 to 8 units per acre) with an overall density of 3.77 units per acre. The approval is also consistent with the policies and guidelines of all other portions of the General Plan. CONSISTENCY WITH MUNICIPAL ORDINANCES The development is consistent with the requirements of the Municipal Land Use and Land Division Ordinances. No changes in the conditions of approval are required. CONCLUSION Although the Applicant may not be technically entitled to this exten- sion of time, the facts indicate that approval of the request would be reasonable. First, the vast majority of the project is complete (67% of the dwellings, 95% of the tennis club facility and the majority of the private street improvements). Secondly, the tentative tract map is consistent with the La Quinta General Plan and with the Municipal Land Use and Land Division Ordinances. Therefore, the City would have little to gain by requiring the processing of a new tract map on the remaining portion of this development. FINDINGS 1. The Applicant has made substantial progress in complying with the requirements of approval necessary to record the remaining final maps. 2. A substantial portion of the project and related improvements are complete. 3. The design and improvement of the proposed subdivision in accordance with the recommended conditions is consistent with the recommended conditions is consistent with the goals and policies of the La Quinta General Plan. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. 4. The development is consistent with the requirements of the La Quinta Land Use Ordinance and the R-3 Zone. 5. The site is physically suitable for future development in accordance with the subdivision design. 6. Approval of the request is not likely to cause environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 7. The design of the subdivision and the type of improvements are not likely to cause public health problems nor would they con- flict with existing public easements. RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of the second, one-year extension in which to record the final maps for Tentative Tract Map No. 18765 to November 2, 1986, subject to the original conditions and the follow- ing revisions: 1. Condition No. 17 of the Conditions of Approval, dated November 13, 1984, shall be deleted. 2. Add the following to replace Condition No. 17: 1117. The Applicant shall comply with the requirements and provisions of the City's adopted infrastructure fee program, including the payment of drainage fees, in effect at the time of issuance of building permits." 1118. The Applicant shall provide park and recreation facilities or related contributions in an alternate manner consistent with policies of the Parks/Open Space Resources portion of the La Quinta General Plan, subject to the review and approval by the City Council." PREPARED �BY: LSa� Bonner Principal Planner SLB:dmv Atch: City Council Approval Letter, Dated 12/5/84, W/Conditions of Approval A E4�e OVED B�j, L. Stevens, AICP Community Development Director � III Il;p 78-105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - 16191 564-2246 December 5, 1984 Kevin Manning, Planner Iar>dmark Lam Company P. O. Box 1578 Ia Quinta, CA 92253 RE: Tentative Tract Map No. 18765, Revision No. 1, "La Quinta Tennis Club Villas" Dear Mr. Manning: This letter is to advise you that the La Quinta City Council, at its meeting of December 4, 1984, approved the revision to the approved tentative tract map, reducing the number of dwelling units from 108 to 72 and increasing the number of tennis courts from 21 to 36, subject to conditions as set forth in the Staff Report previously sent to you, with the following revisions: ° Change Condition No. 7.a. to read as follows: "Avenida Obregon shall be fully improved to City standard excepting the installation of sidewalk with a full width of 24 feet. Avenida Obregon shall be adequately designated for "no parking", ° Add Condition No. 7.e.: "The request to eliminate curb and gutter shall be subject to review and approval by the City Engineer in conjunction with his review of drainage plans for the subject area." If you have any questions regarding this matter, please do not hesitate to contact the Camunity Development Department. Very truly yours, COMDIUNTPY DEVELOPMENT DEPARTMENT 4,v �( /41W, Lawrenoe L. Stevens, AICP Comunity Development Director LLS:dmv MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 CONDITIONS - TENTATIVE TRACT MAP NO. 18765, REVISION #1 NOVENIDER 13, 1984 General 1. Tentative Tract Map No. 18765, Revision No. 1, shall comply with standards and requirements of the State Subdivision Map Act and the City of La Quinta Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the date of original approval by the La Quinta City Council (November 2, 1982), unless approved for extension as provided for by the City of La Quinta Land Division Ordinance. 3. Tract phasing plans (if any), including any proposed phasing of public improve- ments, shall be submitted to the City Engineer and Community Development Department for review and approval. 4. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following public agencies: ° Riverside County Environmental Health Department ° City Engineer ° City Fire Marshal ° Community Development Department, Planning Division ° Desert Sands Unified School District Evidence of said permit or clearance fron the above agencies shall be presented to the Building Division at the tine of the application for a building permit for the use contemplated herewith. Project and Building Design 5. The development of the site and buildings shall comply with approved Exhibits A, B and C, as contained in the ComTunity Development Department's file for Tentative Tract Map No. 18765, Revision No. 1, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the tentative tract map. 6. All mechanical heating and cooling equipment shall be ground mounted or screened from view by the roof structure from adjoining streets. Streets, Grading and Drainage 7. The Applicant shall comply with the following requirements of the City Engineer: a. Avenida Obregon shall be fully improved to City Standard (excepting the installation of sidewalks) with a full width of 24 feet. b. All driveways and parking spaces shall be constructed to City Standards. c. Revised grading, sewer and water plans shall be submitted to the City Engineer for review and approval. d. The Applicant shall submit the final map to the City Engineer for review and approval. '® 0 CONDITIONS - TENTATIVE TRACT MAP NO. 18765, REVISION $1 NOVEMBER 13, 1984 Page 2. 8. The Applicant shall comply with the following requirements: a. A minimum 24-foot-wide, unobstructed travelway on driveways and private streets shall be maintained at all times. b. Prior to the issuance of building permits, the Applicant shall submit to the Conunity Development Department for review and approval a plan for the group driveways and private streets, including designation of any "no parking" areas and the method for identifying them. c. Prior to the final inspection or the issuance of Certificates of occupancy for the dwellings, the approved parking control devices shall be installed. Public Services and Utilities 9. The Applicant shall canply with the requirements of the City Fire Marshal in accordance with Municipal Ordinance No. 7 as follows: a. Install a water system capable of providing a potential fire flow of 2500 GPM and the actual fire flow available fran any one hydrant(s) shall be 1500 GPM for a 2-hour duration in addition to domestic or other supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flaw is measured at the time of measurement. b. Install Riverside County Super fire hydrants located at 330-foot intervals along frontage beginning at intersections. (1) Exterior surfaces of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. (2) Curbs shall be painted red 15 feet in either direction from each hydrant. c. Prior to recordation of the final map, the developer shall furnish the original and two copies of the water system plan to the Riverside County Fire Department for review. d. The water system plan shall be signed by a registered civil engineer and approved by the water company with the following certification. "I certify that the design of the water system in Tract No. 18765 is in accordance with the requirements prescribed by the Riverside County Fire Department." Upon approval, the original plan will be returned to the developer. 10. The water and sewage disposal systems shall be installed in accordance with the requirements of the City and of Coachella Valley Water District. 11. The Applicant shall provide all necessary easements for public utilities. All on -site utilities shall be placed underground. 12. The Applicant shall comply with the requirements of imperial Irrigation District. a. Prior to issuance of building permits, Applicant shall provide written clearance to the City Connnniity Development Department that Imperial Irrigation District can provide service to this development. CONDITIONS - TENTATIVE TRACT MAP NO. 18765, REVISION #1 NOVEMBER 13, 1984 Page 3. 13. As mitigation for the impact on the public schools, the Applicant shall conply with the following: a. Prior to recordation of a final map, the Applicant shall oomplete a school impact mitigation agreement with Desert Sands Unified School District. b. Prior to the issuance of any building permits for construction of dwellings, the Applicant shall provide the City Community Developrent Department with written clearance from Desert Sands Unified School District stating that the per -unit impact fees have been paid. Management 14. Prior to the recordation of the revised final map, the Applicant shall submit to the Community Development Department for review and approval any changes to management documents, including but limited to the CC & R's. Miscellaneous 15. Desert or native plant species and drought -resistant planting materials shall be incorporated into the landscaping plans for the project and the public street parkways. 16. 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. 17. Applicant understands that the City was incorporated in 1982 and has not yet enacted a Mete policy on exactions on new development to provide municipal improvement and facilities needed as a result of the cumulative impact of such new development; and that City is in the process of preparing and enacting such a policy, which will include uniform fees to be imposed upon new construction to fund the following public improvements and facilities: fire station, public safety facility, city hall, park and recreation facilities, schools, drainage facilities, major thoroughfares and bridges and traffic signalization; that City expects to enact said fees policy on or about December 31, 1984; Applicant agrees to pay said fee or fees in the amount and at the time enacted and from time to time amended by the City. If said fee shall include financing of permanent or temporary school facilities, Condition No. 13 (school development fee) shall be deleted. ITEM NO. DATE /- z "'- 86 �� PLANNING COM�MIISSION MEETING RE: �1ZCL� /'' � 5F- G X . OF / / M MOTION iDDE r. y. 1 MULING THORNBURGH SECOND D e��PAN MUIING THORNBURGH ROLL CALL VOTE: COMMISSIONERS: UNANIMOUSLY ADOPTED: w"Ll AYE NO YES ABSTAIN NO ABSENT PRESENT MEMORANDUM 5 fJ. CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: First Extension of Time Request for Tentative Tract Map No. 19458, "Isla Mediterranea" LOCATION: Northeast Corner of Washington Street and Avenue 48 Alignment APPLICANT: M. B. Johnson Company REQUEST: Approval of a One -Year Extension of Time in which to File a Final Map. BACKGROUND 1. General Plan a. Site: High Density Residnetial (8-16 Dwellings/Acre). b. Surrounding Area: North and East - Mixed Commercial; South and West - Low Density Residential (2-4 Dwellings Per Acre). c. Circulation: Washington - Major Arterial (120' ROW); Avenue 48 - Primary Arterial (100'-110' ROW); Adams Street - Secondary Arterial (88' ROW). d. Open Space/Community Facilities: Washington Street - Primary Image Corridor; Neighborhood Park (5-10 acres) within the general vicinity. 