1986 03 25 PCAGENDAPLANNING COHYaSSION - CITY OF IA QUINTA
A Regular Meeting to be Held at the Ia Quinta
City Hall, 78-105 Calle Estado, Ia Quinta,
California
March 25, 1986 7:00 p.m.
A. Flag Salute
2. ROLL CALL
4. CONSENT CALENDAR
A. PLOT PLAN NO. 86-273, a request to construct a single-family dwelling
on the west side of of Avenida Velasco, 150' North of Calle Madrid;
Larry Rogers, Applicant.
B. PLOT PLAN NO. 86-276, a request to construct a single-family dwelling
at the southwest corner of Avenida Diaz and Calle Arroba;
D&G Construction, Applicant.
C. PLOT PLAN NO. 86-277, a request to construct a single-family dwelling
on the west side of Avenida Diaz, 50' South of Calle Arroba;
D&G Construction, Applicant.
D. Minutes of the Regular Meeting of March 11, 1986.
5. BUSINESS
A. 1986 General Plan Review - Cycle I.
1. Report from Staff.
2. Motion for Adoption.
MEMORANDUM
CITY OF LA QUIMTA
TO: The Honorable Chairman and Members of the Planning Commission
From: Community Development Director
Cate: March 21, 1986
Subject: Informational Items
1. THERE WILL BE NO STUDY SESSION ON MONDAY, MARCH 24, 1986.
2. The memo requesting payment for your attendance at the meetings of 11/26
and 12/10/85 was inadvertently overlooked. It will go on the demand register
for City Council approval at their next meeting on April 1. You will be paid
shortly thereafter.
3. Please do not forget to turn in your expense report/receipts from the APA meeting.
If you have money caning back and you get the report to Larry Stevens by Tuesday,
March 25, we can get the request on the April 1st City Council demand register
for payment.
LLS:dnv
ITEM NO. A q/yLcG pC
DATE
PLANNING COMMISSION MEETING
4 MOTION BY:C' HiID�% DE CA.SPERIN MORAN 441iS,ING 7HORIIDUR2i
SECOND BY: BR40T DE GASPERIN mw<2FIIiLLINoTHORMURGH
r/ DISCUSSION:
ROLL CALL AWV
CO*]MISSIONERS:
UNANIMOUSLY ADOPTED:
AYE NO ABSTAIN ABSENT PRESENT
YES NO
ITEM NO.
DATE
PLANNING COMMISSION MEETING
RE:
g6-
�6-27L a-" 86-a7
MOTION BY: C SPERII9� MORAN ViNUING THORNBURGH
SECOND BY: BRA= DE GASPERIN MORAN VPJ LING -_
DISCUSSION: 2• a •
ROLL CALL VOTE:
C09NISS IONERS :
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
® 0
MEMORANDUM
CITY OF LA QUINTA
H4
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 25, 1986
SUBJECT:
PLOT
PLAN
NO.
86-273
LOCATION:
West
Side
of
Avenida Velasco, 150' North of Calle Madrid
APPLICANT: Larry Rogers
REQUEST: Approval to Construct a Single -Family Dwelling Intended
for Sale.
BACKGROUND
1. General Plan: Medium Density Residential (4-8 Dwellings Per
(Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit,
1200-Square-Foot Minimum Dwelling Size).
3. Existing Conditions: The site is a typical 5,000 sq.ft.,
partially vegetated, vacant lot located within the La Quinta
Cove with vacant lots and scattered housing. of the 24 lots
within the project site's block, 12 have been built on and 12
are vacant. Existing development in the neighborhood consists
of conventional California Ranch and Spanish style development.
The majority of the houses on the block have stucco sidings with
sloping gravel composition roof designs. However, three houses
have wood siding, one has a flat roof and one has a Mission tile
roof. Directly to the south of the site are five contiguous lots
approved for single-family development by Earl Krepelin. All
five houses will have similar simple California Ranch style
architecture.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality Act
(CEQA) and a Notice of Exemption will be filed with the County
Recorder.
