1986 03 11 PCA G E N D A
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting
City Hall, 78-105
California
March 11, 1986
1. CALL TO ORDER
A. Flag Salute
2. ROLL CALL
3. HEARINGS
4. CONSENT CALENDAR
to be Held at the La Quinta
Calle Estado, La Quinta,
7:00 p.m.
A. PLOT PLAN NO. 86-265, a request to construct a single-family
dwelling at the southeast corner of Calle Monterey & Avenida
Montezuma; Rick Johnson Construction, Applicant.
B. PLOT PLAN NO. 86-267, a request to construct a single-family
dwelling on the west side of Avenida Carranza, 250' north of
Calle Arroba; Rick Johnson Construction, Applicant.
C. PLOT PLAN NO. 86-268, a request to construct a single-family
dwelling on the west side of Avenida Carranza, 200, north of
Calle Arroba; Rick Johnson Construction, Applicant.
D. PLOT PLAN NO. 86-269, a request to construct a single-family
dwelling on the east side of Avenida Vallejo, 250' south of
Calle Arroba; Carbon C. Dubbs, Applicant.
E. PLOT PLAN NO. 86-270, a request to construct a single-family
dwelling on the east side of Avenida Vallejo, 200' south of
Calle Arroba; Carbon C. Dubbs, Applicant.
F. dwelling atO55-5707Pebble esingle-familyquest to construct a
PLOT LAN Beach (PGA West), Lot29
James
Resney, Applicant.
G. Minutes of the Regular Meeting of February 25, 1986.
AGENDA - PLANNING COMMISSION
March 11, 19B6
Page 2.
5. BUSINESS
A. Tentative Tract Map No.21381, Amend. #1, a request to divide
42.4-acre portion of the "PGA West" Project into 24 lots to
accommodate 138 attached condominium units; Sunrise Company,
Applicant.
1. Report From Staff.
2. Motion for Adoption.
6. ADJOURNMENT.
l�
/®�/
ITEM NO.
DATE
PLANNING COMMISSION MEETING
7l
MOTION BY: BRANDT
SECOND BY: BRANDT
DISCUSSION:
DE GASPERIN �RAN KUlING
DE GASPERIN MORAN MULING�THO�
THORNBURGH
ROLL CALL VOTE:
COMMISSIONERS:
AYE NO ABSTAIN
ABSENT PRESENT
BRANDT —
DE GASPERIN —
MORAN —
UNANIMOUSLY ADOPTED: YES NO
ITEM NO.
DATE
PPLANNING COMMISSION MEETING
RE:
MOTION BY: DE GASPERIN MORAN M LLING THORNBURGi
SECOND BY: BRANDT DE GASPERIN NDRAN V9JLING THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT -
DE GASPERIN -
MORAN -
WAMING -
THOEMURGI -
UNANIMOUSLY ADOPTED: YES NO
TO:
FROM:
DATE:
SUBJECT:
LOCATION:
APPLICANT:
REQUEST:
BACKGROUND
MEMORANDUM
CITY OF LA QUINTA
The Honorable Chairman and Members of the Planning
Commission
Community Development Department
March 11, 1986
PLOT PLAN NO. 86-265
Southeast Corner of Calle Monterey & Avenida Montezuma
Rick Johnson Construction
Approval to Construct a Presold Single -Family Dwelling
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 proposed site contains approximately
12,600 sq.ft. and was combined by Parcel Merger No. 86-026. The
parcel merger was recorded by the County Assessor's Office on
February 1, 1986, and the property owners notified on February
10, 1986 (see attached letter). The site is located at the west
boundary of the Cove area, on the southeast corner of Avenida
Montezuma and Calle Monterey. Both of these streets are desig-
nated as local roadways (60' ROW) by the La Quinta General Plan
and adequate right-of-way currently exists. Relative to existing
development, 17 of the 26 lots are vacant in this block. Five
adjacent units are located along the west side of Madero, about
200' south of the proposed site. These units are all of similar
design, height and bulk, with minor architectural and color
scheme variations. They are basically stucco -sided homes with
5 and 12 pitch, mission or concrete tile roofs. The roof designs
are gabled, with a height of 161. These homes are relatively new
and are representative of the type of development occurring in the
Cove area over the past few years.
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. It should be noted that the house is subject to
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 2.
construction noise associated with adjacent flood control work
occurring along the west side of Montezuma.
5. Description of Request: The Applicant, Rick Johnson Construction,
proposes to build a house approximately 1,730 sq.ft. in size on
two recently merged parcels. The house is presold to Mr. & Mrs.
Eugene Scheftner, and will be used as their primary residence.
The floor plan provides three bedrooms which exceed the City's
minimum, dimension requirements, and 1-3/4 bathrooms. There will
be a three -car garage which exceeds the 20' x 20' minimum clear
dimension required. Depth of the garage is shown as 23.25' and
will incorporate laundry facilities. Interior access to the house
from the garage is provided via the front entry area. The garage
as proposed is for three cars, and is shown as 2916" wide from the
interior walls. The house will have a covered patio area at the
rear yard, accessible from the family room/kitchen area. The
exterior of the house will have pop -out, bay style windows at the
rear and side elevations. A full bay window area is located at
the front of the house, and will have a gabled roof extension.
The roof style will be gabled with a concrete tile roof covering
and a pitch of 4 and 12. Overall height of the house will be 15'.
Exterior appearance and construction (stucco and architectural
treatment, etc.) will be similar to existing homes constructed by
the Applicant. As of the date of this report, the buyer had not
yet selected the color scheme for the house.
Siting of the house, as indicated on the plot plan, provides the
following setbacks:
* Front Yard - 20'
* East Side Yard - 20'
* West Side Yard - 51'
* Rear Yard - 13'
STAFF COMMENTS
Rick Johnson Construction has received 41 previous approvals for
residential development in the City. The majority of these units have
been built, while some are in various construction or plan check
phases. An existing discrepancy between the floor plan and plot plan
has been addressed by the Applicant. The floor plan delineated is
reversed from the siting shown on the plot plan, which also shows
only a two -car garage. Staff has been informed by the Applicant that
the siting of the house as on the plot plan is correct, and that the
20' east side yard will be provided. The house will be shifted west
to provide for the additional garage area, reducing the west setback
to approximately 40.51. The garage itself must be widened 6" to
allow a 30' interior width, and should be deepened 9" to provide for
FHA financing requirements. The Applicant will provide information
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 3.
on the color scheme at plan check submittal, at which time a deter-
mination on compatibility will be made.
