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1986 02 11 PC0 AGENDA PLANNING CON�IISSION - CITY OF IA QUINPA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California February 11, 1986 7:00 p.m. �� A. Flag Salute 2. ROLL CALL 3. HEARINGS A. Tentative Tract Map No. 21381, a request to divide a 42.6-Acre Portion of the "PGA West" Project into 24 Lots to Acconmodate 118 Attached Condaninium Units; Sunrise Company, Applicant. 1. Report from Staff. 2. Motion for Adoption. B. Specific Plan No. 86-007, "Washington Street Corridor Study", a request for approval of a Specific Plan for Washington Street, Including Improvements, Alignment and Streetscape; City Initiated. 1. Report from Staff. 2. Notion for Adoption. 4. CONSENT CALENDAR A. Minutes of the Regular Meeting of January 28, 1986. 5. BUSINESS A. 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 (Continued). 1. Report from Staff. 2. Motion for Adoption. B. PLOT PLAN NO. 86-261, a request to construct a single-family dwelling at the southeast corner of Calle Ensenada and Avenida Obregon; Bob Boggs, Applicant. 1. Report from Staff. 2. Motion for Adoption. C. PLOT PLAN NO. 86-262, a request to construct a single-family dwelling on the west side of Avenida Navarro, 100' south of Calle Nogales; Larry Rogers, Applicant. 1. Report from Staff. 2. Notion for Adoption. 6. ADJOURNINIENT i E ITEM NO. DATE C-2-/1- 1-6 PLANNING COMMISSION MEETING RE: MOTION BY: SIiAt )T /DE GASPERIN MORAN MULING THORNBURGH q SECOND BY: BRANDT DE GASPERIN MULING THORNBURGH `mow v ROLL CALL / �COP!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT v DE GASPERIN - - MORAN Al ULING / THORNBURGH v UNANIMOUSLY ADOPTED: YES NO 7'00 PIl /nJ ITEM NO. 113, DATE oZ PLANNING COMMISSION MEETING RE: i I /�j c/ 3 S/ - C C, MOTION BY: BRANDT DE GASI RIN )+DRAN�M LI.ING THOEMURGH SECOND BY: BRANDT DE GASPERIN M3RAN FTALLING THORNBURGH ROLL CALL VOTE: COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT — DE GASPERIN -- — MORAN — UNANIMOUSLY ADOPTED: YES NO ,3. -A ,MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: February 11, 1986 SUBJECT: TENTATIVE TRACT MAP NO. 21381 LOCATION: West of PGA Boulevard, North of Airport Boulevard Alignment REQUEST: Divide a 42.6-Acre Portion of the "PGA West" Aroject into 24 Lots to Accommodate 118 Attached Condominium Units. BACKGROUND 1. General Plan a. Site: Low Density Residential (2-4 dwellings per acre). Specific Plan No. 83-002, "PGA West", designates this site as golf course residential. b. Surrounding Area: Low Density Residential to the north, south and east; Low Density Residential, Watercourse, and Open Space to the west; Tourist Commercial to the southeast. 2. Zoning a. Site: R-3 (General Residential) (NOTE: The Specific Plan approval limited height to 35 feet.) b. Surrounding Area: R-3 and R-2 (Multiple Family Residential), With R-3 to the southeast. 3. Existing Conditions: The site is a portion of the approved "PGA West" project. The adjacent golf course has been completed and the site has been rough graded in conjunction with this project. Although the roads to this site have also been rough graded, improvements to the private access road from PGA Boulevard have not been installed. PGA Boulevard, which provides access towards the site from Jefferson Street and Avenue 54, is a fully improved and land- scaped, four -lane, private street with median. Provisions have been made in the street design of PGA Boulevard to have a future STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 2. major residential access which will lead to this site. All necessary utilities are existing along PGA Boulevard. Within the first phase of development within "PGA West", approximately 100 building permits for attached condominium units have been issued. Currently, only 12 model units have been completed and no units are occupied for residential use. According to the Applicant, over 220 reservations to date have been made on various condominium units and single-family lots throughout Tract No. 20717; the most recently approved Tract Map at "PGA West". Environmental Considerations: An Environmental Impact Report (SCH #83062922) was prepared on the overall specific plan and was certified by the City Council on May 15, 1984. All environ- mental impacts associated with Tentative Tract No. 21,381 have been addressed in the subject EIR available for review at the Community Development Department. Given the concerns stated in the EIR, several mitigation measures were incorporated into the conditions of approval attached to Specific Plan No. 83-002. The proposed project will also incorporate environmental miti- gation measures applicable to Specific Plan 83-002. City Council Resolution No. 84-28, approving a Statement of Overriding Findings, indicates that although there will be a significant adverse effect on the environment with regard to converting prime agricultural land to urban uses, the project will provide specific overriding social, economic and other community benefits. 5. Related Actions and Approvals: a. Specific Plan No. 83-002, "PGA West", approval of a 1665-acre project oriented around four, 18-hole golf courses; with 5000 residential units, 20 acres retail/office commercial, and a 65-acre resort village with a 400-room hotel and 250 apartment/condominium hotel units. Approved May 15, 1984. b. General Plan Amendment No. 84-002, an amendment to the City's Land Use Element from Agricultural Estate, Agricultural Reserve and Very Low Density Residential (3 or less dwellings per acre), to Low Density Residential and General Commercial; an amendment to the County Open Space and Conservation Element from Agricultural to Urban; an amendment to the Circulation Element deleting portions of Jefferson Street and Madison Avenue. Approved May 15, 1984. c. Change of Zone No. 84-007, zoning 1580 acres R-2, 65 acres R-3 for the resort village, and 20 acres C-P-S for the commercial center. Approved May 15, 1984. 7 STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 3. d. Street Vacation No. 84-004, vacating Jefferson Street between Avenues 54 and 58, and vacating Airport Boulevard between Madison and Jefferson Streets. Approved September 18, 1984. e. Tentative Tract Map No. 20717, division of 132+ acres into 109 lots with 19 single-family lots and with 547 attached condominum units. Initially approved May 7, 1985. Unit mix revision approved June 4, 1985. f. Parcel Map No. 20426, division of a 452-acre portion of "PGA West" into eight (8) lots, each exceeding 20 acres in size, and one access lot. This map implements Specific Plan No. 83-002 by dividing the property into different land uses with Lots 1 and 4 for residential uses; lots 5, 6, and 7 for golf courses; lot 8 for a commercial center; and lots 2 and 3 for the resort village area. Approved February 26, 1985. g. Parcel Map No. 21055, division of a 42.6-acre portion of "PGA West" into four parcels to accommodate Tentative Tract Map No. 21381. Approved January 30, 1986. 6. Project Description: The project proposes the division of a 40-acre portion of PGA West into 118 attached condominiums along with various other uses including pools, lakes, and roadways. The subdivision is located in the west portion of PGA West and will be completely surrounded by the Palmer Golf Course (Refer to Exhibit "A", Tract Map). The tract involves a variety of condo- minium types of which the designs have been previously reviewed and approved in Tentative Tract No. 20717. The "Classics" are the exclusive large duplex complexes which face out onto the golf course located along the perimeter of the tract. The "Classics" are offered in two architectural styles including Contemporary and Mediterranean (Refer to Exhibits B-2 and C-2). The "Classics" are offered in four model plans ranging in floor area sizes of from 3514 sq.ft. to 4276 sq.ft. and range in price from $505,000 to $610,000. The "Legends" are located within the interior of the tract, facing onto the interior golf course and lakes. The "Legends" are generally offered in fourplex buildings; however, there are six (6) duplex units and six (6) triplex units. The "Legends" are offered only in the Contemporary architecture design (Refer to Exhibits B-1 and C-1). The "Legends" also offer model plans ranging in floor area size from 2272 sq.ft. to 3031 sq.ft. and ranging in price from $275,000 to $354,000. The "Legends" and the "Classics" are Sunrise's exclusive "top -end" condominiums at PGA West. I STAFF REPORT February 11, Page 4. - PLANNING COMMISSION 1986 Both the "Classics" and the "Legends" offer a minimum of two (2) bedrooms, three baths, a den, and many amenities, including atriums, morning rooms and nooks, wet bars, and two -car garages with attached golf cart storage areas. Overall, there are 54 "Classics" units and 64 "Legends" units proposed in the tract. All buildings are generally set back from the street approxi- mately 20 feet with many in excess of 30 feet and a few buildings having a 15-foot setback. One model of the "Legends", for example has a golf cart garage extending to within 15 feet from the street. Another "Classics" model contains a gatehouse which protrudes to 15 feet from the street. Buildings are generally spaced 25 to 30 feet between each other; however, in some instances, building spacing is 15 feet where units are oriented at odd angles. Rear yards are generally 10 feet in depth. All units back either onto common areas including golf course areas or the central lake. Relative to the non-residential portions of the subdivision, the project proposes six (6) recreational common pools, a central lake surrounded by the "Legends" units and several landscaped areas. All "Legends" units are within 600 feet of the common pools. The "Classics" units are within 800 feet of the common pools; however, yard areas for these units are large enough to accommodate their own pools. Main access to the project is from the Arnold Palmer entrance roadway which takes access from PGA Boulevard through the previously approved Tract No. 20717. Arnold Palmer has two divided, 24'-wide roadways with a landscaped median until it reaches the proposed project. Then it is connected into a two- way, 32'-wide street which extends through the tract to Firestone, Pinehurst, Congressional, and Riviera. Additional information on dwelling unit design, architecture, and color schemes may be found in the previous Staff Report concerning Tentative Tract Map No. 20717. Tentative Tract Map No. 20717's file with the Staff Report may be reviewed at the Community Development Department. 