Loading...
1986 02 25 PCAGENDA PLANNING COMMISSION - CITY OF LA QUINPA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California February 25, 1986 1 7:00 p.m. A. Flag Salute 2. ROLL CALL 3. HEARINGS A. 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 (Continued) 1. Report From Staff. 2. Notion for Adoption. 4. CONSENT CALENDAR A. General Plan Consistency Review of a proposed 1.0-Million Gallon Water Reservoir; Coachella Valley Water District, Applicant. B. Minutes of the Regular Meeting of February 11, 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. 86-263, a request to construct a single-family dwelling on the north side of Horseshoe Road, 370' east of Roadrunner Lane; Rick Johnson Construction, Applicant. 1. Report from Staff. / 2. Notion for Adoption. V C. PLOT PLAN NO. 86-264, a request to construct a single-family dwelling on the east side of Avenida Madero, 100' south of Calle Arroba; Rick Norris/ Manuel Abarca, Applicants. 1. Report from Staff. 2. Notion for Adoption. MEMORANDUM CITY OF LA QUINTA TO: The Honorable -Mayor and Members of the City Council FROM: Planning Commission DATE: March 4, 1986 SUBJECT: SPECIFIC PLAN NO. 86-007, WASHINGTON STREET CORRIDOR PLAN APPLICANT: City Initiated REQUEST: Approval of a Specific Plan for Washington Street including roadway improvements, alignment and streetscape. On February 11, 1986, and February 25, 1986, the Planning Commission conducted public hearings on the proposed adoption of the Washington Street Specific Plan. The Planning Commission voted 4-0 (Commissioner De Gasperin absent) to recommend adoption of the plan, subject to the amendments contained in Attachment No. 1 to this report. Nine people spoke at the February 11, 1986 meeting, seven of whom are residents of the Singing Palms area. The concerns raised by these residents regarded traffic signalization, the desire for a two-way frontage road as proposed, the provision of a second access at Singing Palms Drive, the construction of a noise barrier, and the means the City intends to use for funding of the improvements. One resident of the Calle Tampico area, east of Washington Street, expressed concern about the effect on additional street dedication requirements on his existing home. Mervin Johnson and George Marzicola discussed the impacts of the plan with respect to their proposed projects. At the February 25, 1986 hearing, two people spoke. Jerry Dupree, a spokesman for the residents of the Singing Palms area stated his agreement with the 32-foot-wide frontage road and the amendment to the plan adding a right -turn ingress at Singing Palms Drive. He also requested that the City upgrade the priority of this project. One resident of the Calle Tampico area, east of Washington Street, expressed his concern about possible street widening requirements. Recommended Amendments to the Specific Plan The Planning Commission recommends a number of changes to the plan which are primarily additions for clarification. These changes are listed in Attachment No. 1 attached to this report and are briefly discussed below. STAFF REPORT - CITY COUNCIL March 4, 1986 Page 2. Purpose of the Specific Plan. To improve public's understanding of the purpose of this specific plan, a statement should be added in the introduction emphasizing that this is a conceptual plan which establishes the basic objectives and design parameters for the road- way improvements, alignment and streetscape. After adoption of this guide for future improvements, the next step is the preparation of precise plans detailing specific design and engineering standards necessary to begin the actual implementation of the specific plan. At this next level detail, engineering plans will establish the precise alignment of Washington Street, the specific improvement designs for the roadway and the standards for parkway improvements. At such time that the City Council reviews and approves these "precise plans", the exact locations and dimensions of the additional land required for right-of-way dedication will be specified, and a program will be instituted to acquire the needed property in an equitable and timely manner. Acquisition of Right -of -Way. The Planning Commission recommends addition of a statement expressing the City's basic objectives regarding the acquisition of additional right-of-way. These objectives are as follows: to minimize to the extent reasonable the acquisition of additional land for the right-of-way; to allow for adjustments in the right-of-way width or design, when possible, in order to minimize potential conflicts with existing development, while still maintaining the integrity of the plan's objectives; and, when possible, to obtain portions rather than entire parcels in order to minimize costs. Realignment and Frontage Road - Singing Palms Area. The Commission unanimously recommended approval of realignment and street cross section, with the addition of a right -turn ingress at Singing Palms Drive as shown on Attachment No. 2 of this report. In addition, the Planning Commission recommends that the priority of this project be raised. The Planning Commission unanimously supported the increase in the frontage road width from 28 to 32 feet, as recommended by the City Engineer. This is consistent with current City policy for two-way streets having parking on one side only and provides for the minimum 24-foot clear travelway for emergency vehicle access. Street Lighting. The Commission unanimously recommended installa- tion of street lighting along the center median as shown on Figure 7, Alternative No. 1 of the text. The basis for this recommendation is the reduced cost of installation and the minimizing of impact of the lights on adjacent residences. The Commission also concurred with the proposed light standard spacing. STAFF REPORT - CITY COUNCIL March 4, 1986 Page 3. Sidewalks/Bikeways. The Planning Commission unanimously agreed that a pedestrian walkway be installed along one side and an off- street bike path be installed on the opposite side of Washington Street with the widths as similar to that shown on Figure 7, Alternative No. 2 of the text. The basis of this recommendation was that an off-street bike path is needed in light of the antici- pated traffic levels and speeds, and to provide a safe way for children bicycling to the schools on Avenue 50. The overall recommendation was also based on the desire to minimize the amount of paving or hard surfaces in the parkway areas. Landscaping Plan. Although the Planning Commission unanimously agreed in concept to the proposed planting recommendations, they requested that a statement describing the overall design theme be added to the plan. They recommend that this section be adopted as a guideline, and that more specific standards be developed at a later date. The Planning Commission supported the establishment of a theme emphasizing canopy -type trees rather than palm trees. This will establish an appearance which will be different, yet compliment the theme: followed on Eisenhower Drive with a single row of palms in each parkway. In addition, the consistent use of a limited number of tree types along this four -mile -long street in the City will establish a cohesive appearance while still providing enough of variety to pro- vide visual interest. The use of canopy -type trees will also provide shade for pedestrians and bicyclists along Washington Street. Signage. The Commission recommended that a statement be added regarding the establishment of general standards for City signage along Washington which will compliment the overall appearance of the corridor while also effectively directing traffic, including providing direction to public facilities. City Entry Sign. The Planning Commission recommends adoption of Exhibit "C" (a copy of the aprpoved exhibit will be included in the final text). The use of horizontal and vertical design elements, in addition to the varying heights of the trees provides an interesting and attractive appearance. The Commission recommends that the City logo be prominently displayed as a part of this entry monument. Cost Estimates. The Planning Commission recommends that an explana- tion of the basis for the land and improvement costs be added to the text. Noise Barriers. There was unanimous agreement that a section be added pertaining to the construction of noise barriers along the length of Washington Street to minimize traffic noise impacts on nearby residents. In addition, priority should be given to providing STAFF REPORT - CITY COUNCIL March 4, 1986 Page 4. mitigation for residential areas currently suffering severe noise impacts. Direct Access to Washington Street. The Planning Commission recommends the inclusion of a policy stating that new direct access onto Washington Street from adjoining single-family lots shall be avoided. PREPARED BY: "Sandra L. Bonner Principal Planner SLB:dmv APPROVED BY* per, Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Atch. No. 1, Recommended Amendments 2. Atch. No. 2, Figure 11, Amended 3. Staff Report, February 25, 1986 4. Staff Report, February 11, 1986 5. Resolution for Adoption PLEASE BRING THE SPECIFIC PLAN DOCUMENT AND APPENDIX WITH YOU. THESE HAVE BEEN PREVIOUSLY DISTRIBUTED TO YOU. ATTACHMENT "I" AMENDMENTS TO SPECIFIC PLAN NO. 86-007 PLANNING COMMISSION RECOMMENDATION Add to the Introduction the following general statement: The Washington Street Specific Plan is intended to be a conceptual plan which establishes the basic objectives and general design parameters for the future improvement of the corridor area. 2. Add to the section on future roadway improvements: The City's objectives for the acquisition of necessary right-of-way are the following: * To minimize, to the extent reasonable, the acquisition of property for the street right-of-way. * To allow for adjustments in the right-of-way width and/or design when possible in order to minimize conflicts with existing development, while still maintaining the integrity of the plan's objectives; and When possible, to acquire portions rather than entire parcels in order to minimize land acquisition costs. Add to the section on future roadway improvements regarding access the following: * New direct access onto Washington Street from adjoining single-family lots shall be avoided. Alternative access plans for affected existing single-family lots shall be developed by the City. Add a subsection regarding noise mitigation: * Noise barriers shall be installed where warranted along the entire length of Washington Street to ensure compliance with the La Quinta General Plan's adopted noise standards. Priority shall be given to alleviating the noise problems for existing developments currently severely impacted by traffic noise. Based upon an acoustical study to be pre- pared by the City, the design of noise barriers shall be incorporated into the Washington Street parkway standards. New developments shall install noise barriers in accordance with the City's approved plan. 5. Amend the Section regarding future improvements to the Highway III to Eisenhower Drive area in accordance with Figure 11, as amended (Attachment No. 2), adding a right -turn ingress with deceleration lane at Singing Palms Drive. Amend the proposed mitigation list by upgrading the priority of No. 4. 