FINDINGS
1. The project will not have a significant adverse impact on the
environment.
2. The request is consistent with the requirements of the R-1*++
Zone and goals and objectives of the La Quinta General Plan.
3. The building design is compatible with the area development
contingent upon the conditions of approval.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-265 in accordance with
Exhibits A,, B and C and subject to the attached conditions.
PREPARED By:
allace Nesbit
Planning Assistant
WN:dmv
7ED7BYa-
41_L�
Lawrence L. Stevens, AICP
Community Development Director
Atchs: 1. Conditions
2. Exhibits A, B and C
3. Letter of Recorded Parcel Merger
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.
86-265, 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
E
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-265
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 30' of interior width and 24' of
interior depth at the proposed laundry areas.
13. The Applicant shall submit a revised plot plan at plan check
submittal, showing the house's siting, setbacks, driveway
design, etc., to be approved prior to acceptance for plan
Check.
14. The Applicant shall submit the color scheme proposed for the
house at time of plan check, which shall be subject to
approval by the Community Development Department.
February 10, 1986
Eugene & Barbara Scheftner
P. O. Box 1369
La Quinta, CA 92253
RE: Parcel Merger No. 86-026
Dear Mr. & Mrs. Scheftner:
•
Attached please find a copy of the recorded Certificate of Parcel
Merger No. 86-026, Exhibits A and B.
If you have any questions or need any further information, please
do not hesitate to contact this office.
Very truly yours,
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: Cert. of Parcel Merger No. 86-026
w/Exhibits A and B (Recorded)
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA. CALIFORNIA 92253
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 11, 1986
SUBJECT: PLOT PLAN NO. 86-267
LOCATION: West Side of Avenida Carranza, 250' North of Calle
Arroba
APPLICANT: Rick Johnson Construction
REQUEST: Approval to Construct a Single -Family Dwelling Intended
for Sale.
BACKGROUND
1. General Plan: Medium Density Residential (4-8 Dwellings Per
Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit,
1200-Square-Foot Minimum Dwelling Size).
3. Existing Conditions: The site is a 5,000 sq.ft. Cove lot,
located on the west side of Avenida Carranza, 250' north of
Calle Arroba. Avenida Carranza has existing ROW of 60' which
is adequate for a local street, as designated by the La Quinta
General Plan. Existing development is fairly well established
in the area. Most of the units are stucco -sided, with either
asphalt shingle or rock roof coverings. Building heights are
generally 14', with 4 and 12 or 5 and 12 gabled roofs being
common in the area. Color schemes incorporate lighter earth -
tones. Three existing houses built by the Applicant are located
near this proposal to the north. Two of these units are adjacent
to the site, and are both cream colored with brown trim and
medium brown asphalt shingle roofs.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality
Act (CEQA) and a Notice of Exemption will be filed with the
County Recorder.
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 2.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1,465 sq.ft. of net usable living area.
The number of bathrooms is not clear, as the floor plan does not
show any tub/shower connections. All bedrooms exceed the 10'
clear dimension as required. The garage exceeds the 20' x 20'
clear dimension requirement, and provides an additional 3' in
depth to accommodate laundry facilities. The garage area has
side yard access and interior access to the dwelling via the
tiled front entry area. This floor plan was also submitted
under Plot Plan 86-268 concurrent with this request. These
units will be located adjacent to each other, with the floor
plans reversed. The siting of the unit provides the following
setbacks:
* Front Yard - 20'
* Side Yards - 5'
* Rear Yard - 13'
The exterior of the house will be cream -colored, stucco siding,
with pop -out style windows at the north side and rear elevations.
The height of the house is 14' and will have a gabled roof with a
hip style roof over the garage. The roof pitch is 4 and 12 and
will be asphalt shingle of a light brown color. The trim for the
house will be brown.
STAFF COMMENTS
Rick Johnson has received 41 single-family approvals; most of these
units have been completed and sold, the rest are being built or have
been recently approved; Plot Plans 86-265 and 86-267 are under consid-
eration at this meeting.
The most important consideration relative to this proposal is a need
for architectural variation from the Applicant's adjacent applica-
tion. Differing architectural variations between Plot Plans 86-267
and 86-268 need to be provided in both designs. Regarding other
considerations, the garage should be deepened 1' to allow for laundry
facilities per FHA, and tub/shower combinations need to be indicated
as currently the floor plan shows only 1-1/2 bathroom connections
instead of the required 1-3/4. The color scheme of the house should
also be changed to provide variation from surrounding units of the
same hue.
FTNnTNnR
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
March 11, 1986
Page 3.
3. The building design is compatible with the are development
contingent upon the conditions of approval.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-267 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
E
D B�
�
e L. Stevens, AICP
Community Development Director
0
C
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.
86-267, 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
13
13
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-267
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 area shall allow a 4' depth for laundry
facilities. This area shall not encroach into the 201x20'
clear dimension currently provided. This change shall be
noted on the plans for plan check submittal.
13. The plans submitted for plan check shall show any bathtub
and shower connections which are proposed.
14. Sufficient architectural treatments shall be provided on the
plan check elevations in order to establish adequate varia-
tion between Plot Plans 86-267 and 86-268. These may
include, but not be limited to, plant-ons, archway treat-
ments at entries, roof treatments, brickwork, etc. These
additions may be distributed between the two houses, and
shall be subject to review by the Community Development
Department prior to plan check submittals.
15. The color scheme for Plot Plan 86-267 shall be changed to a
color which will provide variation between the existing
homes of the same color.
MEMORANDUM
CITY OF LA QUINTA
Al -
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 11, 1986
SUBJECT: PLOT PLAN NO. 86-268
LOCATION: West Side of Avenida Carranza, 200' North of Calle
Arroba
APPLICANT: Rick Johnson Construction
REQUEST: Approval to Construct a Single -Family Dwelling Intended
for Sale.
BACKGROUND
1. General Plan: Medium Density Residential (4-8 Dwellings Per
Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit,
1200-Square-Foot Minimum Dwelling Size).
3. Existing Conditions: The site is a 5,000 sq.ft. Cove lot,
located on the west side of Avenida Carranza, 200' north of
Calle Arroba. Avenida Carranza has existing ROW of 60' which
is adequate for a local street, as designated by the La Quinta
General Plan. Existing development is fairly well established
in the area. Most of the units are stucco -sided, with either
asphalt shingle or rock roof coverings. Building heights are
generally 141, with 4 and 12 or 5 and 12 gabled roofs being
common in the area. Color schemes incorporate lighter earth -
tones. Three existing houses built by the Applicant are located
near this proposal to the north. The two closest units are both
cream colored with brown trim and medium brown asphalt shingle
roofs. Proposed Plot Plan No. 86-267, also being considered this
evening, is adjacent to these units and is to incorporate the
same color scheme.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality
Act (CEQA) and a Notice of Exemption will be filed with the
County Recorder.