7. Comments from Responsible Agencies a. City Engineer: (1) The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 5. (2) That the Applicant shall construct street improvements for the private streets to the requirements of the City Engineer and the La Quinta Municipal Code (LQMC). (3) 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. (PAC over 4" Class 2 Base min. for residential streets). Street design shall take into account the subgrade soil strength, the anti- cipated traffic loading, and street design life. (4) The Applicant shall have prepared a grading plan that is prepared by a Registered Civil Engineer and adequate provision shall be made to supervise the grading and drainage improvement construction and certifty 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. (5) A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. (6) The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map with- out the approval of the City Engineer. (7) Drainage disposal facilities shall be provided as required by the City Engineer. (8) 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. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 6. (9) The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building, or Engineering Divisions. (10) The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by record- ing a subdivision map agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. (11) Street widths shall comply with standards adopted by the La Quinta Municipal Code. Any variation will require traffic circulation and traffic control studies and separate City approval. (12) Street typical sections shown as tentative map are for illustration purposes only if they do not comply with the La Quinta Municipal Code. b. City Fire Marshal: (1) The water mains shall be capable of providing a potential fire flow of 2500 GPM and the actual fire flow of 1500 GPM from any one hydrant connected to any given water main for a two-hour duration at a 20 psi residual operating pressure. (2) Super fire hydrants (6" x 4" x 2-1/2" x 2-1/211) shall be located at each street intersection, if possible, but in no event shall there be an interval of more than 330' between hydrants. (3) A cul-de-sac of at least 90' diameter should be provided at the end of Sections A-4 and A-9 of Exhibit "A". (4) Due to the size of the proposed buildings, fourplex units will need to be area separated with two-hour walls into two equal compartments. c. Coachella Valley Water District: This area is subject to stormwater flows from the La Quinta Cove area. The construction of the La Quinta Stormwater Project has begun. Upon completion of this project, this area will be protected from stormwater flows except in rare instances. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 7. The District will furnish domestic water and sanitation service to this area in accordance with the current regula- tions of this District. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. d. Riverside County Sheriff: Per the submitted plan, there appears to be one roadway leading into the residential lots from PGA Drive. Although the plan shows two 24' roadways with center island, problems with access for emergency vehicles could arise if one or both of these roads became blocked by a parked passenger or commercial vehicles. We recommend that the curb be painted red for a "No Parking" zone along the entrance roadway. We recommend landscaping that can be kept trimmed low to the ground for shrubs and high above the ground for trees, and maintain their natural beauty. All residences should have house addresses that are on a contrasting background and 6" high numbers. Lighting should cover all areas around the residences. Sixty -watt outdoor lights and fixtures offer the most economical protection. e. Desert Sands Unified School District: Please require the developer to enter into an agreement to pay fees to Desert Sands Unified School District (DSUSD) prior to recording final map and fees should be required to be paid at the time of building permit issuance even if prior to final map. Although the project has potential to impact DSUSD, we have no negative comments on this quality development. (Staff Comment: The existing school boundary line, which travels through the center of PGA West, is the original Jefferson Street alignment. Therefore, Desert Sands Unified School District encompasses the area to the west of Jefferson Street alignment and Coachella Valley Unified School District is to the east of the Jefferson Street alignment within the PGA West project. Tentative Tract Map No. 21381 is fully within the jurisdiction of DSUSD. Staff has recently conferred with both school districts expressing concern that the boundaries must be revised in a logical manner so that no boundary line creates a division between buildings. This is the case with the previously approved Tract No. 20717. To date, the school districts have not developed a mutually acceptable boundary line). f. General Telephone Company: No comment. I I STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 8. g. Chamber of Commerce: Thank you for keeping us informed. h. CDD, Building Division: No comment. i. Community Safety Department: No comment. j. Comments were requested, CompanyandimperialcIrrigation District. California Gas Company STAFF COMMENT AND ANALYSIS Tentative Tract Map No. 21381 is a southwesterly development extension of PGA West. It logically continues residential development from ththe e previously approved Tract 20717, which is to the north and east of and project site. To the south of the project are the 1st, 9th, loth, 18th fairways of the Arnold Palmer Golf Course. Across from these fairways is the Central hill t which 1R and hotel facilities.Thedproposed Gtract West golf club, tennis club, s the second phase of residential development a map should be viewed a PGA West. Circulation Considerations ccess to As indicated in the description portion of this report, main aguarded, the y gatetwis illfbemprovidedld Patmer thevia PGA B convergenceouleofrPGA Boulevard, entry g The general circulation pattern Arnold Palmer and Oak Hill roadways. is consistent with the circulation element of the PGA West Specific Plan with streets branching out to the north and south for ultimate ulation system. connection to the PGA West overall loop circ Therefore, the circulation plan assumes other portions of the entire of the overall project. (Refer to Specific Plan will eventually be developed contiguous to this tract for smooth entrancing and exiting the Arnold Palmer Course Community Plan for an overview of the entire PGA West Project layout.) streets. As suggested by the Co. Sheriff At the entrance of the tract, the Arnold Palmer roadway is divide into two, 24'-wide, one-way streets. should be made to eliminate any and recommended by Staff, P vehicles could be blocked parking along these sections. Emergencyarked vehicles at these from access to the project site due to pall sections. The Applicant should be required toofdesignhe ollowing2means: de or less streets as "No Parking areas by any * Red curbing on both sides of the street. * Posting of "No Parking" signs along both sides of the street subject to the require- ments of the City Engineer. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 9. * Redesign the street to provide on -street parking pockets. The City Engineer may approve other methods to limit parking along these sections. Other streets within the project are 32' wide. This street width will permit two-way circulation with on -street guest parking on one side of the street. The Applicant should limit parking to one side of the street through approved methods. At the deadend sections of Lots 7 and 27 emergency vehicle turnaround or exiting is blocked. Based on comments from the Fire Marshal, a cul-de-sac should be provided at these locations. The Applicant should be given the option of providing a cul-de-sac at each location or improving "Firestone" and "Riviera" roadways to all-weather streets to the north to connect to PGA Boulevard. All street widths and driveway locations are adequate for proper localized vehicle circulation. With regard to off -site circulation, although the project by itself may not create a significant traffic impact, the cumulative impact of this project and others, including Tentative Tract Map No. 20717 (547 units approved), will create a need for off -site improvements. Given approval of this tract, the overall unit approval total for PGA West would be 665. As traffic is generated, improvements, such as a traffic signal at Jefferson Street, may be warranted. Based on the previous tract map conditions of approval, results of a City established traffic monitoring program at building permit issuance of the 250th dwelling unit will be required to determine actual traffic improvements need. To date, the City has issued approximately 100 dwelling unit building permits for Tract No. 20717. It is therefore reasonable to limit building permit issuance for dwellings on Tentative Tract No. 21381 until the traffic monitoring program has been established and results submitted for review by the Community Development Director. Time of traffic signal installation, as well as other traffic improvement methods should be determined by the Community Development Director on an as needed basis. Phasing Considerations The Applicant has not submitted an actual phasing plan for Tentative Tract No. 21381. The project is not significantly large, with 118 units proposed, as compared to the previously approved Tentative Tract No. 20717 with 547 dwelling units. Both tract maps should be considered with regard to overall phasing. Therefore, prior to final recordation of the proposed tract, the Applicant should submit to the Community Development Department a phasing plan as it relates to both Tentative Tract Nos. 21381 and 20717. A tentative time schedule of tract map development as it relates to the phased implementation of Specific Plan No. 83-002 (PGA West) should also be submitted. These phasing and time schedules should be subject to review and approval STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 10. by the Community Development Director. Density Considerations The project proposes an overall unit density of 2.77 units per acre (net acreage, not including the surrounding golf course and open areas). Minor changes upwards or downwards are expected in the unit density due to unit mix modifications. However, the proposed project is well within the density limitations placed on the applicable specific plan and underlying General Plan land use designation. Since PGA West is a huge project, flexible modification standards for density changes, unit mix changes, exterior color changes, changes in lot lines, lot shape modifications, changes in lot dimensions and street alignment alteration should be considered. Minor tract modi- fications, such as these, should be reviewed and considered on a request basis to the Community Development Director. As taas the case for Tentative Tract No. 20717, changes in the total number of units