6. Adopt the street lighting plan as recommended in the text in accordance with Exhibit xi j . 7 1 P 144rnn five No. I ATTACHMENT NO. 1 ATTACHMENT "I" (Cont'd) 7. Adopt the walkway/bicycle path plan as follows: * A six -foot -wide pedestrian path along one side and an eight -foot -wide, two-way bicycle path on the opposite side shall be installed in the Washington Street parkway areas. Where feasible, the paths shall be meandering. Minor adjustments to these standards due to site con- straints or conflicts with existing improvements may be approved by the City. 8. Adopt the landscaping plan as amended by the inclusion of a state- ment establishing the general overall design theme and a section adding groundcover materials to the parkway planting materials list. 9. Add a statement in the streetscape section as follows: * The City shall develop and implement a plan establishing design theme and specifications for public signage along Washington Street, including directional signage. 10. Adopt the proposed entry monument design concept as shown on Exhibit "C", a copy of which will be included in the text. 11. Add to the mitigation measures section the following explanation of cost estimates: * The estimated costs of land acquisition and construction of improvements are based on the following assumptions: a. Improvements to Washington Street are anticipated to occur over the next fifteen -year period. b. Using current costs as a basis, a six percent per year inflation factor has been added for the fifteen -year period. Construction of the improvements or acquisition of the land at the start of the fifteen -year period will be at a lower cost than improvements done in later years. c. The cost of the City installing the improvements is generally higher than they would be if a private developer is performing the work due to additional requirements placed upon the City by State law. d. The land acquisition costsare only general estimates. Actual costs will vary upon the means necessary to acquire the right-of-way, the necessity to acquire an entire parcel rather than only a portion, as well as other factors. (n 0 LILn TYPICAL SECTION to ' 2 1 r `Wj _.. RESTRICT ACCESS BY ONE-WAY ENTRANCE ONLY ( L/ VIA SEPARATE RIGHT •.:� TURN ONLY LANE \\ UA r y _ l� ,ND (LOWER PLaC - $c c•, ,� WASHINGTON�.'.. STREET r� 'P DEN SANDS PLACE SIGNALIZE, • r '" D9 VE FRONTAGE ,�; •� ......- -- - ------ - -- ROAD Z dDip ": 0 Z y Figure 11 WASHINGTON STREET REALIGNMERT SOUTH OF HIGHWAY 111 F1711i'401 -33- ATTACHMENT NO. 2 ITEM NO. DATE PLANNING COMMISSION MEETING RE: d-ti /tj?l MOTION BY: BRANDT DE GkSPERIN MDRAN j+iAidING THORNBURGH SECOND BY: SRANDT DE GASP MORAN VALLING THORNBURGH ROLL CALL IW'. COXMIS S IONERS : AYE NO ABSTAIN ASSENT PRESENT l UNANIMOUSLY ADOPTED: YES NO ITEM NO. /t- DATE PLANNING COMMISSION MEETING MOTION BY: BRANDT DE GASPERIN MORAN FRILLING THORNBURGH SECOND BY:�DE GASPERIN MORAN FRILLING THORNBUR H ROLL CALL VOTE: COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT - - - - - DE GASPERIN - MORAN - FRILLING - THOFMUR H - 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 25, 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 On February 11, 1986, the on the proposed Washington the plan was continued to Planning Commission additi concerns raised at the he t t with the represent Nine people Palms area. signalizatio alternative Concerns rai tion of a s of a second mechanism f Planning Commission he Street Specific Plan. the February 25, 1986 onal time to reflect o aring, and to provide atives for the Singing ld a public hearing Consideration of meeting to allow the n the information and Staff an opportunity Palms area. i o spoke at the meeting, seven of whom live in t Their representative presented a petition re n of Singing Palms or Highland Palms Drives, plan with a 20-foot-wide, one-way, frontage sed by these seven people were the following: gnal, the desire for a two-way frontage road, access, construction of a noise barrier, and r payment of the improvements. he Singing questing and an road. installa- provision the One resident with a house fronting on Washington Street in the vicinity of Calle Tampico expressed concern about the additional 10-foot dedication which would conflict with his existing improve- ents ments, and the proposed ways to pay for the improvem Mervin Johnson and George Marzicola appeared to discuss the impacts with respect to their proposed projects. Singing Palms Area On February 19, residents of thi frontage road de right -turn only will also provi d 1986, Staff a s subdivision sign. It was would be pro e for a decel nd Jim Kawamura to discuss the agreed that a vided at Singing eration area at of BSI met with five proposed access and second access with Palms Drive; the design this entrance. There STAFF REPORT - PLANNING COMMISSION February 25, 1986 Page 2. was also a concurrence that the traffic signal be at Highland Palms Drive and the frontage road remain at 32-feet-wide for two-way traffic. Although the residents expressed a strong desire to have the traffic signal installed immediately, Jim Kawamura of BSI, reiterated what he stated at the hearing; if the signal is installed prior to the frontage road, the City would have to make substantial changes to the signal at the time of frontage road construction which would result in the City essentially paying twice for the signal. Direct Access to Washington Street It was noted at the hearing that there are lots fronting directly onto Washington Street in the area of Sagebrush Avenue and between Avenida La Fonda and Avenida Nuestra. The Planning Commission requested that a policy be included within this plan to restrict access, thereby avoiding the creation of a problem similar to that existing in the Singing Palms area. Staff recommends the inclusion of the following policy: "No new direct access onto Washington Street from adjoining single-family lots shall be encouraged. New development on these frontage lots shall be reviewed by the City on a case by case basis." STAFF RECOMMENDATION Based upon the findings contained in the Staff Report dated 2/11/86, the Community Development Department recommends approval of Specific Plan No. 86-007 in accordance with Exhibit "A", the plan text, as amended. PREPARED BY: APPROVED BY: Sandra Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Director SLB:dmv PLEASE BRING MATERIALS YOU RECEIVED FOR 2/11/86 COMMISSION MEETING REGARDING THIS MATTER. ITEM NO. DATE PLANNING COMMISSION MEETING MOTION BY: BRANDT DE GASPERIN mzmi l' i�II1LLmN THORNBURG i SECOND BY: BRANDT DE GASPERIIQ�LNDRAN 4IIiI.LING TiiOFNBURGH DISCUSSION: ROLL CALL VOTE: COP!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT - DE GASPERTN - MORAN - DOLLING - THGEMURGH - UNANIMOUSLY ADOPTED: YES NO Alk MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Ccnmission From: Ccn=-inity Development Department Date: February 25, 1986 Subject: GENERAL PLAN CONSISTENCY REVIEW OF PROPOSED COAcHELi A VALLEY WATER DISTRICT P%)TECT LOCATION: Easterly of Eisenhower Drive Alignment and Approximately Three -Quarters of a Mile South of Calle Tecate APPLICANT: Coachella Valley Water District REQUEST: Review General Plan Consistency of a Proposed 1.0-Million-Gallon Water Reservoir In accordance with the requirements of Section 65402 of the Government Code, Coachella Valley Water District has notified the City that it proposes to construct a domestic water reservoir at the location shown on the attached map. The State code requires the City to review the location, purpose and extent of the proposed facility for conformity with the adopted General Plan. The proposed water reservoir is consistent with the adopted goals and policies of the La Quinta General Plan. The reservoir will provide for improved fire protection in accordance with policy 3.5 of the Hazards Element. The proposal is also consistent with policy 4.4 of the Natural Resources Element which states that improvements to the Cove's water system should be made. Lastly, the reservoir canplies with the Infrastructure Element which explicitly states that construction of an additional reservoir is needed for upgrading the water system in the Cove area. The Coachella Valley Water District, the designated Lead Agency under the requirements of the California Environmental Quality Act, has determined that this project will not have a significant adverse impact on the environment. FINDINGS 1. The proposed one -million -gallon water reservoir is consistent with the adopted goals and policies of the La Quinta General Plan. 2. The proposed project will promote the health and safety of La Quinta residents. STAFF REPORT - PLANNING M44ISSION February 25, 1986 Page 2. 