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 2.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1,465 sq.ft. of net usable living area.
The number of bathrooms is not clear, as the floor plan does not
show any tub/shower connections. All bedrooms exceed the 10'
clear dimension as required. The garage exceeds the 20' x 20'
clear dimension requirement, and provides an additional 3' in
depth to accommodate laundry facilities. The garage area has
side yard access and interior access to the dwelling via the
tiled front entry area. This floor plan was also submitted
under Plot Plan 86-267 concurrent with this request. These
units will be located adjacent to each other, with the floor
plans reversed. The siting of the unit provides the following
setbacks:
* Front Yard - 20'
* Side Yards - 5'
* Rear Yard - 13'
The exterior of the house will be tan -colored, stucco siding,
with pop -out style windows at the south side and rear elevations.
The height of the house is 14' and will have a gabled roof with a
hip style roof over the garage. The roof pitch is 4 and 12 and
will be asphalt shingle of a medium brown color. The trim for the
house will be brown.
STAFF COMMENTS
Rick Johnson has received 41 single-family approvals; most of these
units have been completed and sold, the rest are being built or have
been recently approved; Plot Plans 86-265 and 86-267 are under consid-
eration at this meeting.
The most important consideration relative to this proposal is a need
for architectural variation from the Applicant's adjacent applica-
tion. Differing architectural variations between Plot Plans 86-267
and 86-268 need to be provided in both designs. Regarding other
considerations, the garage should be deepened 1' to allow for laundry
facilities per FHA, and tub/shower combinations need to be indicated
as currently the floor plan shows only 1-1/2 bathroom connections
instead of the required 1-3/4.
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
March 11, 1986
Page 3.
3. The building design is compatible with the are development
contingent upon the conditions of approval.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-268 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
APP OVED B
i
Lawrence L. Stevens, AICP
Community Development Director
I
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.
86-268, 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. 86-268
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 area shall allow a 4' depth for laundry
facilities. This area shall not encroach into the 201x20'
clear dimension currently provided. This change shall be
noted on the plans for plan check submittal.
13. The plans submitted for plan check shall show any bathtub
and shower connections which are proposed.
14. Sufficient architectural treatments shall be provided on the
plan check elevations in order to establish adequate varia-
tion between Plot Plans 86-267 and 86-268. These may
include, but not be limited to, plant-ons, archway treat-
ments at entries, roof treatments, brickwork, etc. These
additions may be distributed between the two houses, and
shall be subject to review by the Community Development
Department prior to plan check submittals.
® MEMORANDUU
CITY OF LA QUINTA
Z/D
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 11, 1986
SUBJECT: PLOT PLAN NO. 86-269
LOCATION: East Side of Avenida Vallejo, 250' South of Calle
Arroba
APPLICANT: Carbon C. Dubbs
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-
Sq.Ft. Minimum Dwelling Size).
3. Existing Conditions: The site is a typical 5,000 sq.ft. Cove
area interior lot, located on the east side of Avenida Vallejo,
250' south of Calle Arroba. Plot Plan 86-270, which was sub-
mitted concurrently, is located adjacent to this proposal on
the north side. Avenida Vallejo has adequate ROW to satisfy
local street requirements as designated by the La Quinta General
Plan. The majority of existing development in the area is
behind the site, on the east side of the block. These units are
primarily stucco -sided, with rock or gravel roof covering. Color
schemes incorporate earthtones which vary in intensity. Almost
all units have standard gable roofs of a 4 and 12 pitch, and a
height of about 141. only five units exist along Avenida Vallejo
and they are generally representative of the rest of the area
previously described.
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.
0
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 2.
Description of Request: The Applicant proposes a three -bedroom,
1-3/4 bathroom house with approximately 1,230 sq.ft. of net
usable living area. The bedrooms meet the 10' x 10' minimum
required clear dimension. The floor plan incorporates an atrium
at the north elevation, and a covered front porch/entryway area.
Access from the house into the garage is shown at the front entry
area. The garage does not provide a 20' interior wall width
clearance, and should provide 24' clear for the proposed laundry
facilities. This floor plan was also submitted under Plot Plan
86-270 which is being considered concurrent with this application.
The exterior design of the unit will be stucco siding, with wood
trim and arched entry and porch areas. The front elevation will
have three separate gable sections at different heights. The
elevations proposed for Plot Plans 86-269 and 86-270 will be
sufficiently varied from one another. The height of the house
will be 14.5 feet, with a 4 and 12 roof pitch covered with
composition shingles. The color scheme utilized will be tan
stucco and medium dark brown trim, with brown composition
shingles.
Siting of the house on the lot will provide the following
setbacks:
* Front Yard
- 25'
* Rear Yard
- 14'
* North Side
- 6'
* South Side
- 10'
STAFF COMMENTS
The Applicant has had no prior approvals for development within the
City. The floor plan proposed will be compatible and still provide
some design variation without impacting design trends and standards
in the surrounding area. Staff does feel that a more substantial
color variation between the two units needs to be provided. Changes
to the garage area need to be made to provide 20' x 24' clear dimen-
sions. With regards to the plot plan, the proposed tree locations
will have to be changed to provide minimum clearance from the septic
system. The proposed heat pump at the south side of the building may
not be within 5' of the side property line, and should be screened in
such a way as to buffer any cycling noise.
FINDINGS
1. The project will not have a significant adverse impact on the
environment.
STAFF REPORT -
March 11, 1986
Page 3.
PLANNING COMMISSION
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 con-
tingent upon the conditions of approval.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-269 in accordance with
Exhibits A, B, and C and subject to the attached conditions.
PREPARED BY:
/ 19
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B, and C
APP VED BY:
71
Lawrence L. Stevens, AICP
Community Development Director
3IS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
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.
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.
Water and sewage disposal facilities shall be installed in
accordance with the requirements of the Riverside County
Health Department.
Fire protection shall be provided in accordance with the
standards of the Uniform Fire Code as adopted by the City of
La Quinta.
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.
The heating and cooling mechanical equipment shall be ground
mounted, or screened entirely by the roof structure.
Refuse containers and bottled gas containers shall be
"-oncealed by fencing or landscaping.