permitted in Tentative Tract No. 21381 should not exceed 10 percent (10a) of the approved total. At a maximum of 129 units, the density would be 3.03 units per net acre, which is well within PGA West density limits. Energy Considerations The proposed project layout minimizes building sun exposure to a great extent, with 64 percent (64%) of the units generally oriented east - west. PGA West incorporates an excellent overall design concentrating future tract layouts which emphasize east -west building orientations to minimize building sun exposure. The proposed tract, once approved, will be reviewed to assure compliance with all State Laws relative to solar accessibility conformance. Building Design Considerations The architecture designs of both the "Classics" and the "Legends" are well conceived embodying a variety of architectural designs. The "Classics" have two basic architectural styles with a Mediterranean type and a Contemporary type model. Both are well mixed into the tract to provide visual interest and definite variety. The "Legends" located to the interior of the site, are oriented along the street curves to create an attractive design variation. The "Legends", however, incorporate only the Contemporary architectural design. Details on building materials, colors, roof design, building height and architectural details have been previously addressed in Tract Map No. 20717. The same designs have previously been endorsed by City Council, Planning Commission, and Staff within this project. The building design is consistent with the theme of PGA West and is a logical development continuation of PGA West. STAFF REPORT- PLANNING COMMISSION February 11, 1986 Page 11. CONCLUSIONS 1. The proposed overall density, without the inclusion of golf course open space amenities, of 2.77 units per acre is consistent with the General Plan, Zoning, and the Specific Plan. 2. Approximately 75% of the net developable area will be developed with open space and recreational uses, which exceeds the City's planned residential standards. 3. The environmental impacts associated with the proposed project have been adequately addressed in the Environmental Impact Report. A Statement of Overriding Findings has been approved by the La Quinta City Council addressing the conversion of prime agricul- tural land to urban uses. Other environmental impacts of the project, such as effects on flora, fauna, archaeological resources, City streets and circulation, public schooas and public services will be adequately mitigated through conditions of approval. 4. The proposed project, cumulatively with other projects within PGA West, will generate substantial traffic impacts, improvements already made, such as improvements to Avenue 54 and Madison Street as well as improvements to be made such as traffic signalization at the intersection of Jefferson Street and Avenue 54, will be appropriate to handle the increased traffic generated. 5. The proposed circulation system as modified in accordance with the conditions of approval, will provide for the safe and efficient movement of vehicles within the project. 6. The unit designs, as modified by the conditions of approval, will be in compliance with the City Standards and requirements. 7. The proposed recreational amenities in the project will adequately serve the needs of the residents. FINDINGS 1. That the proposed Tentative Tract Map No. 21381 is consistent with the goals, policies and intent of the La Quinta General Plan. 2. That the design and improvement of Tentative Tract Map No. 21381 is consistent with the goals, policies and intent of the La Quinta General Plan. 3. That Tentative Tract Map No. 21381 is consistent with the goals, policies, and intent of the La Quinta Redevelopment Plan. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 12. 4. That the project is consistent with and fully complies with the standards of the Municipal Zoning and Land Division Ordinance. 5. The site is physically suitable for the proposed project at an overall density of 2.77 units per acre. 6. That the design and improvements applicable to Tentative Tract Map No. 21381 are not likely to cause substantial environmental damage or injury of fish or wildlife or their habitat. 7. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. 8. That the design of Tentative Tract Map No. 21381 will not conflict with easements, acquired by the public -at -large, for access through the project since alternate easements for access and for use have been provided that are substantially equivallent to those previously acquired by the public. 9. The project is consistent with the standards of the Municipal Zoning and Land Division Ordinance. 10. The environmental impacts associated with the proposed project have been adequately addressed in the certified Environmental Impact Report prepared for the entire PGA West Specific Plan. The significant impacts presented by this project will be appro- priately mitigated through conditions of approval for the project to the extent feasible. 11. The project incorporates an energy efficient design which includes maximizing lot size and configuration and building orientation in an east -west alignment to minimize sun exposure and therefore con- serve energy to the greatest extent feasible. 12. The Applicant has submitted a complete application with all required information to appropriately review and make a determina- tion of approval or denial of Tentative Tract Map No. 21381. 13. The City of La Quinta has adopted Specific Plan No. 83-002 in which this approved project is a part of, and that Tentative Tract Map No. 21381, as conditionally approved, is consistent in design and improvement with said Specific Plan. 14. The discharge of waste from the proposed subdivision will not result in violation of existing requirements prescribed by the Coachella Valley Water District and the Regional Water Quality Control Board. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 13. STAFF RECOMMENDATION Based on the above findings, the Community Development Department recommends approval of Tentative Tract Map No. 21381, subject to the attached conditions. PREPARED BY: APP OVED7-2� � Go--aw�� P Gary W. Price Lawrence L. Stevens, AICP Associate Planner Community Development Director GWP:dmv Atchs: 1. Conditions of Approval 2. Reduced Tract Map No. 21381 41 M� Y1XIn0,YI JO ALLiJ11R110'J 9861 G lqv a3A13a3b O,P n NORTH _ �i wuor. rr Cat —.I IN, aim :• o � SILM I F T /yp� r�. SPA IIFR MLNSE lr [Wr lr o w [E M A C CT RAP P M o. �R 0 � SUNRISE ,�,;fa•;ir:•';; I �LL��` i wd.ueorvm "-.=.:3C'.:J .I .P. ottCI 'Mu ��. TENTATh TRACT YAP NO. tlMN r nFanou arq u ' AT LA QUKrA Attac E,ImRo-1- E Ii11 CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO 21381 February 11, 1986 General 1. Tentative Tract Map No. 21381, shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Community Development Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: * City Fire Marshal * City Engineer * Community Development Department, Planning Division * Coachella Valley Water District * Riverside County Environmental Health Department * Desert Sands Unified School 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. 5. The final map, or any portion thereof, shall not be recorded until and unless Parcel Map No. 21055 has been recorded. Soils and Geology 6. Prior to issuance of any building permit, the Applicant shall submit a grading plan for review and approval by the City Engineer. The grading plan shall be prepared by a Registered Civil Engineer; and adequate provision shall be made to supervise the grading and drainage improvement construction and certify that the constructed condition at the rough grade stage are as per the approved plans and grading permits. L'LI CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 February 11, 1986 Page 2 Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 7. A thorough preliminary engineering geological and soils engineering investigation shall be prepared and submitted for review and approval by the City Engineer prior to issuance of any building permits. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. Hydrology/Water Conservation 8. Drainage disposal facilities shall be provided as required by the City Engineer. 9. Prior to approval of any portion of the final tract map, the Applicant shall prepare a hydrological analysis for approval by the City Engineer which will indicate method and design to protect the development from the 100-year flood and any flooding caused from a breach of embankment of Lake Cahuilla or the Coachella Canal. This plan shall be consistent with the purposes of any similar plans of the Redevelopment Agency and/or the Coachella Valley Water District. 10. Prior to approval of building permits, the Applicant shall prepare a water conservation plan which will adequately indicate the following: a. Methods to minimize the consumption of water usage including, but not limited to, water saving fixtures, drought -tolerant and native landscaping, and programs to minimize landscape irrigation b. Methods for minimizing the effects of increased on -site surface water runoff and increased groundwater recharge. 11. That surface runoff water from landscape irrigation systems shall be minimized with the installation of drip, bubbler systems and other water conservation measures. Also, that a system of catch basins shall be incorporated into the landscaped common areas of the project in order to contain on -site surface water runoff. 12. 