2. Zoning a. Site: R-2-2500 on 24.8 acres (Multiple Family Residential, 2500 Sq.Ft. Net Lot Area Per Dwelling); R-2-9600 on 138.6 acres; and R-5 on 7.6 acres (Open Space Combining Zone - Planned Developments), for a maximum allowed total of 894 dwellings on the site. b. Surrounding Area: North - R-1 (One Family Dwellings), R-1-12,000 (One Family Dwellings, 1200 Sq.Ft. Net Lot Area Per Unit), C-P-S (Scenic Highway Commercial); 0 STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. East - R-2-8000, C-P-S; South - R-2; West - R-1+ (One Family Dwellings, 1600 Sq.Ft. Minimum Dwelling Size, 8000 Sq.Ft. Minimum Lot Size). 3. Existing Conditions: The site is currently vacant with no ongoing urban or agricultural uses. The majority of the property is sand dunes and hummocks with native vegetation. Portions of the western and southern areas have been leveled in the past for agricultural use. An abandoned date grove and farm buildings exist in the west -central area of the site. There are numerous dirt roads and paths created by off -road vehicles which traverse the site. Concerning surrounding development, the Singing Palms residential area and the Catholic church are located to the northwest. The property to the north includes a rural residentia;use with horse stables and a CVWD well site, with the remainder being vacant. The adjacent areas to the east, south and west are vacant; the area to the south has been approved for "The Grove" project. Laguna De La Paz is adjacent to the southwest corner of the site. Concerning utilities and services, gas, telephone and electric lines extend along Washington Street adjacent to the site. There is sufficient capacity to serve this site. An electric substation will be constructed within the vicinity as a part of "The Grove" project. Sewer and water facilities exist on Washington Street north of the site. Both water and sewer service will be provided to the project by Coachella Valley Water District, with the loca- tion of the service extensions to be in compliance with the District's master plan for the area. The only adjacent paved road is Washington Street, which is two- lane adjacent to the site. 4. Environmental Considerations: A negative declaration with mitiga- tion measures was adopted in conjunction with the original approval of the project. Additional studies were provided on traffic and circulation, on possible impacts on the Coachella Valley Fringe -Toed Lizard (a designated rare and endangered species), and on water consumption for the proposed lake. 5. Project Description: M. B. Johnson Properties is requesting a one-year extension of time on the tentative tract map approval for additional time in which to record a final map. If approved, the tentative tract map will expire on February 7, 1987, unless otherwise extended. Tentative Tract Map No. 19458 was approved by the City Council on February 7, 1984. The 894-unit statutory (airspace) STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. condominium project is oriented around the perimeter and on an island within a 38 (plus/minus) acre man-made lake. The perimeter or "lakeshore" development will consist of 520 townhouse type units at a density of 4.44 dwellings per acre. The island will be developed with 374 units located within multi -story structures having up to six units each. The density on the island portion would be 10.96 units per acre. The project also contains a 7.6 acre sports center intended for the primary use of the project residents. (See attachments for project design and description.) The "lakeshore" units will be located within single -story and two-story, split-level buildings containing approximately four, two -bedroom units with sizes ranging from 1,078 to 1,562 sq.ft. of livable area per dwelling. The "island" units will be located within three and four-story buildings containing up to six, one and two -bedroom units. Dwelling sizes range from 800 to 1,084 sq.ft. for the one -bedroom units and 1,142 to 1,182 sq.ft. for the two -bedroom units. The average dwelling size for the entire project is 1,192 sq.ft. Only 7% (64 units) of the total number of units have less than 1,000 sq.ft. of livable area. 6. Comments From Other Agencies a. City Engineer: The previous conditions of approval have been reviewed and the following changes are recommended: (1) Condition No. 9; require a traffic analysis for vehicle stacking area at gated entrys. (2) Expand Condition No. 21 to include mention of other forms of funding (e.g., 1972 Act for Lighting/Landscaping Districts). (3) Require the traffic analysis to be updated and completed. (4) Require the development to comply with the Washington Street Specific Plan. (5) Recommend that combination bicycle/pedestrian paths be increased from 8 to 10 feet in width. b. City Fire Marshal: The previous conditions of approval have been reviewed and the following changes are recommended: (1) Condition 12(a); clarify that all island units shall be protected by an automatic sprinkler system. (2) Condition 12(d); required the bridges to be constructed to withstand 16 tons. Recommend that this be changed to the following: "All bridges and channel overpasses shall be designed and constructed per current CALTRANS standards for vehicular traffic." STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 4. (3) Add the following condition: "Fire protection shall be provided in accordance with the Uniform Fire Code, as well as the above mentioned provisions." 6. Related Actions and Approvals a. General Plan Amendment No. 83-001 (submitted concurrently with Tentative Tract Map No. 19458), an amendment to the Land Use Element from Very Low Density Residential (maximum of 6 units per acre). Approved January 3, 1984. b. Change of Zone No. 83-003 (submitted concurrently with Tentative Tract Map No. 19458), a zone change from R-1, R-1-8000, and R-1-12,000 to R-2-2500 (maximum of 374 dwellings on 24.8 acres), R-2-9600 (maximum of 520 dwellings on 138.6 acres), and R-5 (7.6 acres). STAFF COMMENTS AND ANALYSIS Consistency With The General Plan The State Subdivision Map Act (Section 66473.5) requires that a tentative map, including its provisions for its design and improve- ments, be consistent with the adopted General Plan. Since the original approval of Tentative Tract Map No. 19458 in February, 1984, the City has adopted a substantially amended General Plan. The following is a summary of the tentative tract map's compliance with the current La Quinta General Plan's six major elements: Hazards, Natural Resources, Cultural Resources, Community Development, Infrastructure and Housing. Hazards Element: The tract map is consistent with the policies regarding geologic/seismic hazards, flood hazards, fire hazards, hazardous materials, and safety hazards. Concerning Noise Hazards, there is not sufficient information to determine if the project complies with the noise standards as set forth in Tables IIIA and IIIB. Policy 3.25 requires that noise studies be prepared for all projects within 2800 feet of the center- line of major streets and within 3400 feet of the centerline of Highway 111. Tentative Tract Map No. 19458 is adjacent to Washington Street and Avenue 48, both of which are designated major roadways, and is also within 1000 feet of the centerline of Highway Ill. To bring this tract map into compliance with the La Quinta General Plan, Staff recommends the addition of the following condition of approval: { STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 5. * The Applicant shall submit a site specific noise study for all uses located within 3400 feet of the centerline of Highway 111 and 2800 feet of the centerline of major streets. Based upon the recommendations contained within this study, the site and building plans shall incorporate measures to ensure compliance with the City's adopted indoor and outdoor noise standards as contained within the General Plan. Natural Resources Element: The proposed development is in compliance with the policies regarding air resources, air quality and energy resources. Regarding compliance with the policies for water resources no specific prohibitions of lake -type developments exist. Cultural Resources Element: Regarding the Parks/Open Space Resources section of this element, Policy 5.6 requires developer dedication of park land or infrastructure fees to achieve the City's adopted standard of between one and five acres of park land per 1,000 in population (this ratio is dependent upon housing type, density and the amount and availability of private open space and recreational facilities). The Open Space/Community Facilities Plan also indicates a neighborhood park (between 5 and 10 acres in size, with an average size of 7.5 acres) in the general area of this project. To bring this tract map into compliance with the Parks/Open Space Resources of the General Plan, a condition assuring conformance with the infrastructure fee program should be adequate. Regarding the remaining portions of the Cultural Resources Element, the tentative tract map is consistent with the scenic highways/vistas and school facilities policies within the General Plan. Community Development Element: Land Use Policy - The proposed overall density of six dwellings per acre is consistent with the site's desig- nation of High Density Residential (8-16 units per acre). In addition, the proposal to have lower density residential development (4.4 units per acre) near the project's perimeter is an effective means to provide a transition between this medium density project and the lower density residential areas to the south and west of this site. Urban Design Policies - Washington Street is designated as a "Primary Image Corridor". The adopted policy for projects along this corridor is that developments have a low density character or appearance through the use of larger parkways or setbacks and lower building heights. These policies also encourage the provision of wall openings to allow views into the adjacent projects. Parkway standards recommended are 20-foot setbacks along Washington Street and Avenue 48, and a 10-foot setback along Adams Street. These setback standards may -be reduced depending upon the project's perimeter design. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 6. Regarding consistency of Isla Mediterranea with these urban design standards, the project provides substantial setbacks along Washington Street: the perimeter fence is set back 14 to 40 feet; the tennis court fencing at the recreation center is set back 34 feet; the recreation building is set back 68 feet; and the residential units are set back approximately 100 feet from the right-of-way. Wrought iron fencing along the lake will allow views into the project. The proposed project design adjacent to Washington Street is clearly consistent with provisions and intent of the General Plan. Concerning the frontages along Avenue 48 and Adams Street, the wall setbacks range from 0 to 10 feet. Sections of wrought iron fencing along Avenue 48 to allow for views to the lake are provided; no non - solid type fencing is proposed along Adams Street since the property to the east is designated as mixed -use commercial. To bring this tract map into compliance with the Urban Design policies of the General Plan, Staff recommends the addition of the following condition: Minimum wall setbacks of 20 feet from right-of-way line along Washington Street and Avenue 48, and 10 feet from Adams Street right-of-way shall be provided.. A reduction of these setbacks may be permitted dependent upon the overall location and design of the perimeter wall or fencing. Discussion of the installation of landscaped medians on public streets will be in the following section on the Infrastructure Element. Infrastructure Element: Circulation/Streets - The area of most significant change from the past policies is in the Circulation Plan; in addition to changes son the street designations and standards for the roadways adjacent to the Isla Mediterranea project, the General Plan now provides policies regarding access, traffic control and provisions for local bus service. The following chart is a summary of changes in General Plan street designations and improvement standards: Street i ht-of-Wa Width No./Travel Lanes Median Im vmts. Previous Current Previous Current Previous Current Washington St 110' 120'** 4 6 18'Wide 18'Wide Avenue 48 100' 100-110' 4 4 12'Wide 12-18'W dams Street 100' 88'*** 4 4 12'Wide Undivided STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 7. * Additional right-of-way width over that shown may be required within feet of major intersections in order to provide required area for turn lanes. ** Washington Street Specific Plan will affect width and/or alignment of right-of-way in certain areas (This will be discussed later in this report.) *** Adams Street width could be increased to provide for equivalent of Highway 111 bypass. Concerning compliance with the General Plan standards for right-of- way width, the conditions of approval for Tentative Tract Map No. 19458 are consistent. Rather than stating specific widths, the conditions require compliance with the General Plan Circulation Element and standards in effect at the time of recordation so the new General Plan standards are to be applied to the project. Regarding the requirement for median improvements, the previous conditions of approval addressed only Washington Street and allowed the Applicant to either install and landscape the median or partici- pate in an assessment district for its construction and landscaping. The General Plan policies now require installation of a median on both Washington Street and Avenue 48. In addition, the developer is responsible for the construction and landscaping of the median as a portion of the required street improvements. To bring Tentative Tract Map No. 19458 into compliance, Staff recommends the revision of Condition No. 10 as follows: * The Applicant is responsible for the construction of a landscaped median on Washington Street and Avenue 48, subject to compliance with City policies and procedures in effect at the time of development. Staff also recommends that Condition No. 21 be modified to delete reference to installation of landscaping on center medians, and to add reference to Avenue 48, as follows: * The developer shall pay the proportionate share or participate in any assessment districts formed at the option of the City, for the public street lighting and undergrounding of overhead utility lines along Washington Street, Avenue 48 and Adams Street. Miscellaneous: Additional policies within the Infrastructure Element which are not addressed by the tentative tract map approval include the following: * Policy 7.9 states that a City-wide drainage plan will be developed and adopted as a basis for drainage fee collection in accordance with the State Subdivision Map Act. ® 0 STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 8. * Policy 7.24 states that the City's infrastructure fee program will be a source of construction funds for street, bridge, and traffic control improvements. Staff recommends the addition of the following condition of approval: * The Applicant shall comply with the requirements of the City's adopted infrastructure fee program in effect at. the time of issuance of building permits. This fee may include drainage fees. Housing Element: The project is consistent with the Housing Element and no changes to the previous conditions of approval are recommended. WASHINGTON STREET SPECIFIC PLAN The Draft Washington Street Specific Plan proposed a realignment of this right-of-way in the Singing Palms area north of this project. As a result, additional right-of-way at the northwest corner of this site will be required (see attached exhibit). Other standards within this proposed specific plan may also affect this development, including standards for bike paths/walkways, landscaping, street lighting, etc. Staff recommends that this following condition be added to ensure compliance with the City's Specific Plan: * Development of the site shall comply with the provisions and standards of the Washington Street Specific Plan as adopted. CONCLUSIONS 1. The proposed development of 894 units on 154 gross acres is consistent with the existing R-2-2500, R-2-9600 and R-5 zoning on the property. 2. The site is generally flat. Utilities are adjacent to the boundaries. No physical characteristics of the site would make it undevelopable for the type and density of the project proposed. 3. The site is within the designated habitat are of the Coachella Valley Fringe -Toed Lizard. Development of the site has the potential for residents being in high noise areas. The project would also have incremental impacts on local schools and streets. The proposed conditions of approval will mitigate these impacts to the extent feasible. ® 0 STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 9. 4. The proposed density of six units per gross acre is consistent with the General Plan Medium Density Residential designation allowing 4 to 8 units per acre. 5. As the tract approval currently stands, it is inconsistent with the policies for noise hazards within the Hazards Element. Completion of a noise study and implementation of its recommen- dation would make the tract approval consistent. 6. The current approval is not consistent with the Cultural Resources Element of the General Plan in that no provisions are made for the dedication of parkland or in -lieu fees as required by the parks/open space resources policies. 7. Concerning the urban design policies within the Community Development Element, while the proposed development is consistent with Washington Street's designation as a Primary Image Corridor, wall setbacks along Avenue 48 and Adams Street are below those required in the General Plan; setbacks must be increased to 20 and 10 feet, respectively, to bring the project into compliance. 8. As currently approved, the tract is not consistent with the Infrastructure Element. Provisions are not made for the installation of medians along Washington Street and Avenue 48 by the developer, nor do the conditions of approval require payment of infrastructure fees and drainage fees. 9. Changes to the plan may be required for its compliance with the Washington Street Specific Plan, which proposes a realignment adjacent to the northwest corner of the site. 10. The approval is consistent with the Natural Resources and Housing Elements of the General Plan. FINDINGS 1. The site is physically suitable for the type and density of development proposed. 2. The proposed development is consistent with the provisions of the La Quinta Land Use Ordinance. 3. Adherence to the current conditions of approval will ensure that the project will not be likely to cause substantial environmental damage and that impacts on wildlife habitat will be mitigated to the extent feasible. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 10. 4. Preparation of a noise study and incorporation of its recommenda- tions into the project design, as required in the proposed conditions of approval, will ensure that the design of the project and its improvements are not likely to cause serious health problems. 5. Adherence to the recommended conditions of approval will bring the tract map into compliance with all elements of the General Plan. 6. Adherence to the recommended conditions of approval requiring consistency with the General Plan and the Washington Street Specific Plan will not conflict with easements, which will be acquired by the public at large, for access through or use of property within the proposed subdivision. RECOMMENDATION The Community Development Department recommends APPROVAL of the First Extension of Time for Tentative Tract Map No. 19458 to February 7, 1987, based upon the above findings and contingent to the Applicant agreeing to the attached conditions of approval. PREPARED BY: Sandra L Bonner Principal Planner SLB:dmv AOlVED BYg� wrence L. Stevens, AIC:P Community Development Director CONDITIONS OF APPROVAL - PROPOSED M. B. JOHNSON COMPANY FIRST EXTENSION OF TIME TENTATIVE TRACT MAP NO. 19458 JANUARY 28, 1986 1. Development of Tentative Tract Map No. 19458 shall comply with the approved Exhibits A, B, C, and D as contained in the Community Development Department's file for Tentative Tract Map No. 19458, the conditions of approval dated February 7, 1984, and the following conditions which shall take precedence in the event of any conflicts with the provisions of the tentative tract. 2. The following conditions shall be deleted from the conditions of approval for Tentative Tract Map No. 19458, dated February 7, 1984: a. Condition No. 5 b. Condition No. 8 c. Condition No. 10 d. Condition No. 12(d) e. Condition No. 21 3. Prior to the approval of the final tract maps, the Applicant shall submit a site specific study in accordance with noise design standards contained within the La Quinta General Plan for all portions of the project. Based upon this study and the noise design standards, the Applicant shall incorporate any measures or design changes necessary to ensure compliance with the CIty's adopted indoor and outdoor noise standards. 4. Perimeter security walls and fences shall be subject to the following standards: a. Setbacks for perimeter walls and fences shall be twenty (20) feet from Washington Street and Avenue 48 and ten (10) feet from Adams Street rights -of -way. b. Portions of the perimeter walls shall have wrought iron (or similar open fencing) to provide views from the street into the project. c. A modification of these standards may be permitted, dependent upon the overall location and design of the fencing/walls. d. All fencing designs, including location and materials, shall be subject to City review and approval. 5. The Applicant is responsible for the construction of a landscaped median on Washington Street and Avenue 48, subject to compliance with the City policies and procedures in effect at the time of development. 6. The Applicant shall agree to pay the proportionate or prorata share, or agree to participate in any assessment district or other funding means determined by the City, to install public street lighting and to underground existing high voltage over- head utility lines on the adjacent public street rights -of -way. CONDITIONS OF APPROVAL - PROPOSED FIRST EXTENSION OF TIME - TTM 19458 M. B. JOHNSON COMPANY January 28, 1986 - Page 2. 7. In order to facilitate mitigation of cumulative traffic impacts of this and other area projects, the City shall establish a, traffic improvement needs monitoring program. This program will undertake biannual traffic count studies to determine if warrants are met for major roadway improvements and traffic signalization. Upon determination of needs, the City may initiate projects to meet those needs. Funding of this program may be by fee programs that assess new development and/or users on a prorata or fair - share basis, formation of assessment districts, acquisition of State or Federal road funds, or other means that fairly allocate costs to those generating the need. The Applicant shall agree to pay the designated prorata share that the City may establish to fund off -site roadway improvements and traffic signalization on an "as warranted" basis. 8. Prior to the submittal of building plans for the installation of entry gates to the project, the Applicant shall submit a traffic analysis demonstrating that adequate stacking space and turn lanes are being provided to accommodate the anticipated traffic. 9. The Applicant shall install bike lanes or pedestrian walk/bicycle paths along all perimeter public streets in accordance with the Washington Street Specific Plan and City standards in effect at the time of development. 10. All bridges and channel overpasses shall be designed and con- structed in accordance with current CALTRANS standards for vehicular traffic. 