3. The project will not have a significant adverse impact on the environment. Based upon the above findings, the amm,2nity Development Department reco miends that the Planning Conmission determine that the Proposed Coachella Valley Water District reservoir is consistent with the La Quinta General Plan. PREPARED BY: Z Sandra L. Bonner Principal Planner Atch: Location Map TAPP� BZ/Jtl-L— L L. Stevens, A= Camwnity Development Director E AYGLL[) r - L J RESERVOIR _6631 u. ' PACIFIC W p[00 q,T main r 0C E.AN IL _ N . DI[GO Y ..., I: N E KIC VICINITY MAP — --.--. - - - — --t-...---NO SCAIL IL _J_-__ INDIAN WECLS ,'N Ii �• 'JVniHGO ' � s 3 ITEM NO. Q. DATE PLANNING COMMISSION MEETING RE: MOTION BY: BRANDT DE GASPERIN MDRAN (].�L_'. ORNBURGi SECOND BY: BRANDT DE GASPERRIIN NDRAN ING TMRNBURMi /�i DISCUSSION: . 0 ROLL CALL VOTE: CWDIISSIONERS: AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO �In M I N U T E S PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California February 11, 1986 7:00 p.m. A. Chairman Thornburgh called the Planning Commission meeting to order at 7:00 p.m.; he then led the flag salute. 2. ROLL CALL A. Chairman Thornburgh requested the Roll Call; the Secretary called the Roll: Present: Commissioners Brandt, Moran, Walling and Chairman Thornburgh Absent: Ca[missioner De Gasperin Camdssioner Walling made a motion, seconded by Conrdssioner Moran to excuse Cmmissioner De Gasperin. Unanimously Adopted. Also present were Community Development Director Lawrence L. Stevens, Principal Planner Sandra L. Bonner, and Secretary Donna M. Velotta. 3. HEARINGS Chairman Thornburgh introduced the first item of hearing as follows: A. Tentative Tract Map No. 21381, a request to divide a 42.6-acre portion of the "PGA West" project into 24 lots to accommodate 118 attached condominium units; Sunrise Company, Applicant. He then called for the Staff Report. 1. Conmunity Development Director Stevens addressed this matter by explaining that this tract is a 42.6 acre portion of PGA West and is a proposal to create 24 lots to acccnmdate 118 attached condominium units. The site is located generally west of PGA Boulevard, off Arnold Palmer entrance driveway. He felt the the Commission was familiar with the basic conditions and cir- cumstances at the PGA West project. This proposal is for 118 units which are a mixture of the units referred to as the "Classics". They are large duplexes ranging in size from 3500 to 4300 square feet in size and are priced from $500,000 to $600,000. The Applicant is proposing to construct 54 of the "Classics" units. The other type of unit proposed for this tract is known as the "Legends". These will be fourplex buildings, although there are a couple of exceptions in this area where there would be some duplex and some triplex units. The "Legends" units are generally 2300 to 3000 square feet in size and are priced from $275,000 to $350,000. in our previous reviews of the PGA West project, we have had the opportunity to see the floor plans and both the "Classics" and the "Legends" units can be seen in the model complex on site. The exterior of the units are referred to as contemporary and Mediterranean. This plan is generally consistent with the overall specific plan and is a fairly logical expansion of the previous development approvals. Director Stevens advised that Staff has reviewed the plan relative to the Land Use Ordinance, the Specific Plan and the Subdivision Ordinance and are reccmnending that the tract be approved subject to the findings and conditions in the Staff Report. Addressing the conditions of approval, Director Stevens stated that he had a few minor changes to discuss with the Commission. The first change is in Condition 14.c., which relates to a temporary cul-de-sac primarily to facili- tate fire department access during the interim period when some of the streets are not fully constructed into the loop system. 7b add clarity to the condi- tion, we would recommend that the word "Temporary" be inserted as the first word of Condition No. 14.c. The next change relates to Condition No. 15. He reminded the Commission that within the overall specific plan there is a traffic monitoring condition where we would determine, based on the growth pattern that occurs, an appropriate time for a traffic signal. This condi- tion was really written before the City had fully developed its Infrastructure program and he felt that there was sane question as to exactly how this condi- tion should be written and applied. Because this is a relatively small tract, Director Stevens suggested that the condition be deleted from this particular tract and work on making it more appropriate as we get additional development within the project. ® 0 MINUTES - PLANNING COMMISSION February 11, 1986 Page 2. The next minor change is in Condition No. 17.e. Basically, this is just some basic minor language changes for clarity. It relates to adequate fire protection prior to the arrival of combustible materials on the site. Staff suggests that the condition be changed to read as follows: "17.e. Prior to arrival of combustible materials on the construction site, adequate fire protection facilities, temporary or permanent, must be operating to the satisfaction of the Fire Marshal." He noted that it may be that the actual lines and hydrants may not be in yet; that is why we use the word temporary, as it may be there will be a tank or sane other storage mechanism that would take care of this on a short term basis. Generally, we have allowed the Fire Marshal to approve alternates, but we just wanted to make it a little clearer relative to that particular circumstance. The other issue that was discussed at the Study Session was regarding the noise condition and it was agreed to leave that condition intact. Director Stevens stated that these are the only changes and Staff recommends that the Commission approve the tract subject to the conditions with those minor revisions. This ended the Staff Report. The Commission had no questions of Staff, therefore, Chairman Thornburgh opened the hearing for public comments at 7:10 p.m. Jim Resney, Vice President, Sunrise Company, 75-005 Country Club Drive, Palm Desert, CA., Applicant's representative, stated that the minor concerns contained in the conditions have been satisfied. He further camented that as they were beginning to develop the second phase, he was very pleased with the cooperation they have received from the City and is sure it will continue. No one else appeared on this matter. Therefore, Chairman Thornburgh closed the public hearing at 7:15 p.m. After a short discussion, Chairman Thornburgh called for a motion. 2. Commissioner Moran made a motion, seconded by Commissioner Walling, to approve Tentative Tract Map No. 21381 based on the findings in the Staff Report and subject to the conditions of approval, as amended. Unanimously Adopted. Chairman Thornburgh introduced the next item of hearing as follows: 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. He then called for the Staff Report. 1. Director Stevens advised that this is a project that has been discussed for a considerable period of time and that has been aggressively worked on during the past four or five months. The Washington Street plan has been to both the Commission and the Council for preliminary comments in anticipation of preparing the current document which we are calling a hearing draft. The purpose of this meeting and any subsequent meeting the Commission has, if they choose to continue this item, and of course the Council hearing on this matter, is basically to hear public input relative to the plan and modify, adjust or otherwise consider the plan in light of that public conment. The basic objectives that we are trying to operate under in the development of the plan were to assess both the short range and the long range needs and deficiencies along Washington Street and to make specific recommendations on the ultimate development of the corridor. The City considers Washington its most important entrance street and Director Stevens stated he believes that is why we have chosen to take this type of emphasis with that corridor street. Other objectives we attempted to follow in developing this plan was to deter- mine the design of the right>bf-way.'improvemehts to make sure they were appropriate to handle future traffic levels. We wanted to provide for traffic safety by solving existing safety hazards and by establishing reasonable design criteria for future developments. We also wanted to deal with some landscaping issues, resolving the problems in the Singing Palms area where some properties have access directly onto Washington, etc. We MINUTES - PLANNING CONY,ffSSION February 11, 1986 Page 3. also wanted to try to establish a unified design theme for the corridor, which would include landscaping and lighting, street furniture, street signs, etc., so that instead of having a scattered, piecemeal approach from one end of Washington to the other it would really create an identity along that corridor. There is also the need to estimate the cost of the corridor improvements, for the purpose of prioritizing those improvements, and providing us with assistance in developing a work program to actually implement or construct Washington. Recalling earlier discussions, Council has indicated their desire (approximately a year ago) to construct this corridor to a minimum four -lane condition at least between Highway 111 and Avenue 52. That was the initial impetus for getting this program under way. In looking at the study, everyone will have to be concerned with the cost and whether we can reasonably accomplish the goal of getting it done within the next six months to a year, but he believes we are still conmitted to at least trying to make that happen. The other purpose of the plan was also, we have a number of developments that have been approved along Washington and most of those approvals have relatively generalized conditions stating that they shall comply with the Washington Street Specific Plan or with the standards that came within the General Plan which was developed