5. Description of Request: The Applicant is requesting approval to
construct a house for the purpose of sale. The house contains
1,270 sq.ft. of net usable living area. The floor plan incor-
porates three bedrooms, all exceeding the 10' x 10' clear
STAFF REPORT - PLANNING COMMISSION
March 25, 1986
Page 2.
dimension requirement. There are two separate bath areas and at
least 1-1/2 bathroom connections. The garage is 19' x 21.5'
clear and has an interior connecting pedestrian door. Exterior
house colors are proposed to be a beige stucco siding incorporat-
ing a "Rustic Brown" trim. The roof will be covered with a
"Cedar Shake Brown" composition type. The roof structure is of a
gable variety with a 3 and 12 pitch. The roof eaves extend out
over 18". The overall structure height is 12.5 feet. Setbacks
are as follows:
Front Yard - 20'
Rear Yard - 13'
Side Yards - 6' South
5' North
STAFF COMMENT AND ANALYSIS
Larry Rogers, the Applicant, has had four previous approvals for
single-family house development in the Cove. None of these houses
have been built to date; however, the Building Division has recently
issued one permit for construction (Plot Plan No. 86-262). Jim
Pettus, General Contractor, is to build this house as well as other
Larry Roger houses.
The internal garage dimensions should be expanded to a minimum of
20' x 20' clear to meet City standards.
The house design, details, roof type, height, and bulk are similar
to the five Earl Krepelin houses approved for development on the lots
directly to the south of the project site. To assure design varia-
tion, the Applicant should provide minor changes to the plan, which
include but are not limited to, the following:
* Variation in roof pitch or type.
* Variation in color scheme from the adjacent
existing or planned development.
* Changes in landscaping details.
* Provision of exterior details such as brick
facing and front yard garden walls.
* Variation in house height.
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 25, 1986
Page 3.
3. The building design is compatible with the area development
contingent upon the conditions of approval.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-273 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. Conditions
2. Exhibits A, B and C
APPROVED BY:
/�' C;( Ate'
Lawrence L. Stevens, AICP
Community Development Director
0
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A through E contained in the file for Plot Plan No.
86-273, 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 all planting materials, including a minimum of two (2),
15-gallon, street trees. The plan shall indicate the irriga-
tion system and the location of the required three (3) outdoor
water spigots. Prior to the issuance of a Certificate of
Occupancy, the Applicant shall install landscaping in
accordance with the approved landscape plan. All trees and
plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and cooling mechanical equipment shall be ground
mounted, or screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
8. The driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from
the following agencies prior to submitting these plans to
the Building Department for plan check:
* Riverside County Health Department
* City Fire Marshal
* Community Development Department, Planning Division
* Desert Sands Unified School District
0
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-273
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 plans shall be revised to have a minimum 20' x 20'
clear dimension prior to submittal of plans for building plan
check.
13. The Applicant shall provide a minimum of 1-3/4 bathrooms, to
be specified prior to submittal of plans for building plan
check.
14. Prior to issuance of any building or grading permit for Plot
Plan No. 86-273, the Applicant shall submit to the Community
Development Director for review and approval, specific
information or details on stucco color, texture, trim, roof
design, landscaping, and other design features to vary the
appearance of this project from the adjacent planned develop-
ment (Plot Plan No. 85-215).
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 25, 1986
SUBJECT: PLOT PLAN NO. 86-276
LOCATION: Southwest Corner of Avenida Diaz and Calle Arroba
4/2
APPLICANT: D&G Construction
REQUEST: Approval to Construct a Single -Family Dwelling Intended
for Sale
1. General Plan: Medium Density Residential (4-8) Dwellings Per
Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit,
1200-Square-Foot Minimum Dwelling Size).