11. Fire protection shall be provided in accordance with the Uniform Fire Code and City standards and requirements. 12. The Applicant shall comply with the requirements of the City's adopted infrastructure fee program in effect at the time of issuance of building permits. This fee may include drainage fees. 13. The design and improvements of Tentative Tract Map No. 19458 shall comply with the Washington Street Specific Plan as adopted. TYPICAL SECTION NM 40' tn r- le, 4f REALIGNED WAS I,, FRONEW NTAGE ROAD 'I GTON STREET NAO DR, FFLC EP PLAC DR 'E t. . .... ..... z 0 z SITE E r Figure 12 WASHINGTON STREET REALIGNMENT SOUTH OF HIGHWAY 111 ® I -30- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT MAP NO. 19458 VTN CONSOLIDATED, INC., APPLICANT Tentative Tract Map No. 19458 shall comply with the standards and requirements of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance No. 460, Schedule "A", unless otherwise modified by the following conditions. This tentative map approval shall expire two years after the date of approval by the La Quinta City Council unless approved for extension as provided for by Municipal Ordinance No. 460. 1. The development of the site and the buildings shall comply with the approved Exhibits A, B, C and D as contained in the Ccmmunity Development Department's file for Tentative Tract Map No. 19458, unless otherwise amended by the following conditions. Streets and Circulation 2. The Applicant shall comply with the requirements of the City Engineer as stated in the letter dated October 11, 1983. 3. All street right of way shall be dedicated and approved in accordance with the General Plan Circulation Element and city standards in effect at the time of recordation. 4. Washington Street, 48th Avenue and Adams Street shall be constructed to their ultimate half width right-of-way standards. 5. The Washington Street half -width improvement shall be for the entire segment between the north boundary of Isla Mediterranea and Oreste Drive. The developer shall enter into a reimbursement agreement with the City for the costs of this off -site improvement; the reimbursement agreement shall- , be subject to the approval of the City Council and City Attorney. 6. "No Parking Any Time" signs shall be posted at approximately 300-foot intervals along the entire length of Washington Street to be improved. 7. The Applicant shall provide funds for traffic signalization in the amount as determined via completion of the General Plan Circulation Element and/or approval of the City Engineer. 8. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install a minimum 6 -foot-wide concrete pedestrian walk/bicycle path along the east side of Washington Street adjacent to the tract boundary. The path shall have a meandering design as shown on Exhibit "D". 9. Prior to the issuance of a building permit for the installation of road gates at the entrances to the project, the Applicant shall submit plans showing the location and design of the gates and gatehouse (if proposed) to the Commmity Development Department for review and approval. The plans shall provide for two (2), 12-foot lanes in each direction. Land- scaping on the median islands shall be restricted to a maximum height of 36 inches. All entrances shall have a "turn -around" loop to allow egress of vehicles who do not pass through the gated entry. CONDITIONS OF APPROVE PROPOSED TENTATIVE. TRACT NY1P �V 19458 ViN CONSOLIDATED, INC., APPLICANT Page Two. 10. The developer shall be responsible for the installation and landscaping of the raised center median island located within the half -section right-of-way of Washington Street adjacent to the project, or participate in an assessment district for the installation of a center median on Washington Street. The median island shall be installed at such time that the street improvements for Washington Street are installed by the owner of the adjacent property located to the west. 11. The Applicant shall install street lighting along Washington Street adjacent to the project and along Adams Street and 48th Avenue at inter- sections and the project entry, in accordance with a street lighting plan approved by the City Ccnv uiity Development Department. Upon installation, ownership of the lights shall be transferred to the City. Miscellaneous 12. Fire protection shall be provided in accordance with the requirements of the Uniform Fire Code and the following additional provisions: a. Due to the high density, three-story design and limited access to the condominiums on the island, these units shall be protected by an automatic sprinkler system as per modified NFPA 13D. The fire - flow for the island shall be a 1250 GPM, and 2500 GPM for the perimeter or "lakeshore" units. b. All streets and driveways with lengths in excess of 150 feet as measured from the major thoroughfare shall be provided with adequate turn -around areas or other alternative access, as approved by the City Fire Marshall and the City Engineer. C. All gates shall have an approved radio receiver which will accept signals from the emergency transmitters of the Riverside County Sheriff and Fire Departments and which will activate the gates to provide emergency access. d. All bridges shall be designated to withstand the weight of emergency vehicles being a maximum of 16 tons. e. There shall be a minimum 24-foot wide total clearance on all streets and driveso Parking shall be restricted in those areas necessary to provide this minimsn width access. 13. The water and sewage disposal systems shall be installed in accordance with the requirements of the Riverside County Health Department, as stated in their letter dated November 23, 1983. 14. The Applicant shall comply with the requirements of the Coachella Valley Water District, as stated in their letter dated October 12, 1983. 15. The Applicant shall submit plans showing the location and design of the project perimeter walls or fences, the landscaping of the setback and right of way areas, and the design and location of the sidewalks b:) the CMmunity Development Department for review and approval. The approved landscaping and improvements shall be installed prior to the issuance of occupancy permits. landscaping shall be maintained in a healthy and viable condition for the life of the project. 0 CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT MAP NO. 19458 VTN CONSOLIDATED, INC., APPLICANT Page Three. 16. Tract phasing plans, including any proposed phasing of public improvements, shall be submitted to the City Engineer and Community Development Department for review and approval. 17. Prior to the recordation of the final record map, the Applicant shall provide for mitigation of the impact on the fringe -toed lizard by complying with requirements of the mitigation agreement as approved by the City Council and in effect at the time of recordation. 18. At the time of the issuance of building permits, the Applicant shall comply with the requirements of the mitigation agreement between the City and Desert Sands Unified School District, as approved by the City Council and in effect at the time of recordation. 19. Prior to the recordation of the final map, the Applicant shall submit to the Commmuni.ty 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 aaners of the individual units for reasonable maintenance costs shall be estab- lished and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the home- owners association. 20. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following public agencies: ° Riverside County Environmental Health Department ° City Engineer ° City Fire Marshall ° Community Developmment Department, Planning Section Evidence of said permit or clearance from the above agencies shall be presented to the Building Section at the time of the application for a building permit for the use contemplated herewith. I El CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT MAP NO. 19458 VTN CONSOLII ALTED, INC., APPLICANT Page Four. 21. The developer shall pay the proportionate share of costs or participate in any assessment districts formed, at the option of the city, for the public street lighting, the installation and landscaping of a center median and the undergrounding of overhead utility lines along Washington Street and Adams Street. CITY OF LA QUTh'TA Department of Community Development RE D Ell y E D 78-105 Calls Estado La Quints, CA 92253 OCT 131983 City of La Quiinta REQUEST FOR COMM DATE September 26, 1983 TO: City Engineer _Desert Sande Unified School District _Fire Marshall _Coachella Valley Water District _Health Department _Southern California Water Company _Building Department _General Telephone _Water Quality Control Board _Southern California Gas Company _County Planning _Postmaster _City of Homeowners Association Cal Trans _Chamber of Commerce FROM: Sandra Bonner, Principal Planner SUBJECT: Request for Comments on the Following Project: Tentative Tract No. 19458 a proposed 154 acre development with 520 attached single-family dHrellings, and 374 statutory condominium units oriented around a man-made lake. This case is scheduled for hearing on NoveTher 8, 1983 Comments are requested by October 21, 1983 Cases filed concurrently: _General_Plan Anmdment 83_001, Change of Zone 83_ 003 / I D ® f b. i M�rA S 6 .� f F:,�/ .ram �i PPS i.. �.�r�•.�� ���, ncCe auc Submitted By: Telephone No./ Title: t ) ��T77 Date —DEPARTMENT OF 3575 . 11th STREET MALL (POST OFFICE BOX 1370) • RIVERSIDE, CA 92502 H. Ralph Luchs, R.S. Administrative Supervisor Environmental Health Division P.O. Box 1370 Riverside, CA 92502 Ph. (714) 787-6543 November 23, 1983 ALTH P. HAMILTON II, M.D.. MPH DIRECTOR OF HEALTH City of La Quinta Department of Community Development 78-105 Calle Estado La Quinta, CA 92253 RE: TRACT NO. 19458; A proposed subdivision of a portion of the SE', of Sec. 30, T5S, R7E, SBB&M, in the State of California. (547 Lots and 374 Condominium Units). Gentlemen: The Department of Public Health has reviewed Tentative Map No. 19458 and recommends that: A water system shall be installed according to plans and specifications as approved by the water company and the Health Department. Permanent prints of the plans of the water system shall be submitted in triplicate, with a minimum scale not less than one inch equals 200 feet, along with the original drawing, to the County Surveyor. The prints shall show the internal pipe diameter, location of valves and fire hydrants; pipe and joint specifications, and the size of the main at the junction of the new system to the existing system. The plans shall comply in all respects with Div. 5, Part 1, Chapter 7 of the California Health and Safety Code., California Administrative Code, Title 22, Chapter 16, and General Order No. 103 of the Public Utilities Commission of the State of California, when applicable. The plans shall be signed by a registered engineer and water company with the following certification: "I certify that the design of the water system in Tract No. ,19458 is in accordance with the water system expansion plans of the Coachella Valley Water District, and that the water service, storage and distribution system will be adequate to provide water service to such tract. This certification does not con- stitute a guarantee that it will supply water to such tract at any specific quantities, flows or pressures for fire protection or any other purpose." This certification shall be signed by a responsible official of the water company. The plans must be submitted to the County Surveyor's Office to review at least two weeks prior to the request for the recordation of the final map. Reply to 40 City of La Quinta -2- November 23, 1983 TRACT NO. 19458 This Department has a statement from the Coachella Valley Water District agreeing to serve domestic water to each and every lot in the subdivision on demand providing satisfactory financial arrangements are completed with the subdivider. It will be necessary for the financial arrangements to be made prior to the recordation