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 ® 0 CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 February 11, 1986 Page 3 Traffic and Circulation 13. The Applicant shall develop all road (private streets) applicable to Tentative Tract No. 21381 to the requirements of the City Engineer and the standards of the La Quinta Municipal Code. The street improvement plans shall be prepared by a Registered Civil Engineer. Street improvements including traffic signs and markings shall conform to City standards as determined by the City Engineer and as adopted by the La Quinta Municipal Code. 14. The Applicant shall comply with the following requirments regarding private street improvements: a. All roadways within Tentative Tract No. 21381 shall be developed in accordance with the design standards specified in Specific Plan No. 83-002 (PGA West Specific Plan) as conditionally approved. b. All roadways within Tentative Tract No. 21381 shall remain private and be maintained as such. c, n ul- a -sacs of at least 90' in diameter shall be provided at the end of sections A-4 and A-9 per Exhibit "A". As an alternative to cul-de-sac improvements, the Applicant may improve "Firestone" and "Riviera" streets northerly to all-weather streets, per Exhibit "A", to connect to fully improved access to PGA Boulevard. A plan for cul-de-sac and/or all-weather access alternatives shall be submitted for review and approval by the City Fire Marshal and City Engineer prior to recordation of Tentative Tract Map No. 21381. All improvements as specified by the City Fire Marshal and City Engineer shall be made prior to issuance of building permits for Tentative Tract No. 21381. d. A plan indicating proposed parking along the private road system shall be submitted for review and approval by the Community Development Department prior to issuance of a building permit. The plan shall designate all "no parking" areas and show a method of indentifying them. "No parking" areas shall be designated along the main entrance way into tract along all 24' wide or less roadways. The City Engineer may approve any other medthod to limit parking along these narrow street sections. e. The width of all interior drives where residential units are to be located along, shall be a minimum of 32-feet. CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 February 11, 1986 Page 4 sinal 15. A trafficJefferson Street,sAvenuehall e541,sandlPGAaBoulevard. Thet the lon of traffic time deemed signal shall be insstald at a In ordertopfaciby the facilitate Community Developm Director. uative traffic cts of his and projectiontof Citylshall establish aatraffictimprovementer are monitoring program. The first phase of results of this revieDevelopment Monitoring program shall be ermitwissuanced by eformTractNO. 21381. Director prior to building p These results will be a basis for determining time of rante installation among other requirements which may be warranted. Upon determiniation of needs, the City may initiate projects by fees to meet those needs. Funding of this program may be b that assess new development and/or users on a prorata or fair -share basis, formation of assessment districts State or Federal road funds, or other means that fairly allocate costs to those generating the need. The Applicamay nt shall Lre thatagree to pay the designated prorataimprovementsthe andCity traffic establish to fund off -site roadway signalization on an "as warranted" basis. Prior to issuance of a building permit, a plan shall be f submitted for review and approval by the Community Development Department indicating non -automotive means of to, bicycleportation within the project including, but not limited to, pedestrian paths. Public Services and Utilities Applicant hall comply with the requirements of the City �,� The sconditions shall be met/certified Fire Marshal. The following N building permit within Tract o. prior to the issuance of any al rove alternate means 21381, except that the Fire Marshal mayp of compliance where deemed appropriate and equivalent to these standards: x 4" x 2 1/2" x a. Fire Hydrants -Install super fire hydrants (6" 2 1/2") at each street intersection. In event shall the hydrants be installed at intervals exceeding 330-feet between hydrants. b. All water mains shall be capable of providing a potential given water main for fire flow of 2500 GPM and an actual fire flow of 1500 GP from any one hydrant connected to any g pressure. a two hour duration at a 20 PSI residual operating CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 February 11, 1098 Page 5 c. All fourplex units within Tentative Tract No. 21381 shall be area separated with two (2) hour walls into two (2) equal compartments. d. The Applicant shall furnish two copies of water system plans to the Fire Department for review and approval. Plans shall conform to water main specifications and fire hydrant types, location, and spacing; the water system shall meet fire flow requirements. Plans shall be signed by a Registered Civil Engineer and approved by the Coachella Valley Water District. e. Prior to arrival of combustible materials on the construction site, the above a. and b. fire protection conditions must be operating. v ,/2�v�e0o �.na� The Applicant s all comply with the equirements o chlla } Valley Water District. a. The water and sewage disposal systems shall be installed in accordance with the requirements of the City and the Coachella Valley Water District. b. When there are identified conflicts with existing CVWD facilities, the City will withold the issuance of any building permit until arrangements have been made with the District for the relocation of these facilities. ,I The Applicant shall comply with the requirements of Imperial f Irrigation District prior to issuance of building permits. Applicant shall provide written clearance to the City Community Development Department that Imperial Irrigation District can provide service to this development. All utility improvements to the project shall be installed �� underground. Schools In order to mitigate impacts on public schools, the Applicant J/ shall comply with the following: a. Prior to recordation of the final map, the Applicant shall enter into an agreement to pay School Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD). CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 February 11, 1986 Page 6 b. Prior to the issuance of any building permits within Tentative Tract Map No. 21381, the Applicant shall provide the Director of Community Development with written clearance from the DSUSD stating that the per unit impact fees have been paid. Management y� Prior to the recordation of the final map, the Applicant shall submit to the Community Development Director the following documents which shall demonstrate to the satisfaction of the City that the open space/recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval: a. The document to convey title; 4. b. Covenants, Conditions and Restrictions to be recorded, and C. Management and maintenance agreement to be entered into with the unit/lot owners of this land division. The approved Covenants, Conditions and Restrictions shall be recorded at the same time that the final subdivision map is recorded. A homeowners association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs shall be established and continuously main- tained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall be subordinant to any encumbance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. Building and Site Design The development of the site and buildings shall comply with Vv Exhibits A,B and C pursuant to Community Development Department Tentative Tract Map No. 21381 file as conditionally approved. The following building and site design conditions shall take precedence in the event of any conflicts with the provisions of the tentative tract map. All roof -mounted mechanical equipment shall be screened from V l view at all sides by the roof design. Any ground -mounted mechanical equipment shall be screened from view by methods approved by the Community Development Department. 0 CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 February 11, 1986 Page 7 The following setback criteria shall be applied to site design: a. A minimum front yard setback of 20-feet shall be required on all residential units with exceptions to the following circumstances: * 15-foot front yard setback for the "Classics" Units which incorporate gatehouses. * 15-foot front yard setback for the "Legends" 40 Plan which have a protruding golf cart storage. b. A minimum sideyard setback of five (5) feet (10 feet between building complexes) shall be required on all residential units. �j Any minor changes in the Tentative Tract maps including, but not limited to, total number of units, unit locations, unit orientation, unit mix changes, exterior building color changes, changes in lot lines, lot shape modifications, changes in lot dimensions and street alignment alterations shall be subject to the approval of the Community Development Director. A change in the total number of units shall not exceed ten percent (10%) of the approved total. All changes shall be deemed compatible with approved unit designs, and shall be consistent with the overall character of the project. All buildings, other than the residential structures indicated on the tract map for approval shall require a separate submittal of plot plan applications and/or other development request applications as deemed necessary by the Community Development Department. Noise 2�e Prior to building permit approval, building setbacks, engineering design, orientation of buildings, and noise barriers shall be utilized to reduce noise impacts from nearby existing and future / roadways to within the State standards. �3A Prior to approval of precise development plans, the Applicant will demonstrate that residential structures satisfy the State's indoor criterion. Where exposed to noise levels in excess of State standards, Applicant shall install special design features such as double -glazed windows, mechanical ventilation, special roof venting, increased insulation, weatherstripping, or combinations of these and similar measures. CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21381 February 11, 1986 Page 8 Archaeology If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures shall be taken. Miscellaneous Y No occupancy permit will be issued for any dwelling unit until the surrounding golf course and common landscaped areas have been planted and matured to mitigate localized blowing dust. 3� Prior to final map recordation, the Applicant shall submit a tentative time schedule of tract map development phasing as it relates to the phased implementation of Specific Plan No. 83-002. This schedule shall be subject to review and approvals by the Community Development Department. �J 33J Prior to issuance of building permits, the Applicant shall submit preliminary landscape plans to the Community Development Department for review and approval. Desert or native plant species and drought -resistant plant materials shall be in- corporated into the landscaping plans of the project. All lots shall be maintained with apropriate landscaping/groundcover. Prior to issuance of an occupancy permit for any condominiums within Tentative Tract Map No. 21381, landscaping/groundcover shall be installed. �,3-�. Applicant shall submit plans for street lighting, if any, along roads for review and approval by the Community Development Department. �✓j3� All signing within PGA West including Tentative Tract No. 21381 shall be subject to review and approval by the Community Development Department. �6 Provision shall be made to comply with the provisions and re- quirements of the City's adopted Infrastructure Fee Program in 3Y effect at the time of building permit issuance. ,31l. All requirements and conditions of approval relative to Parcel Map No. 21055 shall be met or demonstrated to being complied with prior to recordation of Tract No. 21381. RE: ITEM NO. ff - DATE PLANNING COMMISSION MEETING e-Z //2gr/k6 MOTION BY: DE GASPERIN MORAN VaUING THORNBURGH SECOND BY: BRANDT DE GASPOUN !! WUJ ING THOMKHU H DISCUSSION: �� Q ROLL CALL VOTE: COPMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT — DE GASPERIN — MORAN — RULING — THOEMURGH — UNANIMOUSLY ADOPTED: YES NO 4 M I N U T E S PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting Held at the Ia Quinta City Hall, 78-105 Calle Estado, La Quinta, California January 28, 1986 7:00 p.m. 1. CALL TO ORDER A. Due to the absence of Chairman Thornburgh, Vice Chairman John Walling called the Planning Camission meeting to order at 7:00 p.m.; he then called upon Conmissioner Moran to lead the flag salute. 