3. Existing Conditions: The site is a typical 5,000 sq.ft. corner
lot located in the Cove, at the southwest corner of Avenida Diaz
and Calle Arroba. Avenida Diaz/Calle Arroba are local streets as
designated by the La Quinta General Plan. Adequate rights -of -
way currently exist. Regarding area development, the
surrounding area consists of predominantly stucco -sided homes
of similar design and condition. Most of the houses have rock
or gravel roof coverings, with some tile roofed structures in
the vicinity. The houses generally incorporate light or medium
earthtones, and limited variation from a standard gable style
house design. Roof pitches are about 4 and 12 with heights
near 14'-151. Sixteen of the 24 lots on the subject block are
currently vacant. The Applicant has also submitted Plot Plan
No. 86-277 concurrent with this request. That site is located
adjacent and to the south.
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 25, 1986
Page 2.
Description of Request: The Applicant, who is a contractor
seeking his first approval in La Quinta, proposes a dwelling
which, based on single-family dwelling standards of the City and
Planning Department calculations, is just under the net usable
living area requirement of 1,200 sq.ft. Staff has determined
the house to be approximately 1,189.1 sq.ft. However, based on
notations submitted with the plans and dimensions as called out
on the floor plan, the house would be approximately 1,235.5 sq.ft.
The Applicant also intends to reverse the orientation of the
kitchen/dining/patio area and increase the square footage by
adjusting wall locations. Staff feels that this change and
adherence to the called -out dimensions by the Applicant, shall
adequately address this problem. Based on dimensions as called
out on the plans, and Staff review, the house otherwise complies
with City Planning Standards as applied to single-family
dwellings.
Design of the house will incorporate a tile roof, off-white stucco
siding and light brown trim. A popout bay window area is provided
at the front of the unit. The roof is gabled with a 4 and 12
pitch and a height of 15.81. Siting of the house will provide
the following setbacks:
Front Yard - 20'
North Side Yard - 10'
South Side Yard - 5'
Rear Yard - 19'
STAFF COMMENTS
As alluded to previously, Staff calculations indicate that the house
as proposed is under the 1,200 sq.ft. minimum requirement at 1,189.1
sq.ft. The Applicant's calculations are based on called -out plan
dimensions and exclusion of wall and mechanical equipment areas.
Because dimensions as called out are more binding, Staff contends
that the Applicant is bound by those dimensions and must adhere to
them. As the house is quite close to the minimum standard, and in
consideration of the Applicant agreeing to make changes necessary to
increase the square footage, and recognizing that factors such as
blueprint shrinkage will cause some discrepancy, Staff feels that
the conditions of approval shall provide that the standard will be
met. Regarding the adjacent Application, the two units will be
compatible, yet are shown to incorporate adequate variation in design.
FINDINGS
The project will not have a significant adverse impact on the
environment.
0
STAFF REPORT - PLANNING COMMISSION
March 25, 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
contingent upon the conditions of approval, but will provide
adequate variation from adjacent Plot Plan 86-277.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-276 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY: APPROVED BY:
Wallace Nesbit Lawrence L. Stevens, AICP
Planning Assistant Community Development Director
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
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.
86-276, 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.
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.
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 all 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. 86-276
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 plans submitted for plan check shall be submitted in
accordance with the square footages and dimensions noted
on the approved plans, and that the required setbacks are
not exceeded shall also be shown on the plot plan.
Approval of this request shall be bound to dimensions
shown on plot and floor plans.
13. Interior dimensions shall be provided to show that bedrooms
and the garage will meet the required clear dimensions.
This shall be verified at plan check submittal.
14. The Applicant shall submit, as part of requirements under
Condition No. 12, the proposed reversal of the kitchen/patio
area, and shall show the increase in square footage to be
provided.
15. All eaves and overhangs shall be at least 18", as per City
requirement.
MEMORANDUM
CITY OF LA OUINTA
/-/. (2'.
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 25, 1986
SUBJECT:
PLOT
PLAN
NO.