of the final map. This Department has a statement from Coachella Valley Water District agreeing to allow the subdivision sewage system to be connected to the sewers of the district. The sewer system shall be installed according to plans and specifications as approved by the district, the County Surveyor and the Health Department. Permanent prints of the plans of the sewer system shall be submitted in triplicate, along with the original drawing, to the County Surveyor. The prints shall show the internal pipe diameter, location of manholes, complete profiles, pipe and joint specifications, and the size of the sewers at the junction of the new system to the existing system. A single plat indicating location of sewer lines and water lines shall be a portion of the sewage plans and profiles. The plans shall be signed by a registered engineer and the sewer district with the following certification: "I certify that the design of the sewer system in Tract No. 19458 is in accordance with the sewer system expansion plans of the Coachella Valley Water District and that the waste disposal system is adequate at this time to treat the anticipated wastes from the proposed tract." The plans must be submitted to the County Surveyor's Office to review at least two weeks prior to the request for the recordation of the final map. It will be necessary for the financial arrangements to be made prior to the recordation of the final map. It will be necessary for the annexation proceedings to be completely finalized prior to the recordation of the final map. An acceptable covenant having to do with the maintenance and operation of recreational facilities must be filed with this Department. We will accept this covenant. as a tentative agreement, and it will be necessary to record all covenants or agreements, etc., involving the recreational facilities with the Recorder, County of Riverside, and a copy of the recorded agreement filed with this Department concurrently with the recording of the final map of this subdivision. The Coachella Valley Water District will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. Arrangements must be made with the district for the relocation of existing, conflicting facilities. The water from the artificial man-made lake shall be from an approved source. The lake will be constructed and maintained in such a manner so as not to create a public health hazard and shall not be used for any human body contact sports such as bathing, swimming, or wading. City of La Quinta -3- November 23, 1983 TRACT NO. 19458 The usage of lake water to irrigate landscaping shall be properly labeled/identified with regard to plumbing fixtures. Prior to recordation of the final map, the Coachella Valley Water District must exhibit/present evidence that the temporary effluent treatment lagoon system or additional sanitary sewers can in fact, handle the substantial increase in dwelling units. Very truly yours, Earl E. Tuntland, R.S., M.P.A. Environmental Health V�rvicesanager uchs, R.S. Administrative Supervisor HRL:cg xc: C.R.W.Q.C.B. - Colorado River Basin Reg. Environmental Health Division - Indio +• IOW .�IATEq ESTABLISHED IN 1918 AS A PUBLIC AGENCY ��STRI�Z COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 - TELEPHONE 3) 398-2651 (619) DIRECTORS OFFICERS RAYMOND R. RUMMONDS, PRESIDENT LOWELL 0. WEEKS, GENERAL MANAGER -CHIEF ENGINEER TELLISCODEKAS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN P. POWELL October 12, 1983 VICTOR B. HARDY, AUDITOR PAUL W. NICHOLS REDWINE AND SHERRILL, ATTORNEYS STEVE D. BUXTON File: 0163.11 0421.1 0721.1 Planning Commission, City of La Quinta Post Office Box 1504 La Quints, California 92253 Gentlemen: Subject: Tract 19458, Southeast Quarter, Section 30, Township 5 South, Range 7 East. San Bernardino Meridian This area lies on the sandy area in the northerly portion of La Quinta and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The District will furnish domestic water and sanitation service to this area in accordance with the current regulations of this District. The District will need additional facilities to provide for the order:Ly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the District for such purpose. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There may be conflicts with existing District facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the District for the relocation of these facilities. OCT 171983 City of La Quinta CS:dlb Yours very truly ,.52C -� 05, Lowell 0. Weeks Ge Oral Manager -Chief Engineer cc: Department of Public Health, Indio TRUE CONSERVATION USE WATER WISELY \ \- : \ \0 uu >7ag$j}\=// $ !)§\ k($ )}+\}\\\)\§// . @ �-3 �\/((�\� :2a /\\\\\\ $7 §)\f)§9 E k _ ! � | � � , \/!\ :/,\/j) .y r ©®e - \\}}\22<\) \\\ �{ m(()\/}\\� \))\j \( §(� (�$ 5�2 ƒ)/ k SITE DEVELOPMENT PLAN The site of Isla Mediterranea lies between Washington Street and Adams Street at the intersection of future Avenue 48. In planning this community, the objective was to create an archi- tecturally attractive living environment with a density and product design that would make development of the project finan- cially feasible. In achieving this density, however, it was especially important to provide all units with visual openness, thereby alleviating the closed -in feeling that is normally inher- ent in attached home developments. Instead of creating this openness through the standard land planning tools of a golf course or greenbelts -- which are so common in desert area com- munities -- it was decided to create a distinctive "personality" for the project by including a massive lake which, literally, would be within steps of every unit. Whereas many housing devel- opments feature a centrally located lake surrounded by a very limited number of high-priced waterfront homes, at Isla Mediter- ranea virtually every home will have a view of the lake or will. be within a few yards of the water. In addition to providing extensive visual openness for the com-- munity, the lake also serves to physically "buffer" the higher density "Island" condominiums from land uses bordering the project, as well as from the lower density "Lakeshore" homes on the perimeter of the community. The overall project was planned so that it is buffered on four sides from adjacent land uses by an internal loop circulation road which runs between the perimeter homes and the property line. Further insulating the community on all four sides will be a six-foot high fence or wall. On the three sides of the site which border streets, the fence will consist of masonry block pilasters connected by wrought iron. This type of construction will provide views of the lake and community from outside the project. The north side of the project will be separated from the adjacent land use by a solid masonry wall. A landscaped greenbelt and jogging trail will be located immediately inside the fence and wall on all four sides. The continuous loop access system for the community can be entered or exited from entries on each of the three roads which will border the project. In addition, a circulation "spine" running down the ridge of the island provides ingress and egress at two points from the loop road. The island at the center of the community will be created from the soil generated by the construction of the lake. The island will rise to a height of 25 feet in the center. This increase in grade from the shoreline to the center of the island allows the condominiums units to be "stepped" up the slope, providing virtually all units with a view of the lake. This grading concept, combined with the design of the condominium buildings, means residents will not have to walk up or down more than one - and -one-half flights of stairs to reach any unit from the parking area, despite the fact that the buildings rise to three stories. The "Island" units, which will have detached garages, will be grouped in seven clusters, each with several landscaped parking courts. Two -bedroom units will have two assigned covered parking spaces each, while one -bedroom units are designed with a ratio of one -and -one-half spaces per unit (one covered space per unit). "Lakeshore" units have either attached two -car garages or attached one -car garages with carports. In addition to assigned parking, the "Island" and "Lakeshore" areas of the community will have one open guest space for every two units. Due to their location on the numerous finger -like peninsulas that form the perimeter of the project site, 75% of the "Lakeshore" units have actual lake frontage. In addition to creating a series of small neighborhoods, the clustering of these units around short cul de sacs on the peninsulas alleviates traffic safety problems common with longer residential streets. Besides the activities offered by the large sports center, which will be in the southwest corner of the site (at the intersection of Washington Street and future Avenue 48), Isla Mediterranea residents will be able to enjoy swimming and boating. A major, boat landing for small boats will be near the main entry of the project and there will be small boat docks at the end of the numerous bays formed by the peninsulas. Also, swimming pools will be interspersed throughout the community, placing all resi- dents within a short walk of a pool. ISLA MEDITERRANEA PROJECT TABULATION TOTAL AREA DWELLING UNITS Lakeshore Island DENSITY Lakeshore Island AREAS Sports Center Lake Bldg. cov. (max. 60% of gross) Paving Net landscaped open space Landscaped/Sport Center/Lake (min. 40% of net) PARKING Lakeshore Island GUEST PARKING 152 Acres 520 Units 374 Units 894 Total 520/117.9 Ac. = 4.44 du/ac 374/ 34.1 Ac. = 10.96 du/ac 7.65 Acres 38.6 Acres 24.4 Acres 29.1 Acres 52.21 Acres 98.46 Acres 16% of gross 34% of gross 80% of net 2 cov. spaces/unit 2 cov. spaces/ 2 Bd. unit 1 cov. plus 1/2 open/.1 Bd. unit 1/2 space/unit w •LAKESHORE" HOMES The "Lakeshore" condominiums will be offered in four different "townhome"-style floorplans, ranging in size from a one-story plan with two -bedrooms, two -baths and 1,078 sq. ft. of living space to a two-story model with two bedrooms, den, two baths and 1,562 sq. ft. Each of the two end units will have an attached two -car garage, while the two interior units will have attached one -car garages; and carports. The carports are used in place of larger garage, in order to allow more natural light to penetrate through to the front of the interior units, which normally would have light sources only at the rear. Skylights and atriums will provide additional natural light to the interiors of the homes. The "Lakeshore" homes will feature traditional Spanish/Mediter-• ranean architecture highlighted by tile roofs, exterior plaster, wood trim, ornamental wrought iron and brightly colored canvas awnings. w as r v is r ur a �.�fL� �i I'�I .r rx ��i�1•Y Yx Sal/H+ inn rMa I ANNIN ! Jx q MOM • s r 1 gill � Ci�l?31 pNlllll'N F` : r"-' .; ■ r III_ MI I Somme "ISLAND" The "Island" condominiums will be offered in four different floorplans, ranging in size from a single -level plan with one bedroom, one bath and 800 sq. ft. of living space to a two -level model with two bedrooms, two -and -one half baths and 1,182 sq. ft. Stacked and joined in combinations of up to six units per build- ing, these homes are designed to take advantage of the lake views offered from the rear of each unit. Although the buildings will be three stories high, the fact that they will be built using a stepped grading concept means no resident will have to walk up or down more than one -and -one half flights of stairs to enter a unit from the parking area. Like the "Lakeshore" units, the "Island" homes will feature a Spanish/Mediterranean exterior design including tile roofs, exterior plaster, wood trim and ornamental wrought iron. i�`� art, �I�:+a�� ... � r d i.za � r' c lie LA 11 A Y_® H�.qqm 4 ♦' � I it ��� �,�tl �`• � _ by FINE: 1447 1l� miff, : �r- _ right side D A ISLAND ELEV TI • N- % CITY OF LA QUANTA , CA. e��s an nnuraneaq X.