2. ROLL CALL A. Vice Chairman Walling requested the Roll Call; the Secretary called the Roll: Present: Commissioners Brandt, De Gasperin, Moran and Vice Chairman Walling Absent: Chain Thornburgh Ccamdssioner De Gasperin made a motion, seconded by CamLissioner Brandt, to excuse Chairman Thornburgh. Unanimously Adopted. Also present were Community Development Director Lawrence L. Stevens, Principal Planner Sandra L. Bonner, Associate Planner Gary W. Price, and Secretary Donna M. Velotta. t .I : e t�le�9 Due to his business association with the Applicant regarding the first two items of hearing, Vice Chairman Walling stepped down. Conmissioner Moran introduced the two public hearing items as follows: 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 rooms, and by proposing other related minor changes; Morris and Grayson, Inc., Applicant. 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); Morris and Grayson, Inc., Applicant. Conmissioner Moran advised that these two items would be heard concurrently. She called for the Staff Report. 1. Principal Planner Sandra L. Bonner addressed the first item regarding the Specific Plan stating that Norris and Grayson, the Applicant, is requesting the Planning Commission to review a proposed amendment to an approved Specific Plan. They are requesting to make modification to the resort hotel by increasing the site by approximately 9 acres, by increasing the number of rentable roans from 60 to 86, to add an additional 2400 sq.ft. of accessory retail or shop area to the main building, and to make minor changes in the parking lot design. The other major design points of the hotel will remain the same, as shown on the site plan and as reviewed at the Study Session. The Applicant will still retain a substantial number of trees, will still have a rural -type appearance, the buildings will still be retained in small clusters as designated on the site plan - the Applicant is adding several clusters at the southerly portion of the site. They are maintaining substantial setbacks from the property boundaries and also from Avenue 50. Lastly, they are keeping the building designs all low level, with the exception of the restaurant which has a lower service level. She noted that the hotel is a consistent use in this area, both with the General Plan designation of Special Conmercial and also with the proposed zoning of C-T (Tourist Caimercial). The site is physically suitable for this type of use and the design is compatible with adjacent proposed development. Principal Planner Bonner addressed access, a point that was discussed at the Study Session, stating that she wished to reemphasize the concern of the number of driveways, which was a condition of approval on a related parcel map. This condition was again Ii f MINUTES - PIANNING COMMISSION January 28, 1986 Page 2. incorporated into the conditions of approval for this matter. 'There are no other specific concerns regarding this Specific Plan Amendment, therefore, Staff is recommending approval of same in accordance with the Findings in the Staff Report. The request is consistent with the General Plan, and with both the existing zoning of R-3 (General Residential) and proposed zoning of C-T (Tourist Commercial); it is also consistent with the Redevelopment Project No. 1. There are no physical constraints on the site that would prohibit development. There are utilities and services available to the site and lastly, the develop- ment would not result in any significant environmental impact. Staff is recommending approval in accordance with the conditions of approval attached to the report. Principal Planner Bonner stated that, in conjunction with the Specific Plan, the Applicant has requested a Change of Zone. Under the previous approval, the site was smaller and the southerly portion of the hotel site was zoned for Multiple Family Residential; therefore, the Applicant is requesting a Zone Change to R-3/SP which was the zoning on the original hotel site. In light of recent discussions regarding the adjacenthotel property to the east, and also the redesignation of the property from residential to Special Commercial type of use, Staff is recommending that the entire hotel site be rezoned to C-T (Tourist Commmercial). This would be consistent with past actions by the Commission and Council for the rezoning of the property adjacent to the east and also to the south and the Oak Tree West Specific Plan. In another portion of this Zone Change, Staff is requesting that the Planning Commission approve the rezoning of a portion of the property to the west of the hotel site from R-3/SP, which allows the hotel use, to R-2-12,000, which is consistent with adjacent zoning. This is due directly to the fact that the boundaries of the hotel site were slightly modified and ended up with the zoning crossing over outside the hotel project area. Staff is recommending approval of the Change of Zone from R-3/SP to R-2-12,000. In accordance with the findings in the Staff Report, this request is consistent with the General Plan and compatible with surrounding land uses. This approval would not result in any significant impact to the environment. This concluded the Staff Report. As the Commission had no questions of Staff, Commissioner Moran opened the public hearing at 7:05 p.m. Henry Casey, P. O. Box 299, La Quinta, CA - Applicant's representative. Mr. Casey spoke in behalf of the Applicant explaining the reasons for the request as addressed in the Staff Report. He also addressed the concern that Staff pre- sented with regard to the number of entrances into the project from Avenue 50. He advised that they are planning to have a traffic study done in this regard and have received a letter of proposal for this study from a firm in Newport Beach. Once undertaken, the report should be complete within a 30-day time period. Tb further discuss this traffic study and the concerns presented by Staff, Mr. Casey introduced his associate, Mr. Warren Bradshaw. Warren Bradshaw, P. O. Box 299, La Quinta, CA - Applicant's representative. Explained the Applicant's proposed design for the entrances and exits, not only for The Orchard project, but for the entire one -mile frontage they have along Avenue 50. He noted they are trying to reduce the number of entrances from five to three along the 1/2-mile section of The Orchard frontage and when the Faracos property at 50th and Jefferson is developed, there will only be one entrance into that project off Avenue 50. There being no further comments or questions, Commissioner Moran closed the public hearing at 7:15 p.m. At this point, Director Stevens stated that Staff assumes, from the discussion at the Study Session, that the Commission would like to review - on an informal Study Session basis - the entryway plans. This would not require a modification of the conditions. The Commission affirmed that statement. After a brief discussion, Commissioner Moran call&d for a motion. 2. Commissioner De Gasperin made a motion, seconded by Conmissioner Brandt to approve Specific Plan No. 84-003, Amendment No. 1, in accordance with Exhibits A, B, C, and D, as amended, and subject to attached conditions; also, to approve Change of Zone No. 85-019 from R-2-12,000 and R-3/SP to C-T (Tourist Commercial), and from R-3/SP to R-2-12,000, based upon the findings in the Staff Report. Unanimously Adopted, with a 3-0 vote; Vice -Chairman Walling abstained and Chairman Thornburgh absent. MINUTES - PLANNING COMMISSION January 28, 1986 Page 3. Vice Chairman Walling returned to his seat on the Planning Commission at this time. A. Co[missioner Moran made a motion, seconded by Vice Chairman Walling, to approve the minutes from the regular meeting of January 14, 1986. The minutes of the regular meeting of January 14, 1986, were approved as submitted. Unanimously Adopted, with a 4-0 vote; Chairman Thornburgh being absent. 5. BUSINESS Vice Chairman Walling introduced the first item of business as follows: 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 Laid Company, Applicant. He called for the Staff Report. 1. Comnmity Development Director Stevens advised the Commission that this requested second extension of time is for the remaining 24 units of the Tennis Club Villas project. The unit designs are unchanged; the road improve- ments, etc., are already in place. This request is merely to give the Applicant more time to accomplish this project. He noted that Staff recommends approval of this request for an extension of time in which to record the final map for a period of one year (11/2/86). Director Stevens stated Staff is recommending the deletion of Condition No. 17, which is an obsolete condi- tion, based upon some revisions that we've done and the addition of Conditions Nos. 17 and 18, which relate to our infrastructure fee program now in effect, and park and recreation facilities. In addition, there was discussion at the Study Session initiated by Chairman Thornburgh suggesting that considera- tion of a condition to encourage the retention of an area at the southwest corner of Avenida Fernando and Avenida Obregon, which has a number of trees and is a nice entryway, as opposed to developing there. As a result of that suggestion, Staff has prepared some draft language for such a condition should the Ccmmission feel it desirable to include one for that area. The draft condition (which would be Condition No. 19.) reads as follows: "19. The Applicant is encouraged to retain the existing date grove at the southwest corner of Avenida Fernando and Avenida Obregon prior to approval of the final map or issuance of building permits. The site plan of this area shall be reviewed by the Planning Commission." Director Stevens advised that the addition of this condition has been discussed with the Applicant and they have objected to it. This concluded the Staff Report. Vice Chairman Walling advised all that this is not a public hearing, but he wished to ask the Applicant's comments regarding the addition of such a condition. Kevin Manning, P. O. Box 1000, La Quinta, CA - Applicant's representative. Addressed this matter, stating Conditions Nos. 17 and 18 are fine, but the new Condition No. 19 is not acceptable. He reminded the Commission that a year -and -a -half ago, the Applicant came to them with a revised tract map from the original 106 units down to 72 units, which they would like to retain. The new condition would result in a further reduction of units, as there are four units shown on that property on the tract map. He further stated that the matter before the Commission tonight is just a request for an extension of time not for a design change. Mr. Manning stated that Chairman Thornburgh was correct in stating that the area in question is a beautiful piece of property, but in rebuttal to that he advised that it is a non-public corner; it is a private location. He noted that building permits have been issued for a guardhouse here, so it is a private area not meant to be a public park, etc. He stated he did not understand the logic of the condition, that the Applicant made the property beautiful and now it seemed they were being penalized for it. He further stated that everything has been budgeted for the 72 units and felt at this late stage, when they are finally getting ready to do the final tract map, this request does not help them in their planning process. MINUTES - PLANNING COMMISSION January 28, 1986 Page 4. Commissioner Brandt: Asked Mr. Manning if they intended to remove all the trees. Mr. Manning: Responded that he did not know, but informed her that in the past, the Applicant has redistributed trees that were in that particular grove through- out the project. Vice Chairman Walling: Asked Mr. Manning if the Applicant could build around the grove of trees. Mr. Manning: Advised that the plan shows that 12 to 16 trees could be saved at that general location, but he could not guarantee that actuality. Commissioner Moran: Stated she agreed with Mr. Manning in that she felt this request for an extension of time is not the time to add conditions regarding design change. Commissioner Brandt: Agreed, stating she felt the Applicant could adequately landscape the project. Vice Chairmen Walling: Agreed, stating that he felt it too late to add such a condition. There being no further discussion, Vice Chairman Walling called for a motion. 2. Commissioner Brandt made a motion, seconded by Commissioner Moran, to approve the second, one-year extension of time in which to file the final maps for Tentative Tract Map No. 18765 to November 2, 1986, based on the findings in the Staff Report, subject to the original conditions and the revisions contained therein. The Commission agreed not to add a Condition No. 19 relative to the retention of trees on the southwest corner of Avenida Fernando and Avenida Obregon. Unanimously Adopted with Chairman Thornburgh absent. Vice Chairman Walling introduced the next item of business as follows: 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 Washington Street/ Avenue 48 alignment; M. B. Johnson, Applicant. He called for the Staff Report. 1. Director Stevens advised the Commission that Staff received a letter today from the Applicant requesting a continuance of this matter to the next regularly scheduled meeting on February 11, 1986. He noted that Staff has no objection to this request and it is basically to give the Applicant ample time to make sure there is adequate understanding of the revisions to the conditions that have been recommended with this time extension. Director Stevens stated that if it is the Commission's desire to grant the continuance, there is no need to go into a Staff Report. Vice Chairman Walling requested the comments of the Commission, who unanimously agreed to the continuance. Vice Chairman Walling called upon the Applicant for any comments. Mervin B. Johnson, President of M. B. Johnson Properties, 74-140 El Paseo, Palm Desert, CA, Applicant. Mr. Johnson advised the Commission that he had only received the conditions the day prior and had not had an opportunity to review the extent of the conditions that are being imposed. He noted that they would like to review the conditions and then meet with Staff prior to the next regular meeting on February llth. He expressed his appreciation to the Commission for this consideration. Director Stevens stated that most of the conditions added were to bring the project, as Staff views it, up to consistency with the new General Plan. We need to go through them and see what their actual.impact is, which will require more time. Staff will gladly meet with Mr. Johnson and his Staff regarding this matter. Vice Chairman Walling asked the Applicant if he felt he could be ready by the next meeting on February llth. ® 0 MINUTES - PLANNING COMMISSION January 28, 1986 Page 5. Mr. Johnson stated he was not sure as involved as this all is. He felt that it will require more time. He addressed the matter of noise abatement and was not certain whether professional review would be necessary before the meeting. There being no further comments or discussion, Vice Chairman Walling called for a motion. 2. Commissioner Moran made a motion, seconded by Commissioner De Gasperin to grant continuance for the first extension of time for Tract Map No. 19458 to the next regularly scheduled Planning Commission meeting on February 11, 1986. Unanimously Adopted; with Chairman Thornburgh absent. Vice Chairman Walling introduced the next six items of business, to be heard con- currently, as follows: C. Plot Plan No. 85-250, a request to construct a single-family dwelling on the west side of Avenida Alvarado, 150' north of Calle Tecate; American General Development Corporation, Applicant. 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. 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. 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. 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. 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. He called for the Staff Reports. 1. Director Stevens advised that all six plot plans conform to our existing zoning and design review regulations. Conditions have been added to adjust minor concerns, and to make sure there is some variety. Staff recommends approval of all six plot plans subject to conditions contained in the Staff Report. Duke Phelps, 43-830 Warner Trail, Palm Desert, CA, Applicant. Requested to speak regarding Plot Plan No. 85-250. He advised the Commission that he wished to object to Condition No. 11 requesting a tile roof. He explained that the house was presold and the owner specifically requested composition shingle roofing. The owner had some budget constraints re the loan he had applied for and he wished to have the property completely landscaped (front and rear), and fenced, so he had to eliminate the tile roof. Therefore, Mr. Phelps requested the Planning Commission waive the condition requiring a tile roof for this particular plot plan. There was a short discussion regarding this matter which resulted in the Commission requesting Staff to delete the condition requiring a tile roof for Plot Plan No. 85-250. Vice Chairman Walling called for a motion. 2. Commissioner Brandt made a motion, seconded by Commissioner Moran, to approve Plot Plans Nos. 85-250, 85-251, 85-252, 86-255, 86-256 and 86-257, based on the findings in the Staff Reports in accordance with Exhibits A, B and C for each plan, and subject to conditions of approval attached to each plot plan, as amended. Unanimously Adopted with Chairman Thornburgh absent. Vice Chairman Walling introduced the next item of business as follows: I. Report from the Community Development Director concerning a schedule for reviewing the General Plan. He called upon Director Stevens for his comments. 1. Director Stevens advised those present that the purpose of this is to set up a routine, set schedule for reviewing General Plan Amendments because of 0 0 MINUTES - PIANNING COMMISSION January 28, 1986 Page 6. the State Law that limits us to a maximum of four amendments per year. He explained the two options he prepared for the Commission to implement that State Law. Staff recommends approval of Option I, the two-cycle review for GPA's, with two floating reviews available, if needed. Planning Commission conclusions will be forwarded to the City Council for final determination. Each Commissioner's choice and reasons for same are as follows: Option I - Comnissioner De Gasperin:/ Stated her position is that when the Commission came to a decision upon adopting the General Plan for the City, that they should stand by that decision. If we provide more frequent opportunities to amend the General Plan, we are encouraging persons to cane to Staff and cause the City to review the General Plan more frequently than may be necessary. She felt that if we limit the opportunity to amend the General Plan, we are telling all persons that we are not encouraging those amendments. By giving only two opportunities a year for this type of request, we encourage the Applicant to meet the deadline rather than placing that burden on the planners to meet the deadline. She felt that whatever option is chosen at this junction will set a precedent and felt a precedent set now for the two-cycle review would be her choice. Another point she wished to make is that she is concerned that if we encourage GPA's, we will tie up the City and City planners and the Commission's time considerably, and will have to put a number of pro- jects on hold waiting for that General Plan. Comtissioner Moran: Option II - This is a time consuming process and she felt if we had a good viable project caning in, that it should not be delayed. She felt an applicant would only request a GPA if they had a strong project because it is also expensive, as well as time consuming. She noted this is the first year the General Plan has been in place and we already know of some projects that will be coming before the Commission. She felt we should be able to work with our developers and be able to have some flexibility, at least this year. Commissioner Moran stated she would be favor of Option I after the General Plan has been in place for at least one year. Also, with a couple of months delay, a developer would miss a market, and if you have two floaters, developers will cane in feeling that their project deserves the floaters. If we had two floaters, you would probably be more inclined to say yes to them, where if you have one floater, we can set a precedent that it would have to be something major to assign the floater. Or, we could leave the floater in case someone needs an EIR and needs an extension. Cotmissioner Brandt: Option I - Stated she did not anticipate a great number of GPA's being processing immediately and felt the two-cycle review gives adequate time for Staff to get through the amendment process. Also, there are two floaters we will have with the two-cycle review so if a development came in necessitating a GPA and we felt it a major and significant project, we could assign them to a floating