Che driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
:o the existing street pavement.
'he Applicant shall obtain clearances and/or permits from
:he following agencies prior to submitting these plans to
:he Building Department for plan check:
Riverside County Health Department
Ci't
y Fire Marshal
Community Development Department, Planning Division
Desert Sands Unified School District
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-269
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. A more substantial color variation shall be provided between
Plot Plans 86-269 and 86-270.
13. The proposed heat pump shall be located out of any setback
areas, and shall be screened or insulated so as to reduce
cycling noise. THe proposed method(s) of screening shall be
subject to review by the Community Development Department.
14. The proposed tree locations shall be changed so as not to
encroach within 10' of the septic system.
15. The Applicant shall provide 20' x 24' of clear interior
garage space in order to accommodate two parked vehicles and
the proposed laundry facilities.
16. The overhangs along the front elevation shall be a minimum of
18"
MEMORANDUM
CITY OF LA QUINTA
04E
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 11, 1986
SUBJECT: PLOT PLAN NO. 86-270
LOCATION: East Side of Avenida Vallejo, 200' South of Calle
Arroba
APPLICANT: Carbon C. Dubbs
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-
Sq.Ft. Minimum Dwelling Size).
3. Existing Conditions: The site is a typical 5,000 sq.ft. Cove
area interior lot, located on the east side of Avenida Vallejo,
200' south of Calle Arroba. Plot Plan 86-269, which was sub-
mitted concurrently, is located adjacent to this proposal on
the south side. Avenida Vallejo has adequate ROW to satisfy
local street requirements as designated by the La Quinta General
Plan. The majority of existing development in the area is
behind the site, on the east side of the block. These units are
primarily stucco -sided, with rock or gravel roof covering. Color
schemes incorporate earthtones which vary in intensity. Almost
all units have standard gable roofs of a 4 and 12 pitch, and a
height of about 141. Only five units exist along Avenida Vallejo
and they are generally representative of the rest of the area
previously described.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality Act
(CEQA) and a Notice of Exemption will be filed with the County
Recorder.
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 2.
Description of Request: The Applicant proposes a three -bedroom,
1-3/4 bathroom house with approximately 1,230 sq.ft. of net
usable living area. The bedrooms meet the 10' x 10' minimum
required clear dimension. The floor plan incorporates an atrium
at the north elevation, and a covered front porch/entryway area.
Access from the house into the garage is shown at the front entry
area. The garage does not provide a 20' interior wall width
clearance, and should provide 24' clear for the proposed laundry
facilities. This floor plan was also submitted under Plot Plan
86-269 which is being considered concurrent with this application.
The exterior design of the
trim and red brick columns
have three separate gable
elevations proposed for P1
sufficiently varied from o
will be 14.5 feet, with a
composition shingles. The
beige stucco and dark
shingles.
unit will be stucco siding, with wood
and trim. The front elevation will
sections at different heights. The
of Plans 86-269 and 86-270 will be
ne another. The height of the house
4 and 12 roof pitch covered with
color scheme utilized will be sand
brown trim, with brown composition
Siting of the house on the lot will provide the following
setbacks:
* Front Yard -
25'
* Rear Yard -
14'
* North Side -
6'
* South Side -
10'
STAFF COMMENTS
The Applicant has had no prior approvals for development within the
City. The floor plan proposed will be compatible and still provide
some design variation without impacting design trends and standards
in the surrounding area. Staff does feel that a more substantial
color variation between the two units needs to be provided. Changes
to the garage area need to be made to provide 20' x 24' clear dimen-
sions. With regards to the plot plan, the proposed tree locations
will have to be changed to provide minimum clearance from the septic
system. The proposed heat pump at the south side of the building may
not be within 5' of the side property line, and should be screened in
such a way as to buffer any cycling noise.
FINDINGS
1. The project will not have a significant adverse impact on the
environment.
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 3.
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 con-
tingent upon the conditions of approval.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-270 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
7OVED B
- ��' 7 -
Lawrence L. Stevens, AICP
Community Development Director
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A through E contained in the file for Plot Plan No.
86-270, 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.
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 landscapina.
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. 86-270
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. A more substantial color variation shall be provided between
Plot Plans 86-269 and 86-270.
13. The proposed heat pump shall be located out of any setback
areas, and shall be screened or insulated so as to reduce
cycling noise. THe proposed method(s) of screening shall be
subject to review by the Community Development Department.
14. The proposed tree locations shall be changed so as not to
encroach within 10' of the septic system.
15. The Applicant shall provide 20' x 24' of clear interior
garage space in order to accommodate two parked vehicles and
the proposed laundry facilities.
16. The overhangs along the front elevation shall be a minimum of
18"
® ® MEMORANDUM
CITY OF LA QUINTA
# F
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 11, 1986
SUBJECT: PLOT PLAN NO. 86-272
LOCATION: 55-570 Pebble Beach, La Quinta, CA (PGA West)
APPLICANT: James L. Resney
REQUEST: Approval to Construct a Single -Family Dwelling Intended
for Personal Residence
1. General Plan: Low Density Residential (2-4 Dwellings Per Acre);
Specific Plan No. 83-002 (PGA West).
2. Zoning: R-2 (Multiple -Family Dwellings).
3. Existing Conditions: The project site is within the PGA West
Specific Plan area, south of Avenue 54 and west of Madison
Street. The project site is located within the residential
island portion surrounded by the PGA Stadium Golf Course. As
part of Tract Map No. 20717, the site is one of 16 lots to have
custom designed detached single-family houses to be built upon.
Two houses have been approved for development in this section;
Plot Plan Nos. 86-256 and 86-257.
The project site and surrounding area is primarily vacant or
undeveloped. However, condominium development is occurring along
the northwest perimeter of the residential island. Utilities and
street improvements are being made to the site. Sunrise Company
has indicated that these improvements will be completed by
March 15, 1986.
The 100' x 150' dimensioned (15,000 sq.ft.) site is graded having
an east -west orientation. The site is elevated slightly to take
advantage of the view overlooking the golf course.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality Act
(CEQA) and a Notice of Exemption will be filed with the County
Recorder upon approval of the project.
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 2.
5.
Description of Request: The Applicant is requesting approval to
construct a single-family house for his personal residence. This
is the third such plan that has been submitted for Planning
Commission review. Plot Plans Nos. 86-256 and 86-257, which
previously received approval this year, are now under construc-
tion.