& Q & V 'r.X_a`r, LTa. �iiedi ff®AM. 1 ®Kiyotoki Associate Architects and Land Planner ITEM NO. DATE PLANNING COMMISSION MEETING RE: MOTION BY : - DE MSIMR.M MDRAN MULING THMMURM SECOND BY: BRAWr DE GA.SPERIN <jNDRAN MULING THORNBURGH ROLL CALL VOTE: CO!lKIS SIONERS : AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA S. C. TO: The Honorable Chairman & Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: PLOT PLAN NO. 85-250 LOCATION: West Side of Avenida Alvarado; 150' North of Calle Tecate APPLICANT: American General Development Corporation REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale BACKGROUND 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 another typical 5,000 sq.ft. lot located in the City's Cove area. The Applicant has submitted two other single-family proposals concurrent with this one; Plot Plan No. 85-251, which is adjacent to the south, and Plot Plan No. 85-252, located on the east side of Avenida Alvarado, 100' south of Calle Potrero. This unit will be located on the west side of Avenida Alvarado, 150' north of Calle Tecate. Existing development is limited, but varied. The block containing this lot has 17 other vacant parcels. Existing units are predomin- antly stucco, with gabled or flat roofs. Average height is about 15 feet, while earthtone or lighter colors have been incorporated. The number of vacant lots in the area, along with the varying designs of existing units dictates a need for a design pattern to be established. 4. Environmental Assessment: The project is categorically exempt from the requirements 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 floor plan with three bedrooms -and 1-3/4 bathrooms. The net usable laving STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. area of the floor plan is 1,464.8 sq.ft. All three bedrooms are at least 10' x 10' clear. The garage has access to the entry hall of the house as well as pedestrian access to the sideyard area. The Applicant changed his plans at submittal to reflect the 20' x 20' clear dimension for the garage. This same floor plan will also be used for Plot Plans Nos. 85-251 and 85-252, which were submitted along with this application. Regarding the exterior and design of the house, it is a modern Spanish style, and will have Navajo white -colored stucco with brown trim. The roof design will be standard gable, with offset roof pitches of 5 and 12 and 6 and 12, and will have a composition shingle covering. The height of the unit from pad to roof peak is 15.6', but the ornamental monument above the master bedroom at the front elevation increases the height to 18.31. The Applicant will have to adjust this feature for those units which will incorporate it in order to comply with the 17' height limitation in the Cove. The following setbacks are provided: * 5' Sideyards * 20' Front Yard * 23' Rear Yard ADDITIONAL COMMENTS American General Development Corporation has had no prior applications or approval activity. The proposal is in conformance with City standards and policies relative to single-family developments, with the exception of exceeding the 17' height limit. Also, the Applicant proposes an asphalt shingle roof. Staff feels that a tile roof covering would not only maintain the integrity of the proposed design, but would also aid in creating better design standards in this area, and the rest of the Cove in general. 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 COMMISSION January 28, 1986 Page 3. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 85-250 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: 7awrenCe ROVED BY/.Wallace Nesbit L. Stevens, AICP Planning Assistant Community Development Director WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B and C contained in the file for Plot Plan No. 85-250, 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 become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun with the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the :irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 85-250 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement 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. The house will incorporate a tile roof, with the color of the tile to vary from the adjacent proposed unit (Plot Plan 85-251). 12. The garage shall be at least 20' x 20' clear, as amended on the original plans by the Applicant's representative. 13. The highest elevation of the unit, with the exception of the chimney structure, shall not exceed 171. This shall be verified by the Planning Department prior to permit issuance. 14. The elevations shall conform substantially to those shown for the gabled roof design, except where these conditions make modification. MEMORANDUM CITY OF LA OUINTA 5. D. TO: The Honorable Chairman & Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: PLOT PLAN NO. 85-251 LOCATION: West Side of Avenida Alvarado; 100' North of Calle Tecate APPLICANT: American General Development Corporation REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale BACKGROUND 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 another typical 5,000 sq.ft. lot located in the city's Cove area. The Applicant has submitted two other single-family proposals concurrent with this one; Plot Plan No. 85-250, which is adjacent to the north, and Plot Plan No. 85-252, located on the east side of Avenida Alvarado, 100' south of Calle Potrero. This unit will be located on the west side of Avenida Alvarado, 100' north of Calle Tecate. Existing development is limited, but varied. The block containing this lot has 17 other vacant parcels. Existing units are predomin- antly stucco, with gabled or flat roofs. Average height is about 15 feet, while earthtone or lighter colors have been incorporated. The number of vacant lots in the area, along with the varying designs of existing units dictates a need for a design pattern to be established. 4. Environmental Assessment: The project is categorically exempt from the requirements 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 floor plan with three bedrooms -and 1-3/4 bathrooms. The net usable living ® 0 STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. area of the floor plan is 1,464.8 sq.ft. All three bedrooms are at least 10' x 10' clear. The garage has access to the entry hall of the house as well as pedestrian access to the sideyard area. The Applicant changed his plans at submittal to reflect the 20' x 20' clear dimension for the garage. This same floor plan will also be used for Plot Plans Nos. 85-250 and 85-252, which were submitted along with this application. Regarding the exterior and design of the house, it is a modern Spanish style, and will have grey colored stucco with Swordfish Blue trim. The roof design will be a hip style, with offset roof pitches of 5 and 12, and will have a concrete tile roof covering. The height of the unit from pad to roof peak is 15.6', but the ornamental monument above the master bedroom at the front elevation increases the height to 18.31. The Applicant will have to adjust this feature for those units which will incorporate it in order to comply with the 17' height limitation in the Cove. The following setbacks are provided: * 5' Sideyards * 20' Front Yard * 23' Rear Yard ADDITIONAL COMMENTS American General Development Corporation has had no prior applications or approval activity. The proposal meets all City Standards and policies relative to design, setbacks and other zoning requirements. The elevation proposed is different from that proposed for Plot Plan No. 85-250. This is based on a hip roof design and will also have different window, front door, and garage door treatments, as shown in the elevations. 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. 4 STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 85-251 in accordance with Exhibits A, B and C and subject to the attached conditions. PREE/PARED BY: Wallace Planning Assistant WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C /APPROVED7:� 'Law a L. Stevens, AICP Community Development Director THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B and C contained in the file for Plot Plan No. 85-251, 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 become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun with the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment strshall be ground mounted, or screened entirely bythe roof 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. B. The driveway shall be surfaced with on rete xn4"hheader) ave asphaltic concrete connecting pavement 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: * 4 side County Health Department River * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 85-251 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The garage shall be at least 20' x 20' clear as amended on the original plans by the Applicant's representa- tive. 13. The elevations shall conform substantially to those shown for the hip style roof design. 4 0 MEMORANDUM CITY OF LA QUINTA 5, E. TO: The Honorable Chairman & Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: PLOT PLAN NO. 85-252 LOCATION: East Side of Avenida Alvarado; 100' South of Calle Potrero APPLICANT: American General Development Corporation REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale BACKGROUND 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 sq.ft. lot in the subdivided Cove area, located on the east side of Avenida Alvarado; 100' south of Calle Potrero. The immediate area adjacent to the site is moderately developed with a wide variety of designs. The units are generally characterized as having stucco siding with pitched roofs of varying designs, with gravel or rock covering. The average height is 14-15'. To the south and east of the site are predominantly vacant lots, with 15 of the 24 lots on this block being vacant. Plot Plans 85-250 and 85-251 are located on the west side of Avenida Alvarado, about 250' south of this site. 4. Environmental Assessment: The project is categorically exempt from the requirements 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 floor plan with three bedrooms and 1-3/4 bathrooms. The net usable living STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. area of the floor plan is 1,464.8 sq.ft. All three bedrooms are at least 10' x 10' clear. The garage has access to the entry hall of the house as well as pedestrian access to the sideyard area. The Applicant changed his plans at submittal to reflect the 20' x 20' clear dimension for the garage. This same floor plan will also be used for Plot Plans Nos. 85-250 and 85-251, which were submitted along with this application. Regarding the exterior and design of the house, it is a modern Spanish style, and will have beige colored stucco with brown trim. The roof design will be standard gable, with offset roof pitches of 5 and 12, and 6 and 12, and will have a concrete tile roof covering. The height of the unit from pad to roof peak- 15.61, but the ornamental monument above the master bedroom at the front elevation increases the height to 18.3'. The Applicant will have to adjust this feature for those units which will incorporate it in order to comply with the 17' height limitation in the Cove. The following setbacks are provided: * 5' Sideyards * 20' Front Yard * 23' Rear Yard ADDITIONAL COMMENTS American General Development Corporation has had no prior applications or approval activity in the City. Other than exceeding the 17' height limit, Staff has no further comments regarding this proposal. 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 COMMISSION January 28, 1986 Page 3. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 85-252 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: vv aMA��� Wallace Nesbit Planning Assistant LWRI .