subse- quent to those development approvals. We wanted to get as specific as we could along the corridor to facilitate that design problem for those approved developments. Director Stevens stated that we have attempted, through the course of the specific plan, to give you as many illustrations as possible and enough guidance that you can reasonably understand what we are trying to accomplish. Another thing that the Commission must realize that this is not an improvement plan or a design plan of sufficient detail to actually construct. It is an alignment study and establishes the centerline. It estimates where right-of-way adjustments need to be made. Each of these need to be refined further when the preparation of street improvement plans are done and when financing mechanisms are developed. The report only generally speaks about financing. One of the things that needs to be made clear is that the plan is not a solution to the financing problem. That will require additional analysis and additional hearings as we get to the point of implementing the plan. The cover memo to the Commission that Staff prepared basically reaches a number of conclusions as to the study and how it relates to our intended goals. Staff has also prepared the appropriate findings that would allow the Commission to approve the specific plan should you desire to do so at the conclusion of this hearing. Director Stevens stated that he felt the key as to whether the Commission is prepared to adopt the plan tonight is what is the nature or issues developed from the public input tonight and does that require subsequent adjustments in the proposed plan as it currently stands. If there are changes, you would probably want to continue the hearing and allow Staff to fine tune the plan based on the comnents made. If you find that the majority of the comments made find the plan in good shape, you may decide to go ahead and adopt the plan. That is a judgment for the Commission to make at the conclusion of this hearing. Director Stevens stated that this represents the general background of the plan. He then turned the meeting over to Principal Planner Bonner for discussion of further concepts of the plan. Referring to the wall renderings, Principal Planner Bonner explained that Washington Street is the main gateway into the City and is indicated as the major image corridor on our General Plan. The primary areas where there are current problems for which we need solutions are the general area south of Highway 111 (Singing Palms/Highland Palms area) where right now we have a condition where we have approximately 20 houses that have driveways backing out onto Washington Street. This is a problem to the residents with regard to safety and it is also a hazard to the people driving on Washington Street. our consultant looked for solutions eliminating this problem which are repre- sented by the exhibits displayed on the wall. Generally, what is proposed is to have a frontage road in the Singing Palms and Highland Palms area. This would be a two-way, 32' wide street that would allow two travel lanes, an 8' parking lane, a 12' parkway area that would have a wall to serve as a noise barrier and then a 120' wide public roadway or street for Washington that can ultimately be widened to six lanes. What this will do is put the signalized intersection at the southerly (Highland Palms) intersection and the northerly intersection (Singing Palms) would be closed off to prevent access into the development. Ms. Bonner advised that Staff has had a response from a representative of the homeowners in this area and they have requested that the Planning Omission and City Council consider a modification of this plan suggesting that a right -turn only be allowed into the development. MINUTES - PLANNING COMMISSION February 11, 1985 Page 4. Ms. Bonner went on the explain that in order to accommodate this redesign of the roadway to the east, it will be necessary to acquire additional right-of-way from the property owners along the east side of Washington Street. This additional acquisition would be approximately 90' or so. The projects that will be affected are some portions of an undeveloped land division that is part of the Simon Motors development; to the south, the George Marzicola property which is proposed for a regional shopping center; and further south, is Mervin Johnson's project Isla Mediterranea project. Beyond that point to the south, the road returns to its ultimate right-of-way. The second area that is involved in a realignment for traffic safety involves the area south of Eisenhower Drive. Generally, right now the road bows out toward the west. The engineer is recommending that the road be realigned towards the east so that it would be straightened. She referred to a wall rendering which indicated the realigned Washington Street and the land which would become surplus and used for landscaping and the installation of a noise barrier in this area. In this case, again some right-of-way area will be purchased from the property owners and the surplus property would be developed as parkway along the west side of the street. Ms. Bonner stated that Staff has received numerous calls and office visits from persons concerned about the noise barriers. The widening or realign- ment of Washington Street just immediately south of Highway 111 and again just south of Eisenhower Drive is allowing additional space for the con- struction of a noise barrier. There seems to be an interest from property owners along Washington Street that noise barriers be made a part of this Washington Street Specific Plan on the basis that ultimately it will be a six -lane highway which will result in substantial noise. She referred the Commission to a letter from Howard Tons, President of Montero Estates, in which they requested that the noise barrier be made a part of the specific plan. The same request has been received from a property owner in the area of Tampico and Washington. We currently have a situation with the Montero Estates development and directly to the east (Sagebrush, Bottlebrush and Saguaro) and then south again on the east side of Washington where we have existing subdivisions and as they develop, the complaints about noise and the number of people being affected will be increasing. Therefore, it would be appropriate to consider strengthening the statement in the plan regarding this matter. Regarding bridges, Ms. Bonner advised that the one on the Whitewater Channel is currently a half -bridge and according to the plan will be widened to allow for six lanes. The other existing bridge is located in an unincorporated area that is going to be annexed into Indian Wells, and therefore, the City could be required to fund the improvement of this bridge. Staff has been talking to Indian Wells and hopefully, they will contribute to a portion of the widening of this bridge. The second bridge within the City is located over the La Quinta Evacuation Channel which is between Avenue 50 and Tampico and again, the design called out for in the plan is construct a bridge that will allow for six travel lanes. This bridge has an additional effect on the design of the roadway in that area. Obviously, we have half the bridge there (the northbound lanes) and the roadway moist line up with this bridge. What looks to be a frontage road north of Avenue 50 to the west is actually the southbound lanes of Washington Street and the ultimate right-of-way. There is not much flexibility here of how to shift the road. There is a desire of property owners on both sides of the street to shift the road the other way, but there is only so much you can shift either way because we have half the improvement on the east side and half on the west side. Therefore, what the consultant is proposing in this area closely follows what the county specific plan was for Washington Street which they adopted in 1966. What they are doing is offsetting the road, taking more right-of-way from the west side of Washington Street than along the east. In this case, our consultant is proposing that the City acquire 50 feet of additional right- of-way along the west side of Washington, south of Avenue 50 down to Avenue 52 and then 10-foot of right-of-way along the east side of Washington Street, essentially all the way from Avenue 48 down to Avenue 52. This is to provide the necessary 120 feet for a six -lane road. With regard to cul-de-sacs, Principal Planner explained that what we are trying to do is limit the number of accesses with regard to cross traffic and try to maximize the distance between intersections so as traffic increases we will be able to install traffic signals. We are carrying this concept downward on Washington Street and are looking at the area again immediately north of Avenue 50 (Bottlebrush, Sagebrush and Saguaro). We are proposing MINUTES - PLANNING COMMISSION February 11, 1986 Page 5. that two of those three streets be cul-de-saced. This would provide a little more integrity for the neighborhood, cut the through traffic and eliminate the number of intersections. We are also proposing a number of cul-de-sacs at Tampico and Washington, south of Avenue 50 - this would include Palama and Calle Quito - thereby eliminating four more intersections and would change the primary entrance into the subdivision to Calle Tampico. Ms. Bonner addressed costs involved in this project. She stated that the costs included in the main document, excluding costs for inflation of land, is approximately $33-million dollars for improvements. This includes street improvements, bridge improvements and utility improvements. Of these costs, approximately one -quarter are for that area north of Fred Waring Drive to Interstate 10. Another quarter of this $33-million is related to improve- ments for extensions to the utilities. Again, as development occurs and developers extend lines in order to construct their projects, these costs may be reduced over time. Ms. Bonner advised that the consultant has provided us with more information regarding