The house has over 3,000 sq.ft. of internal living space with
three bedrooms, one den, four bathrooms, and an attached, two -car
one golf cart garage. Several amenities are provided including a
gallery hallway, morning room, pool and spa. The house is sited
southwesterly on the lot to take advantage of the open space
amenities along the front and northerly side yard.
The house has a Mediterranean architectural style incorporating
a sloping tile roof with stucco exterior sidings. The design
maximizes the amount of window area to give the house an open
feeling. The stucco color will be "East Wind" ivory white with
beige wood trim, and the roof will be covered with Mission style
variation red and grey tile.
The overall height of the building is 171. The setbacks are as
follows:
* Front Yard
* Side Yard
* 11 11
* Rear Yard
STAFF COMMENTS AND ANALYSIS
(Pebble Beach) - 28'
(Northerly) - 10'
(Southerly) - 9'
- 15'
Although the site is not located within an area requiring compliance
with the City's adopted standards for single-family houses, the
project exceeds all single-family development requirements. The house
complies with both the Master PGA West and tract CC&R's in
design standards, colors, and submittal requirements. The
design is compatible with surrounding, existing and planned
ment in the PGA Project area.
terms of
house
develop -
Site design of the plan effectively maximizes usable open space of the
lot concentrating open space amenities such as the pool, spa, and
lounge areas to the front and side yards. The architecture incor-
porates a series of rectangular windows and attractive archway
entrances to give the overall house design an appealing variety of
detail. The floor plan works well with the bedroom area being
separated from the other living areas. The garage is located along
Oakmont, approximately 100 feet east of Pebble Beach, thereby mini-
mizing vehicle circulation conflicts and providing smooth entrancing
and exiting to and from the site. In addition, the driveway has a
20' depth to garage structure for adequate vehicle parking.
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 3.
An architecture review committee has been established at PGA West.
As this plan has been certified, other single-family house plans in
PGA West shall also be approved/certified by the PGA West Custom Lot
Architecture Committee, prior to submittal of plans for City Planning
review.
FINDINGS
1. The project will not have a significant adverse impact on the
environment.
2. The request is consistent with the requirements of the R-2 Zone
and goals and objectives of the La Quinta General Plan.
3. The building design is compatible with the area development
contingent upon the conditions of approval.
4. The project is consistent with the PGA West CC&R's.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-272 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Gary W. Price
Associate Planner
GWP:dmv
Atchs: 1. Tract Map
2. Conditions
3. Exhibits A,
B and C
APPROVED BY:
4�
:LawrenceL. Stevens, AICP
Community Development Director
0 Q
i
NORTH
rt4 SCALE
MOO �OD9
� GENERAL NOTES
OWNER
4^A p%IE Sn ; G5 E LOhN %550C
AcvEcna` es)ma: IMMOER'
.rD[- 171
T �
�v 9YE[�54 D u. nvn
G " 514DE5 nRo.0 117 1 G�uuGE �ry
�1 5�'yECw'ai.vJb. YT[n i'J EECTiM 1��. u
1v6 R�Df RV_.4Wa .W �yiJ �DNY�%c_FrIO TeTiii
E N)S.:ry vD ggry y.rv0 F!3 (yn y� yy
nscA' ��ti hta..✓ar
— _ TENTATME TRACT YAP W. 207 1;
ATTACHMENT A
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.
86-272, 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 Certificate of Occupancy, the
Applicant shall install landscaping in accordance with an
approved landscape plan. All trees and plants shall be main-
tained in viable condition for the life of the approved use.
6. The heating and cooling mechanical equipment shall be ground
mounted, or screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
8. The driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from
the following agencies prior to submitting these plans to
the Building Department for plan check:
* Riverside County Health Department
* City Fire Marshal
* Community Development Department, Planning Division
* Coachella Valley Unified School District
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-272
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 Coachella
Valley Unified School District stating that these fees have
been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a
building permit.
11. The structure shall have a Class "A" roof covering.
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 Qu.inta,
California
February 25, 1985
1. CALL TO ORDER
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: Commissioner De Gasperin
Chairman Thornburgh made a motion, seconded by Commissioner Walling to excuse
Commissioner De Gasperin. Unanimously Adopted.
Also present were Community Development Director Lawrence L. Stevens, Principal
Planner Sandra L. Bonner, Jim Kawamura, Engineer (BSI, Inc.), and Secretary
Donna M. Velotta.
3. HEARINGS
Chairman Thornburgh introduced the hearing item:as follows:
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). He then called for
the Staff Report.
1. Principal Planner Sandra Bonner informed the Planning Commission that since
their last meeting, Staff and Jim Kawamura of BSI (City Consultant) met with
five residents of the Singing Palms area to discuss the proposed access and
frontage road design for that area. It was agreed at this meeting that a
second access with right -turn only would be provided at Singing Palms Drive,
and that a deceleration area would also be provided at this entrance. There
was also concurrence that the traffic signal be at Highland Palms Drive and
the frontage road remain at the 32' width for two-way traffic. The residents
present expressed a strong desire to have the traffic signal installed
immediately in view of the serious accidents that had occurred over the past
few days. However, Jim Kawamura reiterated what he stated at the public
hearing. He advised then that if the signal is installed prior to the frontage
road, the City would have to make substantial changes to it at the time the
road was constructed resulting in the City essentially having to pay for the
signal twice. Ms. Bonner advised the Planning Commission that Mr. Kawamura
would provide an amended exhibit for the changes suggested at the Singing
Palms area.
Ms. Bonner stated that at their previous public hearing on this matter, the
Planning Commission requested that a policy be included within the Washington
Street Specific Plan to restrict access onto Washington Street in areas where
there are lots fronting directly onto Washington Street. Namely, in the area
of Sagebrush Avenue and between Avenida La Fonda and Avenida Nuestra. There-
fore, she advised that Staff recomnends the inclusion of the following to the
plan:
"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."
Ms. Bonner stated that based on the findings in the Staff Report dated
February 11, 1986, Staff recommends approval of Specific Plan No. 86-007
in accordance with Exhibit "A", the plan text, as amended. This concluded
her report.
® 0
MINUTES - PLANNING OCHMISSION
February 25, 1986
Page 2.
After a brief discussion, Chairman Thornburgh opened the public hearing
at 7:05 p.m.
Gerald Dupree, 78-430 Cameo Dunes, La Quinta (Singing Palms area), spokesman
for the residents who were present at the February 19 meeting, stated his
agreement with the 32' wide frontage road and the amendment to the plan
adding a right -turn ingress at Singing Palms. He also requested that the
City upgrade the priority of this project. He advised the Planning Commission
that he did not return to all of the persons who signed the original petition
he presented to them at the first hearing with the results of the 2/19 meeting.