`Ri Atchs: 1. Conditions 2. Exhibits A, B and C APPVEDZ/� Lawrence L. Stevens, AICP Community Development Director J THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B and C contained in the file for Plot Plan No. 85-252, 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 become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun with the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 85-252 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The garage shall be at least 20' x 20' clear as amended on the original plans by the Applicant's representa- tive. 13. Some variation between the gable elevations used on Plot Plans 85-250 and 85-252 shall be provided, and shall be outlined to the Planning Department at the time of plan check submittal. 14. The highest elevation of the unit, with the exception of the chimney structure, shall not exceed 171. This shall be verified by the Planning Department at the time of plan check submittal. MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: PLOT PLAN NO. 86-255 LOCATION: South Side of Calle Fortuna; 200' East of Desert Club Drive APPLICANT: Curtis Loser REQUEST: Approval to Construct a Single -Family Dwelling Intended for Personal Residence BACKGROUND 1. General Plan: Low Density Residential (2-4 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200-Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The existing site area is a 15,450 sq.ft. (.35 acre) lot located on the south side of Calle Fortuna, approximately 200' east of Desert Club Drive. Of the 10 lots on the block, six are developed. The site is adjacent to Plot Plan 85-236, which was approved 12/10/85 for Mr. Louis Campagna. The existing units are all stucco sided homes with either rock or tile roof covering. Roof pitches range from 3 and 12 to 5 and 12, and heights from 14' to 161. With the exception of the Campagna residence and the unit immediately east of Plot Plan 85-236, the lots are generally under built, with units being in the 1300 to 1700 sq.ft. range. Design characteristics are not particularly innovating, considering the capacity of the lots for more variable architecture. It should be noted that Calle Fortuna is designated a local street by the La Quinta General Plan, with a right-of-way of 60'; the existing right- of-way is 50'. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. 5. Description of Request: The Applicant proposes a single-family dwelling which will be his personal residence. The proposed unit has a net usable living are of 1498.4 sq.ft., and incor- porates 1-3/4 baths and 3 bedrooms into the floor plan. All bedrooms exceed the 10' x 10' clear dimension requirement. The garage has pedestrian access to a rear patio and access into the unit through a laundry room, and the clear dimensions are 20' across x 27' deep. The siting of the house on the lot provides the following yard setbacks: East Sideyard - 8'8" West Sideyard - 18' Front Yard - 25' Rear Yard - 71' The exterior walls will have stucco siding; the Applicant has not yet determined the color. The roof will be red clay tile, and the trim will be natural wood, stained dark brown. The roof design will be gabled with a partial hip roof at the south- east elevation. The roof pitch will be 4 and 12 with a height of just over 171. The house will have red clay brick stairways at the front, rear and side entrances to the house itself. The garage door will be metal with a baked enamel finish. ADDITIONAL COMMENTS The Applicant has had no previous development activity in La Quinta. The unit proposed meets all requirements set forth regarding zoning, architectural review and other applicable City policies for single- family development. Staff feels that there are no major problems with the request as submitted which cannot be addressed through conditional approval. 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. 86-255 in accordance with Exhibits A, B and C and -subject to the attached conditions. 11 El STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. P/R,E/PnAoRED BY: Wallace Nesbit Planning Assistant WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C APP O,/ ED B ' [/mil. Lawrence L. Stevens, AICP Community Development Director THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B and C contained in the file for Plot Plan No. 85-255, 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 become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun with the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. 'Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. Refuse containers and bottled gas containers shall be 11", AniPd by fencina or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 85-255 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. stucco color shall vary from surrounding development, but shall still be compatible. The adjacent Plot Plan 85-236 proposes a gray stucco, and therefore, this unit should not incorporate this color, and the color chosen by the Applicant shall be noted on the plans at the time of the plan check. 13. All roof eaves and overhangs shall be a minimum of 18". 14. Height of the unit from pad shall not exceed 17'. MEMORANDUM CITY OF LA QUINTA 5, G. TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: PLOT PLAN NO. 8�-256 LOCATION: 55-405 Pebble Beach, La Quinta, CA (PGA West) APPLICANT: Sunrise Company REQUEST: Approval to construct a custom, single-family dwelling intended for sale. 1. General Plan: Low Density Residential (2-4 Dwellings Per Acre); Specific Plan No. 83-002 (PGA West). 2. Zoning: R-2 (Multiple Family Dwellings). 3. Existing Conditions: The project site is within PGA West, a portion of Tract Map No. 20717. The site is located on the residential island portion surrounded by the PGA Stadium Golf Course. As part of Tract Map No. 20717, the site is one of 16 lots to be custom designed by each lot owner (refer to Attachment No. 1, Tract Map). The site and surrounding area is primarily vacant or undeveloped. However, condominium development has begun along the northwest perimeter of the residential island. Partial street improvements have been made to the site. The Applicant anticipates completing all improvements to the island, except for housing development, by March of this year. The 143' x 150' dimensioned (21,450 square feet) site is graded flat having an east -west orientation. The site is elevated slightly to take advantage of the view overlooking the loth fairway of the golf course. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. H 'Ell STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. 5. Description of Request: The Applicant, who is the major contractor of residential development for PGA West, is requesting approval to construct a single-family house intended for eventual sale. Plot Plans Nos. 86-256 and 86-257 are the first such plan submittals for custom, single-family development at PGA West. The house has a generous 6,160 square feet of internal living space with four bedrooms, 4-1/2 baths, an attached, two -car/ two golf cart garage, and several amenities. Amenities include a cabana, swimming pool, and spa. The house will have an earth - tone color scheme with a Navajo White exterior plaster siding, with light brown, stained wood trim. windows will be bronze glazed with dark bronze window frames. The roof will be covered with orange, clay mission tile. The paving of the driveway will be tan colored. The contemporary architecture of the building utilizes large roof overhangs and rectangular symmetry details. The overall height of the building is 20 feet. The setbacks are as follows: * Front Yard - 20 Feet * Rear Yard - 30 Feet * Side Yards - 10 Feet According to the Applicant, the house will be sold fully furnished and decorated, for between $1.2 and $1.5 million dollars. STAFF COMMENTS AND ANALYSIS Although the site is not located within an area requiring compliance with the City's adopted standards for single-family houses, the project exceeds all single-family development requirements. The house complies with both the Master PGA West and Tract CC&R's in terms of design standards, colors, and submittal requirements. The house design is compatible with surrounding, existing and planned development in the PGA Project Area. Based on the PGA West CC&R's, developer (Sunrise) designed houses are exempt from review and approval from the Architectural Review Committee. However, it is expected that lot owners, other than the developer, will be submitting plans for similar custom, single-family houses. Therefore, the Applicant is encouraged to provide the Community Development Department with PGA West Architectural Committee documentation to appropriately process future housing submittals. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. 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-2 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. 4. The project is consistent with the PGA West CC&R's. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-256 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: Gary W. Price Associate Planner GWP:dmv Atchs: 1. Conditons 2. Exhibits A, B and C AP OVED B Lawrence L. Stevens, AICP Community Development Director THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A, B and C contained in the file for Plot Plan No. 85-256, 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 become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun with the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: x Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Coachella Valley Unified School District E CONDITIONS (Cont'd) - PLOT PLAN NO. 85-256 10. The Applicant shall pay a school development fee as determined by the Coachella Valley Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Coachella Valley Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The Applicant is encouraged to submit to the Community Development Department, PGA West Architecture Committee documentation to appropriately process future single-family house plans at PGA West. ' ' 1 �PEI g',ti h cif yip ) - � gEyµ ' 1 i 1 • rR< < NORTH !GALE �aac�� ap�� LN aV.l GENERAL NOTES OWNER %%E' SSV GS G IONN wSWC T. n D [� RUBORIIDER � � •D PµY[ TYMvi wu) 91I�R SE ±Oi, GgNVP SiFP" 6RWES M! YbECT i0 Gn.wG[ iry 111'17`>rvw.` (P+RRv ro SCGTid1 u.�. LEGAL DERCR®T1011 ' _ ', G4ur 6 F,2F>bP F[Gr.F�WS $T! w EyiOry d nx W d[iW G nm n ___ •..-.. 1.... e..._. EF059A wvD KOx �.rvD MEgS. PEH xeiaFtse F[e�D ry TBITATNE TRACT MAR NO. 2071' s YICIHITT MAP--•:.i. Leda_ _ ,- �..� 1, ATTACHMENT NO. 1 is MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: January 28, 1986 SUBJECT: PLOT PLAN NO. 8)-257 LOCATION: 55-555 Pebble Beach, La Quinta, CA (PGA West) APPLICANT: Sunrise Company REQUEST: Approval to construct a custom, single-family dwelling intended for sale. BACKGROUND 1. General Plan: Low Density Residential (2-4 Dwellings Per Acre); Specific Plan No. 83-002 (PGA West). 2. Zoning: R-2 (Multiple Family Dwellings). 3. Existing Conditions: The project site is within PGA West, a Portion of Tract Map No. 20717. The site is located on the residential island portion surrounded by the PGA Stadium Golf Course. As part of Tract Map No. 20717, the site is one of 16 lots to be custom designed by each lot owner (refer to Attachment No. 1, Tract Map). The site and surrounding area is primarily vacant or undeveloped. However, condominium development has begun along the northwest perimeter of the residential island. Partial street improvements have been made to the site. The Applicant anticipates completing all improvements to the island, except for housing development, by March of this year. The 120' x 150' dimensioned (18,000 square feet) site is graded flat having an east -west orientation. The site is elevated slightly to take advantage of the view overlooking the loth fairway of the golf course. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 2. 