land costs at the request of Caimdssioner Walling. Using the figure of $10 per square foot, the consultant assessed the cost of the area from Highway 111 south to Avenue 52. Therefore, to acquire the additional right-of-way proposed by this plan, the cost would be $7.6-million dollars for land costs alone. In sunTary, the costs, excluding the area outside the City and reasonably excluding utilities is approximately $23-million dollars. The consultant has recrnmended mitigation measures, he has included the cost and also has prioritized, which will be one of the factors as far as balancing out what the cost is, what our anticipated or means of funding are and the need for certain improvements. Ms. Bonner then explained some of the wall renderings which included entry monument designs for the area at Highway 111 and Washington Street. This concluded her report. Director Stevens advised that the above presented an overview of the issues and the design concept and how the plan generally proposes to deal with those. One thing he wanted to emphasize is that we have talked about Washington being 120-foot wide, six -lane street. We are making provision within that right-of- way width to have the ability to accaimodate six -lanes of travel in the future should the ultimate traffic dictate that. Our traffic studies say that will occur. It is not, however, our intention to initially develop the roadway to automatically go to six lanes. What will be done is basically have a four -lane striping arrangement and use the excess right-of-way for bikes, bus stops, vehicle lanes, etc., and hope that the projections are wrong about six lanes, but we will at least have the physical ability to accc nmdate then if the projections are right. This concluded Staff's presentation. There was a brief discussion period between Staff and the Commission regarding the number of approved projects along the Washington Street corridor and how their participation in this plan would affect the cost to the City. Director Stevens stated that the method of participation will be highly contingent upon the timing of our construction relative to when some of those develop- ments occur. chairman Thornburgh opened the hearing to public ccnment at 7:50 p.m. The following persons appeared on this matter: ° Gerald Dupree, 78-430 Cameo Dunes Place, La Quinta - Presented the Commission with a 90-signature petition regarding traffic signalization in the Singing Palms/Highland Palms area. He also presented copies of ingress/egress designs suggested for that area and explained each to the Commission. ° Steve Gaylord, 46-555 Washington Street, La Quinta - Had concerns with previous speaker's recommendation to cut frontage road down to 20' (he lives in one of the 18 hones fronting Washington). Felt the noise wall should start in this area, as these homes front Washington Street and the homes in the Montero area have their back yard on Washington. He stated the majority of the 18 hones are occupied with families with young children and the City is talking six -lanes in future which frightened him. ° Sybil Jaffey, 46-410 Cameo Palms, La Quinta - Felt a signal at Singing Palms and Washington was warranted now, not later. Has concerns with the traffic figures and demographic figures in the plan. Suggested the City look at the possibility of an overpass at Washington and Highway 111. MINUTES - PLANNING COMMISSION February 11, 1986 Page 6. ° Marie Redding, 78-450 Crestview Terrace, La Quinta - Resident here for 20 years. Felt the plan good, but felt a traffic signal is warranted now at either the Singing Palms/Highland Palms area and Washington. ° Don Williams, 46-675 Washington, La Quinta - Agreed with Mr. Dupree's concept of a one-way entrance at the Singing Palms, but did not agree with his suggestion to narrow the frontage road to 201. He questioned the proposed height of the wall to front their hones along Washington (Director Stevens responded to this). He questioned if there was to be a southbound turn from Simon Drive onto Washington (median cut). The City's consultant, Jim Kawamura, replied that it was not proposed, but could be provided. Mr. Williams stated he did not want a median cut at Simon Drive. ° Reverend Conrad Nala of Coachella representing Mr. Javier Munoz, 59-570 Washington Street, La Quinta - Reverend Nala stated Mr. Munoz was concerned with the amount of property the City would be taking along his hone which fronts Washington. (His property is on the east side of Washington, just north of Tampico.) Mr. Munoz is also concerned that he will have to pay for these improvements on Washington. One other concern was the closing of some of the streets in the area with regard to access to Washington. Director Stevens explained that the proposal is to close Calle Paloma and Calle Obispo at both ends which would mean they would cul-de-sac at Washington Street. As far as the amount of property that would be taken from Mr. Munoz's lot, Director Stevens advised that it would approximately 5' to 8' and would more than likely not be for the entire frontage. It would be just enough property to make the cul-de-sac large enough for a fire truck to turn around. He advised that there is even the possibility that the cul-de-sac could be provided within existing right-of-way already there. ° Gloria Lepke, 46-700 Cameo Palms, La Quinta - Felt a traffic signal is warranted now. Felt the plan is great. She questioned whether or not there is presently any projects coning into the Washington/Highway 111 area that would be partici- pating in the financial aspect of the plan. Director Stevens advised that the City does not currently have any applications for this area, but have discussed a project with Mr. George Marzicola who owns the majority of the property directly across the street from Simon Motors. Mrs. Lepke said her reason for asking this question was to see if some of the cost was going to be assessed to their taxes. Director Stevens advised that we do not know the answer to that yet. He advised that he felt it fair to say that the property owners all along Washington will have to realistically expect some form of an assessment district to help; not to pay for the entire improvement, but to basically make the project work. Director Stevens advised that everything he is saying tonight must be taken in a very general context, as we are committed to more formal hearings where we can give you real numbers at such time when we get the details of the financing mechanism worked out. This will probably be four to six months away yet. ° George Marzicola, 73-745 E1 Paseo, Palm Desert - Owner of the property across from Simon Motors south and also front Highway 111. He praised the Washington Street Specific Plan and stated all persons involved should be complimented. He advised that he is concerned with regard to adequate signalization. He stated that his firm has done an overpass study for the Washington/Highway 111 area and they believe it to be futuristic. He advised those present who live in the area that they do plan to participate in the improvements involved in this plan. ° Robert Vatcher, VTN Engineers, 74-947,Highway 111, Indian Wells - Explained they are the engineers involved with M. B. Johnson's "Isla Mediterranea" project. He stated that they wish to go on record as having vital interest in these proceedings. At this stage of these proceedings there is not enough information to realize the impact of the amount of property that will be needed to make the Washington Street improvements that will have to be taken from Mr. Johnson's project. On tonight's agenda, we have a request for a time extension for the "Isla Mediterranea" project for which we have requested a continuation in order to work closer with Staff and their representatives in determining these impacts. He advised the Commission and Staff that a good portion of the final engineering has been accomplished pursuant to the original approval of the tentative map, so from this point forward, any impacts can be greatly multiplied especially when coupled with adherence to the newly adopted General Plan requirements. He further advised the Conmission that they have already set up a meeting with Staff in this regard. 0 MINUTES - PLANNING CONPIISSION February 11, 1986 Page 7. There being no further public comments, Chairman Thornburgh closed the public hearing at 8:30 p.m. Chairman Thornburgh called a ten-minute break at this time. The meeting was reconvened at 8:40 p.m. Chairman Thornburgh called upon the City's consultant, Jim Kawamura of BSI, Inc., to respond to the concerns presented by the residents who had spoken. Mr. Kawamura thanked those who presented their statements and concerns and advised that during the process of the study, they looked at a number of alternatives. He advised that they did look at the possibility of the frontage road in the Singing Palms/Highland Palms area being a narrow, 20' one-way lane as opposed to the 32' alternative. He stated that they also saw the need for prioritizing the improvements to determine which were more urgently needed. He referred the Conmission to the list on Page 40 of the report which showed the improvements in the Singing Palms area as third highest. The first on the list is the widening and signalization of Avenue 50 and Washington and the second highest would be improvements to Highway 111 and Washington Street. He advised that they did look at a number of alterna- tives and the need to balance the needs of the community with respect to safety, circulation, parking, etc., with the costs for those types of improve- ments. Referring to the street design drawings presented by Mr. Dupree earlier in the meeting, Mr. Kawamura complimented Mr. Dupree on then and stated that we really appreciate the efforts that were put into the exhibits as they present clearly what the public is proposing. The designs exhibited a one-way street for the frontage road in the Singing Palms/Highland Palms subdivision and Mr. Kawamura stated that there would be problems