review and we have two, as opposed to one in the three -cycle review. Commissioner Brandt felt we would be setting a precedent and she would rather be conservative in the number of GPA's that we allow per year. She felt it would be easier to go from two to three than from three to two. Vice Chairman Walling: option II - Because of the way things are in develop- ment, if a good project came in, needed a GPA and had a two -month wait, it could kill a project. To keep a tight rein on what is going on in the ccamntnity, he felt we should encourage developers who want to do good things and this is one of the ways to do it, not by impediment. He felt the General Plan is not inviolate. It, because of changing conditions, may need changing because of something that was unforeseeable at the time it was adopted. He felt we should not limit any attempts to alter it or at least review it. Having more opportunities for developers is certainly not going to mean they will abuse the privilege because it is a very committed thing to go for a GPA. Developers do not need encouraged to meet deadlines because the nature of the business is such that everything within the process requires them to meet deadlines. He felt in option I, with two floaters, Staff would be over- loaded more, where in Option II, with three set dates and one floater, they know pretty well when these applications would cane in. It was noted at this point, that Chairman Thornburgh indicated a preference for option II at the Study Session. Director Stevens advised the Commission that Staff has no GPA applications as of this date, so if they wished to hold off on their decision it would not be a problem. MINUTES - PLANNING COMMISSION January 28, 1986 Page 7. After a short discussion, the Commission requested Director Stevens to transmit their comments and reasons for them to the City Council for than to make a final determination. Vice Chairman Walling introduced the last item of business as follows: J. Report from Community Development Director concerning changing review procedures for commercial developments. He called upon Director Stevens for his comments. 1. Director Stevens stated that if the Commission agrees with Staff's recoanenda- tion in the report, they could make a motion and direct him to transmit that motion to the Council. If the Council basically agreed, they would direct Staff to prepare an Ordinance to bring back on February 18. He stated he would reccnmend that the Council do this on an urgency basis so it would take effect on that date (18th). Director Stevens advised that Staff has only one application at this time that would be affected by this and it is possible that it could be approved before the 18th, so the Commission would muss that one in terms of review. After discussion, the Commission unanimously recommended that the Council be requested to adopt an urgency ordinance which would change the level of review of cormercial projects as follows: ° Review all new commercial projects, additions to existing conmercial buildings/uses and commercial remodels affecting the exterior appearance of an existing building. ° Commission review to be as a non -hearing item with Council review to be determined by then. (Commission did not feel Council review mandatory as these types of items are fre- quently delegated to Commissions.) ° No change in fees. ° Current applications not approved prior to the effective date of the ordinance be subject to the new procedure. Vice Chairman Walling therefore called for a motion. 2. Commissioner Brandt made a motion, seconded by Commissioner Moran, to adopt Staff's reccnmendations contained in the Staff Report, as amended above. Unanimously Adopted with Chairman Thornburgh absent. 6. ADJOURNMENT There being no further items of agenda to come before the Planning Commission, Vice Chairman Walling called for a motion to adjourn. Commissioner De Gasperin made a motion, seconded by Commissioner Brandt to adjourn to the next regular meeting of the Planning Commission to be held February 11, 1986, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. Unanimously Adopted with Chairman Thornburgh absent. The regular meeting of the Planning Commission of the City of La Quinta, CA, was adjourned at 8:23 p.m., January 28, 1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. ITEM NO. DATE PLANNING COMMISSION MEETING MOTION BY:� DE GASPERIN MORAN 4iALLING THORNBURGH SECOND BY: BRANDT DE GA.SPERII�.� W UZING THORNBURai � v � ROLL CALL VOTE: COINISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT — DE GASPERIN — MORAN — W LUNG — THORNIDURGH — UNANIMOUSLY ADOPTED: YES NO i MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: February 11, 1986 SUBJECT: SPECIFIC PLAN NO. 86-007; "WASHINGTON STREET CORRIDOR STUDY" APPLICANT: City Initiated REQUEST: Approval of a Specific Plan for Washington street, Including Improvements, Alignment and Streetscape BACKGROUND Purpose of the Specific Plan The specific plan is a means to interpret and implement the goals and policies of the General Plan. Focusing on only a portion of the General Plan, it is a more detailed document providing definitive design criteria for the future improvement of the entire street corridor area. The specific objectives of the Washington Street Specific Plan are as follows: * Assess short-range and long-range needs and deficiencies along Washington Street and to make specific recommendations on the ultimate development of the corridor. * Determine the design of the right-of-way improvements necessary to adequately handle the anticipated future traffic levels. * Provide for traffic safety by proposing solutions to existing safety hazards and by establishing design criteria for future developments. * Establish a unified design theme for the entire corridor area through guidelines for landscaping, lighting, and other design features. * Estimate costs of corridor improvements to enable the City Council to prioritize improvements and develop a long-term work program. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 2. * Provide the private sector with specific criteria for development along the Washington Street Corridor. Washington Street Specific Plan The attached specific plan submitted for your review and approval has been revised to incorporate the previous comments and requests for additional information made by the City Council, Planning Commission, and Staff. Specific information which has been added to or expanded on includes the following: * The addition of an exhibit showing the overall alignment of the entire length of Washington Street within La Quinta. * Additional information and detailed drawings on proposed changes to access and circulation for the area between Highway 111 and Highland Palms Drive. * Additional information, including exhibits, for parkway development alternatives. * Expansion of the cost information to include land and unit costs. * Additional information on the types of potential funding sources available. The preliminary draft specific plan was transmitted to the City of Indian Wells and Riverside County Roads Department for their review and comment. As of the date of this writing, no responses have been received. Since the Washington Street Specific Plan is self-explanatory, this staff report will not address specific items within the plan. The following conclusions and findings are based upon the information contained within the specific plan document. CONCLUSIONS 1. Washington Street serves as the "gateway" into the central core of the City and has been designated as a "primary image corridor" in the General Plan. 2. The street is currently a two-lane roadway for the most part with only limited areas of ultimate half -width street improvements existing. 3. The projected traffic levels of 32,000 average daily vehicles south of Avenue 50 to a high of 55,000 vehicles south of I-10 require Washington Street to have a minimum of six travel lanes. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 3. 4. The current design standards for Washington Street and key cross streets need to be modified to include variable rights -of -way and geometrics at major intersections. 5. A higher design standard is necessary for the intersection of Washington Street and Highway 111 in order to maintain an acceptable level of service. 6. Washington Street should be realigned south of Highway 111 in order to avoid the existing single-family residential frontage between Singing Palms Drive to Highland Palms Drive. 7. The existing bridges at the Whitewater Channel and the La Quinta Evacuation Channel must be widened to provide additional travel lanes. . 8. Washington Street south of Eisenhower Drive should be realigned to eliminate an unnecessary curve and to provide a buffer between existing residential development and the roadway. 9. A number of minor cross streets, particularly south of Eisenhower Drive, are not necessary for access and may be closed via cul-de-sacs. 10. Utility companies are aware of the future needs of the City of La Quinta and are prepared to provide necessary services. 11. Guidelines are needed to provide a unifying theme and visual enhancement to the Washington Street Corridor. 12. Expansion of Washington Street to a six -lane facility was addressed within the Master Environmental Assessment prepared for the La Quinta General Plan. Mitigation measures were incorporated into the adopted General Plan. FINDINGS 1. The Washington Street Specific Plan is consistent with the goals and policies of the La Quinta General Plan. 2. Implementation of the specific plan is necessary to provide for adequate capacity and levels of service to accommodate antici- pated future traffic levels on Washington Street. 3. The specific plan complies with Section 65451 of the Government Code in that it provides information on the proposed location, distribution, and extent of land uses, major components of public and private transportation, utilities, and other essential facilities. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 4. The specific plan establishes necessary standards and criteria for new development along the corridor. 