86-277
LOCATION:
West
Side
of
Avenida Diaz, 50' South of Calle Arroba
APPLICANT: D&G 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 typical 5,000 sq.ft. lot
located in the Cove, on the west side of Avenida Diaz, 50'
south of Calle Arroba. Avenida Diaz is a local street, as
designated by the La Quinta General Plan. Adequate right-of-
way currently is existing. Regarding area development, the
surrounding area consists of predominantly stucco -sided homes
of similar design and condition. Most of the houses have rock
or gravel roof coverings, with some tile roofed structures in
the vicinity. The houses generally incorporate light or medium
earthtones, and limited variation from a standard gable style
house design. Roof pitches are about 4 and 12 with heights
near 14'-151. Sixteen of the 24 lots on the subject block are
currently vacant. The Applicant has also submitted Plot Plan
No. 86-276 concurrent with this request. That site is located
adjacent and to the north.
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 25, 1986
Page 2.
5. Description of Request: The Applicant, who is a contractor
seeking his first approval in La Quinta, proposes a dwelling
which, based on single-family dwelling standards of the City and
Planning Department calculations, has a net usable living area
of 1;283.45 sq.ft. The house is in conformance with all other
City Planning Staff policies and standards for single-family
dwellings based on dimensions provided on the floor plan.
Design of the house will incorporate a tile roof, tan stucco
siding and off-white trim. A fireplace area is provided at the
front of the unit. The roof is Dutch gabled, with a 4 and 12
pitch and a height of 15.251. Siting of the house will provide
the following setbacks:
Front Yard - 20'
Side Yards - 5'
Rear Yard - 21'
STAFF COMMENTS
This application was submitted concurrently with Plot Plan 86-276.
Although the houses will be adjacent, there is enough design varia-
tion provided to assure a differing appearance. These include
differing roof styles, setbacks, slight floor plan variations, bay
window provision, and fireplace locations.
The site plan and floor plan dimensions, as with Plot Plan 86-276,
do not correspond to actual measurements in some instances. There-
fore, the approval shall be bound to the dimensions on the submitted
plans.
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, but will provide
adequate variation from adjacent Plot Plan 86-276.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-277 in accordance with
Exhibits A, B and C and subject to the attached conditions.
11
STAFF REPORT - PLANNING COMMISSION
March 25, 1986
Page 3.
PREPARED BpY:,�/ APPROVED BY:,,�
Wallace Nesbit Lawrence L. Stevens, AICP
Planning Assistant Community Development Director
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
11
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.
86-277, 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 all planting materials, including a minimum of two (2),
15-gallon, street trees. The plan shall indicate the irriga-
tion system and the location of the required three (3) outdoor
water spigots. Prior to the issuance of a Certificate of
occupancy, the Applicant shall install landscaping in
accordance with the approved landscape plan. All trees and
plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and cooling mechanical equipment shall be ground
mounted, or screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
8. The driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from
the following agencies prior to submitting these plans to
the Building Department for plan check:
* Riverside County Health Department
* City Fire Marshal
* Community Development Department, Planning Division
* Desert Sands Unified School District
0
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-277
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 plot plan and floor plan shall be in conformance with
and revised relative to the called -out dimensions, which
dimensions shall be binding on the approval. Plans
submitted for plan check shall show verification of the
dimensions.
13. Interior dimensions shall be provided to show that bedrooms
and the garage will meet the required clear dimensions.
This shall be verified at plan check submittal.
M I N U T E S
PLANNING COMKISSION - CITY OF LA QUINTA
A Regular Meeting Held at the La Quints.
City Hall, 78-105 Calle Estado, La Quinta,
California
March 11, 1986
1. CALL TO ORDER
7:00 p.m.
yb
A. Chairman Thornburgh called the Planning Camdssion meeting to order at 7:00 p.m.;
he then called upon Commissioner Moran to lead the flag salute.