with this concept especially to the 18 homes fronting on Washington Street. Someone living on the corner at the beginning of the one-way street might feel it all right to enter the street (going the wrong way) because he is just going to the first driveway. And those living at the end of the one-way street would have to drive all the way around the subdivision to enter the street to get to their hone. He further advised that there is an aesthetic as well as an environmental concern with regard to the 20', one-way street versus the 32', two-way street, and that is that they tried to find a greater separation between the traffic on Washington and those hones that would be fronting Washington. It is an additional 12' of buffer provided by the street. This is the environmental or noise concern. The aesthetic concern relates to the provision of a sound wall of some type in the landscaped area. With the 20' wide road, this wall would be 12' closer to the residents along there which would have a more significant impact on those people. For all the above reasons, which specifically impact those 18 homes fronting Washington, they felt the one-way street was not a good idea and that their should be at least a two-way circulation system. On the issue presented regarding the possiblily of having a right -turn only entrance onto Singing Palms, Mr. Kawamura stated they felt this was an idea that did have as many merits as it did disadvantages. The major problem with providing that type of situation is safety. We felt it would be of much more benefit to those persons living in that area to focus the traffic activity at one location, namely Highland Palms as opposed to Singing Palms. The Singing Palms intersection is relatively close to Highway 111 and the Highway 111 and Washington Street intersection is one in which they anticipate will have major traffic problems in future, even with the improvements being proposed. There- fore, to have an additional point of conflict, even though we are talking about a southbound, right -turn movement only, it would not necessarily work to the advantage of the residents in that area. Another reason they did not think this would not be reasonable is that they wanted to take another look at the homes in the area, that they are quite attractive and deserve more protection so therefore felt they should be provided with a "gated" type of cornuinity. By providing another turn, you would go back to the traditional concept of a tract. The plan shows this "gated" type of camunity concept without actually being gated. Discussing the concept of an overpass at Highway 111 and Washington Street, Mr. Kawamura stated that visually they are pretty awful looking structures and have quite an impact. He stated that they are mostly used in very urbanized areas where there is a very intense type of development and there are no other alternatives. He stated that he felt the City of La Quinta would never have MINUTES - PLANNING COMMISSION February 11, 1986 Page 8. this type of situation with respect to traffic and felt that the people would never allow it to get to that type of situation where a grade separation is necessary. There are major cost factors involved as well as a lot of other problems with the construction of an overpass. Director Stevens asked Mr. Kawamura about lots to the south of Tampico along Washington that are currently undeveloped and what the plan is for that area. Mr. Kawamura replied that in that area they felt it would basically be the acquisition of the necessary right-of-way for Washington Street. As to how those properties would be developed would be something that would have to be handled almost on an individual, property by property, basis. Director Stevens stated he felt maybe we should place a standard in the plan as to how the access to Washington Street in that area south of Tampico should be handled, Mr. Kawamura addressed the concern mentioned of when the signalization would be provided at the Highland Palms intersection. He advised that if it were done immediately it would probably cost approximately $60,000 - $70,000 and then when other improvements along Washington were done, it would have to be redone. Addressing the noise barriers, Mr. Kawamura stated he felt that they would have to be done under a specific noise study to determine what the heights of the walls should be, etc. Generally, with what is being proposed, he did not feel we were talking about a 7' wall or anything like that. Mr. Kawamura stated he wished to reemphasize the point that this Washington Street Specific Plan is not a precise alignment study, but merely a planning type of effort to try to decide in general terms and in conceptual form what Washington Street would look like in future and how we should plan for that facility and whether or not we can plan some improvements over what is out there currently and what would happen if we did not go through this effort. The next step, after getting an approval of the concept of this plan, would be to look at specific engineering types of studies, precise alignments, etc., to determine basically how much land we are talking about. At that point, there can be sane adjustments regarding what are going to be the specific takes on property. If its 51, it makes a difference between condemning a piece of property altogether or salvaging enough land to make it developable, then obviously there are adjustments that could be made on design speeds, etc., that could provide for that. Chairman Thornburgh suggested that Mr. Dupree and his representatives get a meeting set up with Staff for further discussion and clarification of their suggestions and to hear Staff's arguments in relation thereto. After a brief discussion, Chairman Thornburgh called for a motion. 2. Commissioner Brandt made a motion, seconded by Commissioner Nbran, to continue the public hearing regarding Specific Plan No. 86-007 to the next regularly scheduled meeting of February 25, 1986. Unanimously Adopted with Commissioner De Gasperin absent. 4. CONSENT CALENDAR A. Commissioner Brandt made a nation, seconded by cou dssioner Nbran, to approve the minutes from the regular meeting of January 28, 1986. The minutes of the regular meeting of January 28, 1986, were approved as submitted. Unanimously Adopted with Commissioner De Gasperin absent. 5. BUSINESS Chairman Thornburgh introduced the first item of business as follows: 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). He called for the Staff Report. 0 0 MINUTES - PLANNING COMMISSION February 11, 1986 Page 9. 1. Director Stevens stated that Staff recommends a continuance of the matter to the next regular meeting of February 25, 1986. There being no discussion, Chairman Thornburgh called for a motion. 2. Commissioner Walling made a motion, seconded by Commissioner Brandt, to continue the matter regarding Tract 19458 to the next regular meeting of the Planning Commission on February 25, 1986. Unanimously Adopted with Commissioner De Gasperin absent. Chairman Thornburgh introduced the next two items of business as follows: 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. 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. He called for the Staff Reports 1. Regarding Plot Plan No. 86-261, Bob Boggs, Applicant, Director Stevens advised that pursuant to discussion at the Study Session, Staff met with Mr. Boggs today and are satisfied that there is a minimum of 1200-square- feet provided in the structure. Therefore, Condition No. 12 can be deleted. The Applicant has agreed to construct the garage to a 20' x 24' clear dimension, but objects to shifting the structure 6' to the east to allow additional distance from the corner radius of Avenida Obregon and Calle Ensenada. Director Stevens stated that he felt if we left out the "6 "' notation in Condition No. 14, we could worry about the exact number of feet with the Applicant. Director Stevens stated that the Applicant has also objected to Condition No. 16 regarding a requirement of interior access from the garage into the dwelling. The Commission agreed to waive Condition No. 16 as submitted, but changed it to read as follows: "16. The rear patio area shall be covered so as to provide sheltered access from the rear of the garage to the dining roan area." Regarding Plot Plan No. 86-262, Larry Rogers, Applicant, Director Stevens stated there are a few minor concerns, but nothing that could not be worked out with the Applicant. There being no further discussion, Chain Thornburgh called for a motion: 2. Chairman Thornburgh made a motion, seconded by Commissioner Walling, to approve Plot Plan No. 86-261 and Plot Plan No. 86-262 based on 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 Commissioner De Gasperin absent. There being no further items of agenda to cone before the Planning Commission, Chairman Thornburgh called for a motion to adjourn. Commissioner Brandt made a motion, seconded by Commissioner Moran to adjourn to the next regular meeting of the Planning Commission to be held February 25, 1986, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. Unanimously Adopted with Commissioner De Gasperin absent. The regular meeting of the Planning Commission of the City of La Quinta, CA, was adjourned at 9:40 p.m., February 11, 1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. ITEM NO. DATE 2 2 5 g 6 PLANNING COMMISSION MEETING MOTION BY: BRANDT DE GASPERIN MORAN WII LLING THORNBURGH SECOND BY: BRANDT DE GASPERIN MORAN ING ORNBURGH DISCUSSION: ROLL CALL VOTE: COPXISSIONERS : AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA ,5. A. TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: February 25, 1986 SUBJECT: First Extension of Time Request for Tentative Tract Map No. 19458 LOCATION: Northeast Corner of Washington Street and Avenue 48 Alignment APPLICANT: M. B. Johnson Company REQUEST: Approval of a One -Year Extension of Time in Which to File a Final Map. Consideration of this request was continued from the January 28, 1986 and February 11, 1986 Planning Commission meetings to allow addi- tional time for the Applicant to evaluate the effects of the proposed conditions and the Washington Street Specific Plan on the "Isla Mediterranea" project. Staff and the Applicant are in the process of reviewing the conditions and anticipate a consensus prior to the February 25, 1986 meeting. The modified conditions will be presented to the Planning Commission at the study session. PREPARED BY: Sandra L. Bonner Principal Planner SLB:dmv A7PPED BY: Lawrence Lawrena L. Stevens, AICP Community Development Director ITEM NO. DATE PLANNING COMMISSION MEETING MOTION BY: B/TWW DE G%SPERIN MORAN WALLING THORNBURGH SECOND BY: / -- - �DE GASPERIN MDRANN WALLING TH010 BURGH DISCUSSION: :(a ROLL CALL VOTE: COPNISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRAN T — DE GASPERIN — MORAN — VUU13NG — THGEd�URGH — UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA 5.13. TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: February 25, 1986 SUBJECT: PILOT PLAN NO. 86-263 LOCATION: North Side of Horseshoe Road; 370' East of Roadrunner Lane APPLICANT: Rick Johnson Construction REQUEST: Approval to Construct a Single -Family Dwelling Intended For Sale. BACKGROUND 1. General Plan: Low Density Residential (2-4 Dwellings Per Acre). 