Michael Hudson, 51-044 Washington Street, La Quinta (Calle Tampico area),
expressed his concern about possible street widening requirements.
There being no further public cammments, Chairman Thornburgh closed the public
hearing at 7:10 p.m.
The Planning Commission discussed a number of topics regarding this matter
recrnmeding them as changes to Specific Plan No. 86-007 primarily as
additions for clarification. The following is a brief synopsis of topics
discussed:
Purpose of the Specific Plan: To improve the 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 objec-
tives and design parameters for the roadway 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 Rightrof-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 possible 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.
Road - Sincxinci Palms Area: The Commission
unanimously recommends approval of realignment and street cross section, with
the addition of a right -turn ingress at Singing Palms Drive as shown on the
amended exhibit presented by Jim Kawamura of BSI at this meeting. In addition,
the Planning Commission recommends that the priority of this project be raised.
The Planning Commission also unanimously supports 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 recommends installation 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 concurs with the proposed light standard
spacing.
MINUTES - PLANNING COMMISSION
February 25, 1986
Page 3.
* Sidewalks and 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 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 anticipated traffic levels and speeds, and to provide a safe way for
children bicycling to the schools on Avenue 50. The overall recommendation
is 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 state-
ment 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 estab-
lishment of a theme emphasizing canopy -type trees rather than palm trees.
This will establish an appearance which will be different, yet complemment 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 provide visual interest. The use of
canopy -type trees will also provide shade for pedestrians and bicyclists along
Washington Street.
* Signage: The Commission recommends 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 monument: The Planning Commission recommends adoption of Exhibit
"C". 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 explanation 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 mitigation for residential areas
currently suffering severe noise impacts.
* Access to Washington Street: The Planning Commission recommends the inclusion
of a policy stating that new direct access onto Washington Street from adjoin-
ing single-family lots shall be avoided.
There being no further discussion, Chairman Thornburgh called for a motion.
2. commissioner Walling made a motion, seconded by Commissioner Brandt to
approve Specific Plan No. 86-007 in accordance with Exhibit "A", as amended.
Unanimously Adopted with a 4-0 vote; Commissioner,De Gasperin absent.
4. CCNSENT CALENDAR
A. Commissioner Walling made a motion, seconded by Commissioner Moran, determining
that the proposed Coachella Valley Water District reservoir is consistent with
the La Quinta General Plan. Unanimously Adopted with Comamissioner De Gasperin
absent.
B. Commissioner Walling made a motion, seconded by Commissioner Moran, to approve
the minutes from the regular meeting of February 11, 1986.
The minutes of the regular meeting of February 11, 1986, were approved as submitted.
Unanimously Adopted with Commissioner De Gasperin absent.
MINUTES - PLANNING COMMISSION
February 25, 1986
Page 4.
There was a short discussion at this time regarding Staff's recommendation to place
single-family dwelling plot plan requests on the Consent Calendar. The consensus of
the Planning Comtission was to do so unless there was a problem situation, in which
event, the plot plan request would be presented as a Business item for further discussion.
5. BUSINESS
Chairman Thornburgh introduced the first item of business as follows:
A. TRACT 19458 - A request for a first Extension of Tine 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 then called for
the Staff Report.
1. Principal Planner Bonner advised the Commission that Staff met with the
Applicant, Mervin Johnson, and his engineer, Robert Vatcher of VTN, this
past week to discuss the conditions of approval attached to this request.
She then reviewed the changes agreed to by Staff and the Applicant. A copy
of the changes were presented to the Commission before this meeting.
Ms. Bonner advised that the Applicant and his engineer were present for any
questions the Commission might have. This concluded the Staff Report.
Chairman 'Thornburgh called upon the Applicant for any canTents.
Robert Vatcher, Applicant's engineer, VTN Consolidated, 74-947 Highway 111,
Palm Desert, reported that they were in agreement with the changes in the
conditions of approval as identified by Ms. Bonner, and thanked Staff for
working with them to resolve the concerns of the Applicant.
There being no further discussion, Chairman Thornburgh called for a motion.
2. Commissioner Brandt made a motion, seconded by Commissioner Walling to
recommend approval of the First Extension of Time for Tentative Tract Map
No. 19458 to February 7, 1987, based upon the findings in the Staff Report
and subject to the conditions of approval, as amended. Unanimously Adopted
with Commissioner De Gasperin absent.
The next two items of business were introduced by Chairman Thornburgh as follows:
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.
C. Plot Plan No. 86-264, a request to construct a single-family on the east side
of Avenida Madero, 100' south of Calle Arroba; Rick Morris/Manual Abarca,
Applicants.
He then called for the Staff Reports.
1. Director Stevens stated that both plot plans were consistent with the
requirements of the R-1 Zone and goals and objectives of the La Quinta
General Plan, are compatible with area development and present no adverse
impact on the environment. He further advised that Plot Plan No. 86-263
is located in the Fringe -Toed Lizard Habitat area and payment of the miti-
gation fee will mitigate the impact of this proposal on the species. Staff
recommends approval of both plot plan requests.
There being no further discussion, Chain Thornburgh called for a motion.
2. Commissioner Moran made a motion, seconded by Commissioner Brandt, to
approve Plot Plans Nos. 86-263 and 86-264 based on the findings in the
Staff Reports in accordance with Exhibits A through E attached to Plot Plan
86-263 and Exhibits A, B and C attached to Plot Plan 86-264, and subject to
conditions of approval attached to both requests. Unanimously Adopted with
Commmissioner De Gasperin absent.
MINUTES - PLANNING CCHMffSSION
February 25, 1986
Page 5.
Director Stevens addressed a non -agenda matter, explaining to the Planning Commission
that the Applicant for Tentative Tract Map No. 20717 (Sunrise Company), which they had
approved several months ago, has approached Staff expressing their desire to make some
additional changes in the proposed architecture which could effect approximately 76 of
the units in that tract. The variation that the Applicant desires is a mixture of the
two models presently on site. It is Staff's judgment that the changes are not substan-
tial and it is their intention to approve the request unless the Commission has some
concerns.
The Commission agreed with Staff's recommendation to approve the Applicant's request.
Director Stevens also advised the Commission that Tentative Tract Map No. 21381 would
be referred back to them, as the Applicant has discovered some errors in acreage calcu-
lations. It is presently scheduled for City Council hearing on March 4, at which time,
Staff will request a continuance to their next regular meeting of March 18, so that the
Planning Omission can review the changes at their meeting of March 11, 1986.