2. ROLL CALL
Chairman Thornburgh requested the Roll Call; Director Stevens called the Roll:
Present: Commissioners Brandt, Moran and Chairman Thornburgh
Absent: Commissioners De Gasperin and Walling
Chairman Thornburgh made a motion, seconded by CamLissioner Moran to excuse
Commissioners De Gasperin and Walling. Unanimously Adopted.
Also present was Comtainity Development Director Lawrence L. Stevens.
4. CONSENT CALENDAR
A. Commissioner Brandt made a motion, seconded by Comnissioner Moran to approve
Plot Plans Nos. 86-265, 86-267, 86-268, 86-269, 86-270 and 86-272. Unanimously
Adopted, with Commissioners De Gasperin and Walling absent.
B. Commissioner Brandt made a motion, seconded by Camdssioner Moran to approve
the minutes from the regular meeting of February 25, 1986, as submitted.
Unanimously Adopted, with Commissioners De Gasperin and Walling absent.
5. BUSINESS
Chairman Thornburgh introduced the only item of business as follows:
A. Tentative Tract Map No. 21381, Amendment #1, a request to divide a 42.4-acre
portion of the PGA West Project into 24 lots to accommodate 138 attached
condominium units; Sunrise Canpany, Applicant. He called for the Staff Report.
1. Director Stevens advised the Commission that the Applicant had notified
Staff that an error had been made in calculating the area of the under-
lying Parcel Map No. 21055 as well as on the subject Tract Map No. 21381.
In addition to the Applicant's error, the tract map has been revised to
accamiodate the boundary changes of the parcel map. Mr. Stevens noted
the revisions made to the tract map as follows:
* Increase in dwelling units from 118 to 138.
* 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
boundaries originally subndtted.
* Increase in number of lots from 24 to 32.
Director Stevens advised that these changes brought about the need for
the Planning Commission to further review this matter which they had
initially approved on February 11, 1986. Therefore, based on the revised
findings and subject to minor changes in the conditions of approval for
Tentative Tract Map No. 21381, Amendment #1, Staff reco m ends approval
of this matter.
After a brief discussion, Chairman Thornburgh called for a motion.
2. Commissioner Moran made a motion, seconded by Co m issioner Brandt to
recomnend approval to the City Council of Tentative Tract Map No. 21381,
Amendment #1, based on the revised findings in the Staff Report and subject
to Conditions of Approval, as amended. Unanimously Adopted with Commissioners
De Gasperin and Walling absent.
0
MINUTES - PLANNING CC1MMISSION
March 11, 1986
Page 2.
There being no further items of agenda to Care before the Planning Camtission,
Commissioner Moran made a motion, seconded by Chairman Thornburgh, to adjourn
to the next regular meeting of the Planning Camussion to be held March 25, 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 Cam ssion of the City of La Quanta, CA was
adjourned at 7:10 p.m., February 11, 1986, in the La Quinta City Hall, 78-105 Calle
Estado, La Quinta, California.
RE:
ITEM NO.
DATE 3/
PLANNING COMMISSION MEETING
� 9t� /_ //AL1/ILC. �,��,.. .G�rrz�ti✓-- — �_ _A�%o Z
MOTION BY: BRANDT
�l�SPERIN RAN KkUING THOIMURGH
/2/ice
SECOND BY: BRAN
T DE GASPMUN MJ ING THORNBURGH
�y
OPT
g/
DISCUSSION:.
S�o P—
�^ Lrz
ROLL CALL VOTE:
COPHIS SIONERS :
DE GASPERIN
MORAN
WALLING
THORNBURGH
UNANIMOUSLY ADOPTED:
AYE NO ABSTAIN ABSENT PRESENT
YES NO
MEMORANDUM
CITY OF LA QUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 25, 1986
SUBJECT: 1986 GENERAL PLAN REVIEW - CYCLE I
BACKGROUND
As you are aware, the City recently adopted a schedule for review of
General Plan Amendment applications. This review is Cycle I for 1986
although it is a modification of the adopted schedule to be used this
year only. As of the March 5th date established as the revised dead-
line for this cycle, the following applications were received:
* General Plan Amendment No. 86-009 (Western Corporation)
a) To amend Community Development Element to create
a Very High Density Residential category.
b) To amend Land Use Map near Tampico and Desert Club
Drive from Medium and High Density Residential to
Very High Density Residential.