2. Zoning: R-1 (One Family Dwellings, 7200 Sq.Ft. Minimum Lot; 1200-Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The subject property is approximately 8,035 sq.ft. in area, and is located within the Indian Springs Country Club (Tract 2180, County of Riverside) on the north side of Horseshoe Road, 370' east of Roadrunner Lane. Existing development in the surrounding area is composed of both stucco and wood -sided homes, all of which are earthtone colors. Roof style is predominantly Dutch -gable with wood -shake shingles. The roof pitches are generally 5 and 12, with height between 14' and 161. The tier of lots which includes the proposed site, abuts the golf course at the rear lot lines. The Conditions, Covenants and Restrictions in effect for Tract 2180 set forth various standards and requirements for single-family development within the tract, and include setback and design requirements. Horseshoe! Road is a paved, but otherwise unimproved road with a 40' dedicated right-of-way. There is no Design Review Board or property association connected with this tract at the present time. City Staff reviews generally incorporate applicable provisions of CC&R's into the conditions of approval. 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. However, the site is located in the Coachella STAFF REPORT - PLANNING COMMISSION February 25, 1986 Page 2. Valley Fringe -Toed Lizard Habitat Conservation Plan's designated impact area. Payment of the required fee to establish a conser- vation area will mitigate the impacts of the proposed development relative to this species' habitat (See Exhibit E). 5. Description of Request: The Applicant proposes a 3-bedroom unit with 1.5 bathroom connections shown. The net usable living area, as determined by Staff, is 1,662 sq.ft. Each bedroom exceeds the required 10' x 10' clear dimension required of all R-1 develop- ment. The garage meets the required clear dimension of 20' x 201, but must provide an additional 9" of depth to accommodate the laundry facilities proposed, as per FHA requirements. There is interior and exterior pedestrian access from the garage as well. The house will have a covered front walkway and a covered rear patio area,. The siting' of the house on the lot, which is located in Tract 2180, conforms to setback requirements of the R-1 Zone. The following setbacks are shown on the site plan: 'A Front Yard - 25' • Side Yards (East) - 1219"; (West) - 13' • Rear Yard - 17' The CC&R's for Tract 2180 call for a minimum rear yard of 20' (See Exhibit D), clear of any structure or plantings other than flowers or grasses for this lot, as it abuts the golf course. The exterior design of the house provides "pop -out" windows 1' in depth; two are at the front of the house (1 in each bedroom), while one is located at the kitchen. The proposed construction consists of stucco siding (beige) with dark brown trim and concrete shake roof, with a gable roof style of a 5 and 12 pitch. The gable at the front of the garage is clipped and the overall height will be 16.5'. STAFF COMMENTS Rick Johnson Construction has obtained 40 previous approvals from the City for single-family homes. The majority of these units have been built or are under construction. Relative to the location of the site within Tract 2180, all of the CC&R's as contained in the file for the tract are satisfied by the proposal, with the exception of the 20' rear yard requirement. Staff acknowledges that the current 17' setback is adequate in light of R-1 requirements. It is recommended, however, that the Applicant provide a 20' rear yard setback so as to avoid any possible problems at a later date, in terms of compliance with the CC&R's. In regard to location within the identified Fringe -Toed Lizard Habitat area, provision of the mitigation fees as required in the conditions of approval shall STAFF REPORT - PLANNING COMMISSION February 25, 1Si86 Page 3. reduce impacts on the species to an insignificant level. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request: is consistent with the requirements of the R-1 Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. 4. Payment of the required Fringe -Toed Lizard Habitat fee will mitigate the impact of this proposal on the species. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-263 in accordance with Exhibits A through E and subject to the attached conditions. PREPARED BY: Wallace Nesbit. Planning Assistant WN:dmv Atchs: 1. Conditions 2. Exhibits A through E o,APPROVED114j Lawrence L. Stevens, AICP Community Development Director THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: L. The development of the site shall be in conformance with the Exhibits A through E contained in the file for Plot Plan No. 86-263, 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. i. 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 Cc CONDITIONS (Cont'd) - PLOT PLAN NO. 86-263 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 deepened by 9" in order to provide 20' x 24' clear dimensions, which are necessary to allow the proposed laundry facilities. ion at 13• connections; specifically, the fleast The Alicant shall show plansshallcalllout4tuband bathroom shower combinations. 14. A 20' rear yard setback shall be provided in conformance with the CC&R's associated with Tract 2180. 15. Prior to issuance of a building permit, the Applicant shall pay the required Coachella Valley Fringe -Toed Lizard Habitat Impact Mitigation Fee of $600 per acre, or portion thereof. Based on the size of the lot, this fee comes to $110.67. 16. Construction and occupancy of this dwelling shall be in substantial conformance with the applicable CC&R's currently in effect for Tract 2180. Ir COACH LA VALLEY FRINGE- OED LIZARD HABI AT FEE ARE .LOICATIiON p /op 86-263 No bdings or improvements of any d constructed or placed upon any of said lots thereafter shall be moved without the prior written approval of Declarant. mcnm 6s Declarant may allow reasonable variances and adjustments of these conditions and restrictions in order to overcom9 practical difficulties and prevent unnecessary hardship in the application of the regulations contained herein, provided this may be done in conformity , to the intent and purposes hereof and also provided in every instance that such variance or adjustment will not be Materially detrimental or injurious to other property or improvements in the neighborhood. Vari- ances and adjustments of front, side and rear yard requirements may be granted hereunder. In event there shall be governmental regulations which conflict with or prevent works of construction or improvement in the manner as required by the within regulation-, the$- circumstances shall be deemed to constitute practical difficulties jnstifyine allowance of variances and adjustments of scid regulations in order to prevent un- } nacessiry hardship; provided, however, in every instance that the vari-. -nce or adjustment shall not be materially detrimental or injuvrious to property or improvements in the neighborhood. ''rY'MIN 7: No building or structure shall be located so that any 7 - -t. .h^r^ni' shall be Within traenty feet of the front boundary line of art uron 7.3hi.ch it is constructed or placed, nor shall it be within ;v- fe^t o.0 any side boundary or tucnty feet of any back boundary, lines -ji- r _-KilhiBIT 'I i r P aeE 208 ,-1 AdIh • excepting than the Kant m� designate a five f OW setback on one Of the side boundaries of the lots. All buildings, structures and plantings, other than grass and flowers, on lots adjoining the golf course, shall be set back not less than twenty feet from the be thereof with the golf course. SECTION 8: No building or structure shall be constructed with plumb- ing fixtures, dishwashers, toilets or sewage disposal system unless said plumbing fixtures, toilets, and sewage disposal systems are connected to a soptic tank and cesspool, or established sewage system. S-CTION 9: When construction of any improvement has been connected on any of- said lots, all work thereon must be performed in a good and workman like. manner, and prosecuted diligently to completion within a reasonable time. Any building erected upon any of said lots shall be deemed to have been constructed in full ccmnliance with the restrictions, covenants and conditions herein contained, unless notice by Declarant of non-compliance therewith has been recorded in the office of the County Recorder of said County of Riverside within sixty (60) days after comple- tion of construction. No building shall be occupied during construction, nor until made to conform with all requirements herein set forth. SECTIM 10: Garbage and refuse must be placed and kept in covered containers and removed regularly and frequently from the premises and =may not be burned or buried on any lot. No open fires shall be permitted on any lot. -T`'CTICN 11: Tsach lot shall be kept at all. times in a clean, sightly eni rholesome condition, grass maintained and watered year around, and no trash, litter, junk bores, containers, bottles, cans, implements, machinery, lumber or other building mat rills shall be permitted to re- main a -posed upon any lot so that they are visible from any highray or ,i.nv n^srby or adjoining property. o�o MEMORANDUM v - CITY OF LA QUINTA �...i, CF�OF SN�� TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: February 25, 1986 SUBJECT: PLOT PLAN NO. 86-264 LOCATION: East Side of Avenida Madero; 100' South of Calle Arroba APPLICANT: Rick Morris/Manuel Abarca REQUEST: Approval to Construct a Single -Family Dwelling Intended for Rental. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a 5,000 sq.ft. lot in the Cove area, located on the east side of Avenida Madero, 100' south of Calle Arroba. Madero is a local street designation on the La Quinta Circulation Plan, with full right-of-way currently available. There are 15 vacant parcels on the block, with nine lots developed. The existing houses are generally stucco -sided with rock roofing of gabled design. There are two newer tile - roofed structures at the south end of the block; otherwise, the existing units are generally older with very basic design features and little variation from each other. Roof pitches are mostly 4 and 12, with heights between 13' and 151. Colors on the existing homes are off-white or earthtones. 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 house with a net living area of about 1,533 sq.ft. The floor plan consists of three bedrooms and two full bathrooms. The bedrooms exceed the 10' x 10' clear dimension required for single-family development. STAFF REPORT - PLANNING COMMISSION February 25, :1986 Page 2. The proposed garage measures 32' in total depth, but an additional 3" in width is necessary to meet the required 20' x 20' clear dimension. The garage has interior access to a diagonal hallway section which joins the living, dining, and kitchen to the bed- room and :bathroom portions of the house. The front of the house will incorporate a bay window in the living room, with an adjacent fireplace to be located at the southeast corner of the house. Exterior design and construction will be off-white stucco siding with dark brown trim. The Applicant proposes a medium brown asphalt shingle roof with a 4 and 12 pitch and a hip style gabled roof design. A gabled roof extension is shown over the bay window at the front of the house and at the rear, over the master bath- room. The proposed height of the house is approximately 15.51. Pop -out window designs are also provided along the north elevation at the living and dining room areas. A covered entry from the front of the garage to the front door is also shown on the front elevation.. The siting of the house on the lot provides 5' sideyard setbacks, a 20' front setback and a 15' rear yard setback. The proposed air-conditioning equipment location is not within any setback area. The lot will be fenced from the front area of the unit along the side and rear lot lines, with gated access at both side yards. STAFF COMMENTS Rick Morris and Manuel Abarca are seeking their first approval for a single-family dwelling in La Quinta. The house is intended to be a rental unit. As such, an automatic sprinkler system should be pro- vided to prevent deterioration of the required landscaping. The Applicant must also provide 20' of unobstructed width in the garage, as required by City standards. The overhang at the front of the garage is shown as 12", and must be increased to at least the minimum 18" required by the City. The design of the house is compatible with the area in 'terms of bulk and color, and provides a newer design which will hopefully encourage a more imaginative design trend in the surrounding area. Based on the existing area characteristics, the proposed asphalt shingle roofing is felt to be acceptable in this 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. STAFF REPORT -- PLANNING COMMISSION February 25, 1986 Page 3. 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. 86-264 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 7,7 BY: i� Lawrence L. Stevens, AICP Community Development Director ® 0 THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A through E contained in the file for Plot Plan No. 86-269,, 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 Quanta. 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. 86-264 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 provide for 20' of unobstructed width in order to provide a 20' x 20' clear dimension, as required by the city of La Quinta. 13. All goof eaves and overhangs shall be a minimum of 18". 14. The proposed fence shall be subject to review by the Building Division, and shall not exceed 6' in height as specified by City fencing regulations. At plan check submittal, the Applicant shall submit a fencing plan as per the requirements of the Building Division. CONDITIONS OF APPROVAL - PROPOSED M. B. JOHNSON COMPANY FIRST EXTENSION OF TIME TENTATIVE TRACT MAP NO. 19458 JANUARY 28, 1986 1. Development of Tentative Tract Map No. 19458 shall comply with the approved Exhibits A, B, C, and D as contained in the Community Development Department's file for Tentative Tract Map No. 19458, the conditions of approval dated February 7, 1984, and the following conditions which shall take precedence in the event of any conflicts with the provisions of the tentative tract. 2. The following conditions shall be deleted from the conditions of approval for Tentative Tract Map No. 19458, dated February 7, 1984- a. 'Co d;f,00 No. 3 b. Co.,ddj+�, No. 4 C4,a. Condition No.Co �1;+:�, No �. e.)e. Condition No. 8 F.d. Condition No. 10 14. Condition No. 12(d) k.o. Condition No. 21 3. Prior to the approval of the final tract maps, the Applicant shall submit a site specific study in accordance with noise design standards contained within the La Quinta General Plan for all portions of the project. Based upon this study and the noise design standards, the Applicant shall incorporate any measures or design changes necessary to ensure compliance with the CIty's adopted indoor and outdoor noise standards. 4. Perimeter security walls and fences shall be subject to the following standards: a. Setbacks for perimeter walls and fences shall be twenty (20) feet from Washington Street and Avenue 48 and ten (10) feet from Adams Street rights -of -way. b. Portions of the perimeter walls shall have wrought iron (or similar open fencing) to provide views from the street into the project. c. A modification of these standards may be permitted, dependent upon the overall location and design of the fencing/walls. d. All fencing designs, including location and materials, shall be subject to City review and approval. 5. The Applicant is responsible for the construction of a landscaped median on Washington Street and Avenue 48, subject to compliance with the City policies and procedures in effect at the time of development. 6. The Applicant shall agree to pay the proportionate or prorata share, or agree to participate in any assessment district or other funding means determined by the City, to install public street lighting and to underground existing high voltage over- head utility lines on the adjacent public street rights -of -way) p_ov:ded +k4i- Sucti im peavew enl' Cl str"c fS or Prod rc+.s k4LVC bee.- gppioved c,. rl aVc in to +l c rccvrd,,tu� of' +Le 4'ral m4P, CONDITIONS OF APPROVAL - PROPOSED FIRST EXTENSION OF TIME - TTM 19458 M. B. JOHNSON COMPANY January 28, 1986 - Page 2. c�elele I/rndfekel o facili to mitigation of cumulative traf c impacts ond other rea projects, th City shall est lish a tmprovem t needs monitori program. Thi program will ubiann 1 traffic count udies to deter ine if warran s aor ma' r roadway improv ents and traff c signalizati n. Urmin ion of needs, th City may init' to projectsme nds. Funding of is program ma be by fee pr ramstss ew development a /or users on prorata or f r- . , formation of as ssment distr' ts, acquisiti of State or deral road funds or other mea that fairly locate costs to hose generating a need. The pplicant shal agree to pay the lesignated prorat share that t e City may est lish to fund o -site roadway im ovements and traffic signal' ation on an "as w ranted" basis. . g. Prior to the submittal of building plans for the installation of entry gates to the project, the Applicant shall submit a traffic analysis demonstrating that adequate stacking space and turn lanes are being provided to accommodate the anticipated traffic. $, Q. The Applicant shall install bike lanes or pedestrian walk/bicycle paths along all perimeter public streets in accordance with the Washington Street Specific Plan and City standards in effect at the time of development. l�enera lly iF 9. �4. All bridges and channel overpasses shallabe designed and con- structed in accordance with current CALTRANS standards for vehicular traffic. la1A . Fire protection shall be provided in accordance with the Uniform Fire Code and City standards and requirements. iF 11. 14. The Applicant shall comply with the requirements of the City's adopted infrastructure fee program in effect at the time of issuance of building permits. This fee may include drainage fees, p-ovided tt t ar a,eaLicele dre;naSG p,a� k4_5 been adopted 11,d Is in e+'4ect pr,'vr to ttie reeordAfi'on o-f t4e ". [l Myp• 12. 0. The design and improvements of Tentative Tract Map No. 19458 shall comply with the Washington Street Specific Plan as adopted. �f 13. All 1)v61.c 5+ree'l' r(jkf, oc LJay Sl all �e C�cd ca+e� ahG� improvul 10 f"I,rke u14„r,fe 0, accordance w+I tl-,e �✓OvIS,OAS o4 +-,c Lu Qu,nta Gehe�al !Plan , tle. lJRSI,:A 10^ Street Specu(('c. Plahj an(( cil St-,,,d&rds in e��'ec+ ,4 +l,c t,—t of -'nab vv.aJ rtcor,dat-.Jn. d_ Avenue Li53 uh� lAdawl s Strlltti Stall have SD -hoof kalf - wldik r,yl,+5 o'F w"I .