After a brief discussion on the status of other projects, Chairman Thornburgh called
for a motion to adjourn.
There being no further items of agenda to cane before the Planning Comnission,
Commissioner Walling made a motion, seconded by Camdssioner Moran to adjourn to
the next regular meeting of the Planning Commission to be held March 11, 1986, at
7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA.
The regular meeting of the Planning Commission of the City of La Quinta, CA, was
adjourned at 8:50 p.m., February 25, 1986, in the La Quinta City Hall, 78-105 Calle
Estado, La Quinta, California.
ITEM NO. S /�
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: BRANDT DE GASPERIN NDRAN WALLING THORNBURGH
SECOND BY: BRA P DE GASPERIN MORAN WALLING THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
COIMSSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANX - -
DE GASPERIN
MORAN -
WALLING - -
THCtMURGH -
UNANIMOUSLY ADOPTED: YES NO
T
o�o MEMORANDUM
�.
u - CITY OF LA OUINTA
CF� OF TNT O
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 11, 1986
SUBJECT: TENTATIVE TRACT MAP NO. 21381, AMENDMENT NO. 1
LOCATION: West of PGA Boulevard, North of Airport Boulevard
Alignment
APPLICANT: Sunrise Company
REQUEST: Revision in Number of Units and Lots and Acreage of a
Subdivision Containing 42.4 Acres into 32 Lots to
Accommodate 138 Condominium Units.
BACKGROUND
On February 11, 1986, the Planning Commission reviewed and approved
Tentative Tract Map No. 21381. The Applicant subsequently notified
us that an error had been made in calculating the area (size) of the
underlying Parcel Map No. 21055 (approved January 30, 1986) as well
as the subject tract map. In addition to the Applicant's error, the
tract map has been revised to accommodate the boundary changes of
the parcel map. Revisions made to the tract map from that which was
previously recommended for approval by the Planning Commission are as
follows:
* Increase in dwelling units from 118 units to 138 units.
* Reduction in acreage from 42.6 to 42.4 acres. Original
map had an actual acreage of 37.5 acres.
* Increase in density from 2.77 to 3.25 dwelling units per
acre. Original map has an actual density of 3.15 units
per acre.
* Extension of map boundaries approximately 600 feet north
from those originally submitted.
* increase in number of lots from 24 to 32 lots.
On March 4, 1986, City Council authorized that the amendment be
referred back to the Planning Commission for further review and
recommendation. City Council also continued their hearing on this
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 2.
project to their next regularly scheduled City Council meeting on
March 18, 1986 for final determination.
STAFF COMMENT AND ANALYSIS
The revisions to the project are only related to the tract map. All
specific building, floor, and elevation plans associated with the
project have been previously presented and discussed in the attached
Staff Report. Due to the increase of 20 dwelling units, two addi-
tional pools have been provided to the north of the tract.
The increase in density from 3.15 to 3.25 units per acre is well
within the requirements of the Specific Plan and City General Plan.
The extension of map boundaries approximately 600 feet north from the
original map, and the increase in the number of lots from 24 to 32 are
consistent with the "PGA West" Specific Plan. These changes are
expected given the revised expanded map and should not be viewed as
substantive changes from the map which was previously reviewed and
approved.
Overall, the proposed revisions to the tract map and the changes in
the conditions of approval are, in Staff's judgment, acceptable and
consistent with the intent of Specific Plan No. 83-002 ("PGA West").
Due to the minor revisions to the map, the following conclusions and
findings have been revised:
CONCLUSIONS
1. The proposed overall density, without the inclusion of golf course
open space amenities, of 3.25 units per acre is consistent with
the General Plan, Zoning and the Specific Plan.
2. Approximately 70% fo the net developable area will be developed
with open space and recreational uses, which exceeds the City's
planned residential standards.
(NOTE: Conclusions 3-7 from the original report are unchanged.)
FINDINGS
5. The site is physically suitable for the proposed project at an
overall density of 3.25 units per acre.
(NOTE: Findings 1-4 and 6-14 from the original report are
unchanged.)
STAFF REPORT - PLANNING COMMISSION
March 11, 1986
Page 3.
STAFF RECOMMENDATION
Based on the above, revised findings, the Community Development
Department recommends approval of Tentative Tract Map No. 21381,
Amendment #1, subject to the conditions previously recommended by the
Planning Commission (copy attached), with the following revisions:
1114.c. Temporary cul-de-sacs of at least 90' for Tentative Tract
Map No. 21381 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 Map No. 21381.
"Delete Condition No. 15, renumbering remaining conditions
accordingly."
1116.c Prior to arrival of combustible materials on the construction
site, the above a. and b. must be in operation, adequate fire
protection facilities, temporary or permanent, should be
operating to the satisfaction of the Fire Marshal."
SUBMITTED BY: APP OVED BY:�
G� w rj7G
Gary W. Price Lawrence L. Stevens, AICP
Associate Planner Community Development Director
GWP:dmv
Atchs: 1. ESCO Letter, Dated 2/20/86
2. Staff Report to Planning Commission, Dated 2/11/86
3. Conditions of Approval.
ENGINEERING SERVICE CORPORATION
CONSULTANTS IN CIVIL ENGINEERING & LAND PLANNING
February 20, 1986
City of La Quinta
78-105 Calle Estado
P.O. Box 1504
La Quinta, CA 92253
Attn: Larry Stevens,
Planning Director
Re: Tentative Tract 21381 & Tentative Parcel Map 21055
Our N.O. 2100-56 & 2170-16
Dear Larry:
RECEIVED
FEB 211986
CITY OF LA p ANTA
COMMUNITY DEVELOPMENT DEPT
This letter is to follow up on my conversation with Gary Price of your
office. On Tuesday, February 18th, I notified Gary that an error had been
made in calculating the area of Tentative Parcel Map 21055. The area stated
on the map was 42.6 acres while the actual area involved was 37.5 acres.
Since the parcel map was Sandy's project, Sandy was brought into the
discussion. I informed Sandy that our intent was to have ±42.6 acres
parcelized. She stated that we should revise the tentative parcel map showing
revised parcel acreages and dimensions and that staff could approve the
changes.
The tentative tract map is more complicated. This was reviewed and approved
by the Planning Commission on February 11, 1985. Because of the error, the
densities stated in the staff report should be corrected. Staff stated
densities of 2.77 whereas actual densities were 3.15. When the parcels are
revised to get the correct acreage the number of units increases from 118
units to 138 units increasing the density slightly to 3.25.