5. Description of Request: The Applicant, who is the major contractor of residential development for PGA West, is requesting approval to construct a single-family house intended for eventual sale. Plot Plans Nos. 86-256 and 86-257 are the first such plan submittals for custom, single-family development at PGA West. The house has a generous 5,522 square feet of internal living space with four bedrooms, 4-1/2 baths, an attached, two -car/ two golf cart garage, and several amenities. Amenities include several patios and terraces, a pool and spa. The house will have an earthtone color scheme with beige "La Habra" plaster sidings with a light brown accent detail. The windows will be bronze glazed with dark bronze window frames. The roof will be covered with orange, clay mission tile. The paving of the driveway will have an adobe brown color. The house's design incorporates an ultra -modern architecture with rectangular symmetry and a flat roof with varying roof lines. The design utilizes large supporting columns to give the house a massive look. The overall house height is 171. The setbacks are as follows: * Front Yard - 20 Feet * Rear Yard - 30 Feet * Side Yards - 10 Feet According to the Applicant, the house will be sold fully furnished and decorated, for between $1.2 and $1.5 million dollars. STAFF COMMENTS AND ANALYSIS Although the site is not located within an area requiring compliance with the City's adopted standards for single-family houses, the project exceeds all single-family development requirements. The house complies with both the Master PGA West and Tract CC&R's in terms of design standards, colors, and submittal requirements. The house's ultra -contemporary design will introduce a unique archi- tecture to PGA West. The house utilizes massive roof overhangs at certain sections of the house which will provide for appropriate shading and energy efficiencies. To require a minimum 18" perimeter roof overhang around the entire house, per City adopted standards, would detract from the unifying character of the house. Based on the PGA West CC&R's, developer (Sunrise) designed houses are exempt from review and approval from the Architectural Review Committee. However, it is expected that lot owners, other than the developer, will be submitting plans for similar custom, single-family houses. Therefore, the Applicant is encouraged to provide the Community Development Department with PGA West Architectural Committee documentation to appropriately process future housing submittals. - STAFF REPORT - PLANNING COMMISSION January 28, 1986 Page 3. rrunTVnc 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-2 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. 4. The project is consistent with the PGA West CC&R's. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-257 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: Gary W. Price Associate Planner GWP:dmv Atchs: 1. Conditons 2. Exhibits A, B and C APP � B VED 7 L wrence L. Stevens, AICP Community Development Director E E THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: The development of the site shall be in conformance with the Exhibits A, B and C contained in the file for Plot Plan No. 85-257, 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 become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun with the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Coachella Valley Unified School District CONDITIONS (Cont'd) - PLOT PLAN NO. 85-257 10. The Applicant shall pay a school development fee as determined by the Coachella Valley Unified School District in accordance with the school mitigation agreement as approved by the.City Council and in effect at the time of issuance of a building permit. A letter from Coachella Valley Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The Applicant is encouraged to submit to the Community Development Department, PGA West Architecture Committee documentation to appropriately process future single-family house plans at PGA West. 4 WRTH ter SCALE VRAC T3 Moo 20y9 77 FIGENERAL SE ROTES OWNER 4— �111 �l 'IT =-IT7 I SUBDWME — T —.1rvR I I,, W, T�,,�) se cone 111T .R VEl eIl GyICT I 1—G, iw I MEDALAL DESGWTVN [NITY —ol TMATWETRACT MAP NO. 2071; ARA i I IIIVICNp- -4- vamp ATTACHMENT NO. 1 ITEM NO. L DATE PLANNING COMMISSION MEETING RE: G' D J d i I MOTION BY: BRANDT DE GASPERIN MORAN PALLING THORNBURGH SECOND BY: BRANDT DE GASPERIN MORAN PALLING THORNBURGH DISCUSSION ROLL CALL VOTE: 4kCO*!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT - DE GASPERIN - MORAN - PALLING - THOEMURMi - UNANIMOUSLY ADOPTED: YES NO MEMORANDUM 5• J CITY OF LA QUINTA TO: Planning Commission From: Community Development Department Cate: January 28, 1986 Subject: Establishing Review Schedule for General Plan Amendments Section 65358(b) of the California Government Code provides that no mandatory element of a General Plan can be amended more than four times during any calendar year. It further notes that each amendment may include more than one change. In attempting to implement this Section it would seem appropriate to set up a schedule for general plan reviews and limit the dates whereby applications for amendments can be made. If such applications were processed on an individual, on -demand basis, it is possible to use up the four times rather quickly. In order to maintain equity it seems best to establish a routine schedule to consider general plan amendments. The attachment describes two alternative approaches to such a schedule with one being a two-cycle approach and the other being a three -cycle. Either approach is acceptable and both leave an extra time or two for a "floating cycle" if a particularly important amendment warrants separate review. It is also evident in the three -cycle approach that there is some review being done on a year-round basis with virtually no break between cycles. It should also be noted that the procedure suggested allows for a review by the Commission and Council prior to the actual hearings for a particular cycle. This is not intended as a project review but rather as an opportunity to consider the scope of a particular request. Typically, applications relate to a particular property although the appropriate general plan consideration may be larger in scope. This extra review allows that larger scope to be considered at an early stage and tends to reinforce the general - rather than specific -nature of the general plan. You should also be aware that the Government Code does allow certain exceptions to the four -times -a -year rule. These include: ° an amendment for a residential project where at least 25 per -cent of the units will be available to low and moderate income persons and families. ° an amendment pursuant -to an order for general plan compliance by a court. January 28, 1986 Review Schedule for General Plan Amendments Page 2. ° an amendment to an airport land use plan to comply with the Public Utilities Code. ° an amendment to develop a certified local coastal program. ° an amendment for a "large scale urban development plan" with at least 70% gross acreage for open space or park purposes. I don't anticipate that these exceptions will affect us with any degree of frequency. The Cram unity Development Department recce rends approval of option 1 - the two-cycle review for General Plan Amendments with two floating reviews available for use if needed. Larwence L. Stevens, A.I.C.P. Community Development Director OPTION 1 c� � OPTION 2O- I �' Review Steps for General Plan Amendments -Cycle Review Three -Cycle Review Cycle I Cycle II Cycle I Cycle II Cycle III 1. Deadline for Applicant to File General Plan February 15 July 15 Dec. 15 April 15 August 15 Amendment Application 2. Staff Complete Review for Completeness of Early March Early August Early Jan Early May Early Sept. Submitted Applications 3. Staff Report to Planning Commission on Submittals March August Jan. May September PC Initiate Any Other meeting # 1 Meeting # 1 Meeting #1 Meeting # 1 Meeting # 1 Amendments or Expand Submittals 4. Staff Report to City Council on Submittals; March August January May September CC Initiate Any Other Ming # 2 Meeting # 2 Meeting #2 Meeting #=2 Meeting # 2 Amendments or Expand Submittals 5. Deadline for Applicant To Have Submittal April 1 September 1 Feb. 1 June 1 October 1 Deemed Complete 6. Transmittal for Agency Carment Mid April Mid September Early Feb. Early June Early October 7. Deadline for Agency Responses Early May Early Oct. Late Feb. late June Late October 8. Planning Cc unission May October March July November Hearing Meeting # 2 Meeting # 2 Meeting #1 Meeting # 1 Meeting # 1 June November April August December 9. City Council Hearing Meeting # 2 Meeting # 2 Keeting #1 Meeting # 1 Meeting # 1 ITEM NO. DATE PLANNING CCOMMISSION MEETING RE: C� D /� — l — ..w�m /CP < R_-_ate � —,"z, 0-- MOTION BY� DE C>kRWIIN "AN K LLING THOFMUP'M SECOND BY: BRANDT DE GASP VALLING THORNBURMi TTCl41CCTnXl ROLL CALL VOTE: COIXISSIONERS: AYE NO ABSTAIN ABSENT PRESENT k-- BRANDT — DE GASPERIN — MORAN — V ALLING — — THOEMURGH — UNANIMOUSLY ADOPTED: YES NO 0 0 MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Mwbers of the Planning Cammission From: Conrunity Development Department Otte: January 28, 1986 $Udject: REVIEW OF DEVELOPMENT APPLICATIONS FOR COMMERCIAL PROTECTS At their meeting of January 14, 1986, the Planning Cam fission requested information on the method of review for conmercial developments and expressed interest in changing that method to assure Planning Commission review. EXISTING REGULATIONS 1. C-P-S Zone: Nearly all of the carmercially-zoned property in the City is designated C-P-S. Nearly all of the uses allowed in this zone require a Plot Plan approval which would be a Staff -level approval either with a Director's Hearing or a minimum Plot Plan review (approval merely with a letter if no CEQA review). The only excep- tions to this would be those uses requiring a Public or Conditional Use Permit (Camdssion Hearing), canmercial developments larger than 15 acres which require a Conuercial Specific Plan (Commission and Council Public Hearings) and comercial developments where a Specific Plan required additional review (i.e., Plaza Tampico in the Duna La Quinta Specific Plan or golf clubhouse in PGA West Specific Plan). 2. C-T Zone: All of the uses in this zone require Plot Plans which are Staff -level approvals. 3. R-3 Zone: The R-3 Zone does allow some ca r ercial uses such as offices and hotels/ motels and these are permitted with a Plot Plan requiring Staff -level approval. COMMENT AND ANALYSIS It is evident, regardless of zoning district, that the vast majority of co miescial development projects require Plot Plan approvals with an approval at the Staff level only. The principal advantage to this approach is a slightly faster processing time (probably two weeks or so). If Council review is also added, then an additional two/ three weeks can be involved - depending on whether or not that review is a noticed public hearing. It would appear that a primary reason for changing the level of review is to clarify and test new standards or to change existing standards. If a change in the level of review is to be made, then it has to be done on a temporary basis (i.e., urgency ordinance specifying new procedure) or on a more permanent basis by simply changing the ordinance now. In either event, there are a number of questions to be answered prior to drafting an ordinance. STAFF REPORT - PLANNING CONYIISSION January 28, 1986 Page 2. 1. Mat types of ccmnercial projects should reviewed? (i.e., and/or new additions). 2. Mat should the level of review be? (i.e., Planning Commission C d/or City Council) 3. Should the reviews be noticed public hearings? `'^ - S'�'Z'^� �i� 4. Should any developnent standards be included in the new ordinance? ` 0 ` 5. Should fees be revised to cover increased costs? 6. How should current applications be treatedp'�i°" / RECOMMENDATION The Co mlunity Development Department recce rends that urgency ordinance ging the level of review for comarcial projects to be pre as o Tows: DD''DDD- _ ° Review all new camercial projects 4 �A 4 h" 01� ° Review as business item fore Planning Camssion6nd consent vv item before City Councilp,,,� d ° No change in fees ° Current applications not approved prior to effective date of ordinance be subject to new procedure Pr� wrence B L. Stevens, AICP Cam mity Development Director d LLS:dmv