5. The realignment of portions of Washington Street will improve traffic safety for the City as a whole. Establishing cul-de-sacs on unnecessary minor cross streets along Washington Street will serve to increase Washington Street's carrying capacity, improve safety by limiting cross traffic, and help to preserve neighborhood integrity. Adoption of the Washington Street specific plan will provide a needed program for implementation measures, including regula- tions, programs, public works projects and financing measures necessary to carry out the specific plan. 8. The specific plan is consistent with the Master Environmental Assessment adopted in conjunction with the La Quinta General Plan. Impacts will be reduced to the extent feasible by incorporation of the mitigation measures into the specific plan approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Specific Plan No. 86-007, "Washington Street Corridor Study", in accordance with Exhibit "A", the specific plan text. PREPARED BY: S� L. Bonner Principal Planner SLB:dmv APPROVED BY: 4— Z/JY..,, Lawrence L. Stevens, AICP Community Development Director ITEM NO DATE 2 '/l- 9A� PLANNING COMMISSION MEETING RE: -7-,,l 79Z/-sC MOTION BY: BRalm DE MSPERIN MORAN G� THOFMURGH SECOND BY:/ S:A:NIYr/ DE GASPERIN MORAN K%L�LINGG�THORNBURGH DISCUSSION: Z/2 Li( _ l !1 , ROLL CALL VOTE: COWISSIONERS: r• � AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA GUINTA T T TO: The Honorable Chairman and Members of the Planning Commission From: Community Development Department Date: February 11, 1986 First Extension of Time Request for Tentative Tract Subject: 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 Man The Applicant has requested that consideration of this request be continued to February 25, 1986 to allow additional time to evaluate the effects of the proposed conditions and the Washington Street Specific Plan on the "Isla Mediterranea" project. TAFF RECOMMENDATION The Community Development Department recommends continuance of the First Extension of Time for Tentative Tract Map No. 19458 to February 25, 1986. PREPARED BY: Sandra L. Bonner Principal Planner SLB:dmv 77 Lawrence L. Stevens, AICP Community Development Director RE: ITEM NO. S b DATE PLANNIII,N,G COMMISSION MEETING Y /'Goy. �'.6 — Z 6 / o�,c,� �' •6 -d 6 � MOTION BY: BRANDT DE GASPERIN MDRAN WALLING TiiO WURGH SECOND BY: HF3ANDT �DE GASPERIN MDRAN 4�LLING RNBURGH DISCUSSION: Q ROLL CALL VOTE: COM4ISSIONERS: AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO ,MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: February 11, 1986 SUBJECT: PLOT PLAN NO. 86-261 LOCATION: Southeast Corner of Calle Ensenada and Avenida Obregon APPLICANT: Bob Boggs 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 located in the Cove area of the City at the southeast corner of Calle Ensenada and Avenida Obregon. The lot is approximately 7200 sq.ft. in area, and is one of 14 vacant lots on a block of 24. With the exception of two wood -sided units directly east of the site, the remaining 8 homes are stucco -sided and have mostly gravel covered roofs of varying pitches and styles. One unit on the west side of the block, near the center, is almost completely obscured by over- growth of shrubs, trees, and by gating. It is on three lots and is an older, stucco structure with a gabled roof. Calle Ensenada and Avenida Obregon are designated as local streets with a 60' right-of-way by the La Quinta General Plan. Adequate right-of-way currently exists along these streets. 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 dwelling which is undersized with respect to the R-1*++ Zone. The net usable living area is 1160 sq.ft.; below the required minimum of 1200 sq.ft. for the R-1*++ Zone. The floor plan shows access to a STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 2. covered patio from the garage to the house. The garage meets the 20' x 20' clear dimension requirement, but the fireplace extends 1.5' into this area, leaving a clear dimension of 18.5' x 241. The unit has 3 bedrooms and 1-3/4 bathrooms. All of the bedrooms meet or exceed the minimum 10' x 10' clear dimension requirement. The exterior of the unit will have wood siding on the front of the unit with stucco on the side and rear walls. Both wood and stucco will be a beige color. The trim and fascia will be a dark brown, and the roof covering will be a red -brown Monterey tile. The roof style will be a Dutch -gabled hip with 4 and 12 pitches and a height of 141. The following setbacks have been provided: * Front Yard - * West Side Yard * East Side Yard * Rear Yard - 18' STAFF COMMENTS AND ANALYSIS 20' (Along Obregon) - 20' - 16' The Applicant, Robert Boggs, is building this house as a personal residence for the owner, J. R. Lopez. There have been no prior approvals given for either the Applicant or the owner. A number of items must be addressed by the Applicant. one of these is the 1200 sq.ft. minimum net living area requirement. The Applicant must also make revisions to show an interior access from the garage into the house. The garage width needs to be extended 1.5' to allow a 20' clear dimension, as the fireplace apparatus extends into the area currently provided. In order to compensate for these additions, siting of the house ought to be shifted east; this may also help to alleviate conflict between access and turning movements at the corner of Avenida Obregon and Calle Ensenada. Staff also feels that provi- sion of a stucco facing at the front of the house is needed to ensure continuity of general design characteristics in the Cove area. 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, subject to the conditions of approval. 3. The building design is compatible with the area development con- tingent upon the conditions of approval. STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 3. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-261 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: Wallace Nesbit Planning Assistant WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C APPROVED BY: 6z' e *�— Lawrence L. Stevens, AICP Community Development Director 11 `f:11� El 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. 86-261, unless otherwise amended by the following conditions. 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 0 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-261 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. �2. The unit shall be enlarged to provide a minimum of 1200 / sq.ft. as required by City policy. This shall be verified by the Planning Division prior to acceptance for plan check. AT . The garage shall measure 20' x 24' clear of any obstructions within that area. This shall be verified prior to acceptance for plan check. 4i"to _4. The Applicant shall shift the structur the east to allow additional distancing from the corner radius of Avenida Obregon and Calle Ensenada. A�. The front of the unit shall be stucco sided. The Applicant J may provide wood plant-ons, subject to review of the \/✓� Planning Division at the time of plan check submittal. ��. Applicant shall sho�nteri access from garage to dwelling. MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: February 11, 1986 SUBJECT: PLOT PLAN NO. 86-262 LOCATION: west Side of Avenida Navarro; 100' South of Calle Nogales APPLICANT: Larry Rogers REQUEST: Approval to Construct a Single -Family Dwelling Intended for Personal Residence BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Sq.Ft. Minimum Dwelling Size). 3. Existing Conditions: The site is a typical 5,000 sq.ft. lot located in the Cove area on the west side of Avenida Navarro, 100' south of Calle Nogales. Avenida Navarro is designated as a 60' right-of-way local street by the La Quinta General Plan, and currently has adequate right-of-way. Regarding area develop- ment, the block has 14 of its 26 lots occupied with single-family homes. The majority of these are stucco -sided, gravel -roofed homes. They generally have gabled roofs of a 3 or 4 and 12 pitch, and are basically simple in design. Most of the units stand about 14' in height. No structure on this block has a tile roof covering. 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 dwelling unit with 1,270 sq.ft. of net usable living area. The floor plan incorporates 3 bedrooms, all exceeding the 10' x 10' clear dimension requirement. The plan does not clearly illustrate the number of bathroom connections. There are two separate bath areas, and at least 1-1/2 bathroom connections. The garage is STAFF REPORT - PLANNING COMMISSION February 11, 1986 Page 2. 19' x 21.5' clear and has interior pedestrian access to a hallway. The exterior of the unit will be Hacienda -colored (cream) stucco with cedar brown trim and a light brown composition shingle roof. The roof style will be a hip gable type with generally a 3 and 12 pitch. Wooden plant-ons have been provided at front and side door and window areas. The front walk/porch area is covered, and the height of the structure is 12.51. Regarding the siting of the house, the following setbacks are delineated: * Front Yard - 20' * North Side Yard - 5' * South Side Yard - 6' * Rear Yard - 13' STAFF COMMENTS AND ANALYSIS Larry Rogers has had three prior approvals, the most recent given on January 14, 1986. The Applicant has no vacant homes in La Quinta and intends for this unit to be his personal residence. The Applicant has agreed to modify the garage to a 20' x 24' clear dimension, and shall make changes as provided in the conditions of approval. FTNnTWnq 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. 86-262 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: APPROVED BY: IIIIA�A�� 0�ce Wallace Nesbit Lawrence 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. 86-262, 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. 86-262 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 shown as a 20' x 24' clear dimension on the plans to be submitted for plan check. 13. The Applicant shall provide 1-3/4 bathrooms as a minimum, to be called out on plans submitted for plan check; specifically, shower and/or bathtub connections,,shall be indicated. ltoiltcro Fstates R D. Her 715 P11. 619-563-4644 .Ca 43uinta. Ca 92253 rR L . .. February 10, 1986 CITY OF LA UINTA COMMUNITY DEVEL PMENT DEPT PLANNING COMMISSION City of La Quinta RE: Washington Street Specific Plan To Whom It May Concern: The Washington Street Corridor plan has many adjustments for each develop- ment. Most of these were developed before the City was incorporated. The existing walls from Avenue 50 to Eisenhower Drive are decorative. They will not be sufficient to muffle noise from a proposed six lane Washington Street. We feel a soundwall and landscaping buffer as is suggested from Singing Palms to Highland Palms Drive should be required. The County of Riverside measured the noise on Washington between Avenue 50 and Eisenhower in May of 1983. At that time the noise level was above the suggested residential level. We, therefore, request a sound or noise wall be provided from Avenue 50 to Eisenhower Drive. Sincerely, HOWARD TONS President Montero Estates REC ` COMMUNITY DEVELOPMENT DEPT m s T C A 020- o!E lV 2 II SE 4 SEC. 6 T 6S R 7 E. =- - - - - -- AVENIDA ------ - - - - - - — i2f C I .c 9� l i°ik oS IL t Q 1 � O lOr � i O�� 90�`1�0�5 ���,1� � �Q /02 0 a � 92 99 Q F S l03 � I I l32 O g� G Sl-aoo /34 — 94 \-� J 9B / R S \ /04 o 9l? o) /09 97 O 5, gr r /0.5 ('t., /08 3 96 j � pp ,143 /07 196 IQ Is AVEN/DA /4 MB 21/61%2 Deser> Club TiOcl Unil No 5