At Gary's request I have attached a copy of the staff report for Tentative
Tract Map No. 21381 with the changes noted. Also attached are revised prints
of the tentative tract map and tentative parcel map.
Please let me know at your earliest convenience how these changes will affect
the scheduling of the approval process.
ATTACHMENT NO. 1
74-303 HIGHWAY 111. SUITE A • PALM DESERT, CALIFORNIA 92260 • TELEPHONE 619/568-5997
February 20, 1986
City of La Quinta
Re: Tent. Tr. 21381 & Tent. PM 21055
Page 2
If you have any questions, please call me.
Sincerely,
ENGINEERINGSERVICECORPORATION
C�N�,IU
Steven B. Robbins, P.E.
Manager, Palm Desert Office
SBR/pml
Attachments (3)
cc: Allan Levin, Sunrise Company
Jim Resney, Sunrise Company
Robert R. Sims, ESCO-Culver City
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" Project
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
ATTACHMENT NO. 2
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".
4. 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. 21381 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
residentialproject earoundnted four,
units, 20acresretail/offif cecommercial,J1and th 5a00
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.
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.
STAFF REPORT - PLANNING COMMISSION
February 11, 1986
Page 4.
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. (311AC 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 certify that the
constructed conditions at the rough grade stage are as
per the approved plans and grading permit. This is
required prior to issuance of building permits.
Certification at the final grade stage and verification
of pad elevations is also required prior to final
approval of grading construction.
(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.
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, but not received from Southern
California Gas Company and Imperial Irrigation District.
STAFF COMMENT AND ANALYSIS
Tentative Tract Map No. 21381 is a southwesterly development extension
of PGA West. It logically continues residential development from the
previously approved Tract 20717, which is to the north and east of the
project site. To the south of the project are the 1st, 9th, loth, and
18th fairways of the Arnold Palmer Golf Course. Across from these
fairways is the Central Village of PGA west which includes the PGA
West golf club, tennis club, and hotel facilities. The proposed tract
map should be viewed as the second phase of residential development at
PGA West.
Circulation Considerations
As indicated in the description portion of this report, main access to
the project is from Arnold Palmer via PGA Boulevard. A main, guarded,
entry gate will be provided at the convergence of PGA Boulevard,
Arnold Palmer and Oak Hill roadways. The general circulation pattern
is consistent with the circulation element of the PGA West Specific
Plan with streets branching out to the north and south for ultimate
connection to the PGA West overall loop circulation system.
Therefore, the circulation plan assumes other portions of the entire
Specific Plan will eventually be developed contiguous to this tract
for smooth entrancing and exiting of the overall project. (Refer to
the Arnold Palmer Course Community Plan for an overview of the entire
PGA West Project layout.)
At the entrance of the tract, the Arnold Palmer roadway is divided
into two, 24'-wide, one-way streets. As suggested by the Co. Sheriff
and recommended by Staff, provisions should be made to eliminate any
parking along these sections. Emergency vehicles could be blocked
from access to the project site due to parked vehicles at these
sections. The Applicant should be required to designate all 24'-wide
or less streets as "No Parking" areas by any of the following means:
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
February 11,
Page 9.
- PLANNING COMMISSION
1986
* 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 was 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
(10%) 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 schools 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 equivalent 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 OVED BY��
G
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
11
�I
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.
ATTACHMENT NO. 3
E
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
El
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. Cul-de-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
and PGA Bolevard. The traffic
Jefferson StreetAvenue 54, installed a
15. A traffic signal shall be t the intersection ou,
signal shall be installed at a tiro orderdappropriate
ofacilitateby the
Community Development Director.
mitigation of cumulshall establish aatraffic timprovement
er are
projects, the city The first phase of results of this
Deve
monitoring program.
Monitoring program shall be permit issuancereviewed by efor mTractyNo. 21381en
Director prior to building P time of signal
These results will e a brequirementssis for ewhichnmay be warranted.
installation among initiate projects
fees
Upon determ. iation of needs, the
syProgram may be by
to meet those needs. Funding
that assess new development and/or users on a prorata
or fair -share basis, formation of assother�ssmenmeanstthatairfairly
tion State or Federal road funds, the need. The Applicant
allocate costs to those generating prorata share that the City may
improvements and traffic
agree to pay the designated roadway
establish to fund off -site
signalization on an "as warranted" basis.
16. Prior to issuance of a building permit, a plan shall be
submitted for review and approval by the Community Development
Department indicating non -automotive means of transportation
within the project including, but not limited to, bicycle and
pedestrian paths.
and Utilities
Public Services
Applicant shall comply with the requirements of the City
17. The conditions shall be met/certified
Fire Marshal. The following building Permit within Tract No.
prior to the isof any approve alternate means
21381, except that the Fire Maio ryiateand equivalent to these
of compliance where deemed app P
standards:
1/2��) at each street intersection. In no event shall the
a, Fire Hydrants -Install super fire hydrants (611330-,feet2between
hydrants be installed at intervals exce
2
eding
hydrants. a potential
b. All water mains shall be capable of providing GPM
tual fire flow of 1500
one hydrant connected to any given water main for
flow of 2500 GPM and an ac
fire
from any
n at a 20 PSI residual operating pressure.
a two hour duratio
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.
18. The Applicant shall comply with the requirements of Coachella
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.
19. The Applicant shall comply with the requirements of Imperial
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.
20. All utility improvements to the project shall be installed
underground.
Schools
21. In order to mitigate impacts on public schools, the Applicant
shall comply with the following:
a. Prior to recordation of the final map, the Applicant shall
enter into an agreement to pay School Mitigation Developer
Fees with the Desert Sands Unified School District (DSUSD)
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
22. 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;
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
23. The development of the site and buildings shall comply with
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.
24. All roof -mounted mechanical equipment shall be screened from
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.
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 21381
February 11, 1986
Page 7
25. 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.
26. 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.
27. 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
28. 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.
29. 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
30. If buried remains are encountered during development, a
qualified archaeologist shall be contacted immediately and
appropriate mitigation measures shall be taken.
Miscellaneous
31. 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.
32. 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 approval by the
Community Development Department.
33. 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.
34. Applicant shall submit plans for street lighting, if any, along
roads for review and approval by the Community Development
Department.
35. All signing within PGA West including Tentative Tract No. 21381
shall be subject to review and approval by the Community
Development Department.
36. Provision shall be made to comply with the provisions and re-
quirements of the city's adopted Infrastructure Fee Program in
effect at the time of building permit issuance.
37. 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.