* General Plan Amendment No. 86-010 (Drew Wright & Associates)
a) To amend Land Use Map near Sagebrush and Washington
from Low Density Residential to Medium Density
Residential.
* General Plan Amendment No. 86-011 (M. B. Johnson Properties)
a) To amend Land Use Map near Avenue 48 and Washington
from High Density Residential to Mixed Use Commercial
The attachments discuss each of these applications in greater detail.
The purpose of this review is to assure that the applications being
considered are:
* Appropriately and adequately defined as to the extent of
land area being considered for a change in land use
designation (i.e., is it reasonable to look at a larger
land area for a particular change).
STAFF REPORT - PLANNING COMMISSION
March 25, 1986
Page 2.
* Appropriately and adequately defined as to any affected
policies set forth in the General Plan related to the
application (i.e., are there conflicting policies that
may need to be revised or deleted or new policies to be
added).
It is not the purpose of this review to evaluate the merits of a
particular application or to take a position in support or opposition
to a particular application.
In addition, this review enables the Council, Commission or Staff to
initiate other amendments not related to a particular application if
they see a need to do so.
STAFF COMMENTS AND ANALYSIS
See Attachments A, B, and C for discussion on the applications
submitted.
RECOMMENDATION
The Community Development Department recommends that scope of consid-
eration of applications for the 1986 General Plan Review - Cycle I be
as follows:
A. General Plan Amendment No. 86-009:
* Consider amending the text of the Community Development
Element to include a Very High Density Residential
(16-24 units per acre) land use category including
pertinent supportive policies.
* Consider amending the Land Use Plan for the land area
as requested by the Applicant.
B. General Plan Amendment No. 86-010:
* Consider amending the Land Use Plan for the land area
as requested by the Applicant and for the land area
south of the Applicant's to and including the southeast
corner of Washington Street and Avenue 50.
* Consider amending the Infrastructure Element to establish
a policy concerning public or private streets in new
single-family subdivisions.
STAFF REPORT - PLANNING COMMISSION
March 25, 1986
Page 3.
C. General Plan Amendment No. 86-011:
* Consider amending the Land Use Plan for the land area
as requested by the Applicant.
* Consider amending the Circulation Plan and associated
policies concerning the roadway classification for
Adams Street and the Highway Ill Bypass.
7PREP RED BY:
awrence L. Stevens, AICP
Community Development Department
LLS:dmv
Atchs: 1. Staff Report, GPA No. 86-009
2. Staff Report, GPA No. 86-010
3. Staff Report, GPA No. 86-011
MEMORANDUN
CITY OF LA QUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 25, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-009
LOCATION: East Side of Desert Club Drive, Approximately 455 Feet
North of Calle Tampico
APPLICANT: Western Corporation
REQUEST: A request to amend the Community Development Element Text
to establish a Very High Density Residential (16-24 units
per acre) category, and to amend the Land Use Map from
Medium Density Residential (4 to 8 units per acre) and
High Density Residential (8 to 16 units per acre) to
Very High Density Residential (16-24 units per acre) on
30vOl acres.
PROJECT DESCRIPTION
The Applicant is proposing to amend the La Quinta General Plan text
to establish a Very High Density Residential (16-24 units per acre)
land use designation to accommodate a 688-unit apartment project.
The request also proposes to change the proposed apartment project
site from Medium Density Residential (4 to 8 units per acre) and
High Density Residential (8 to 16 units per acre) to Very High
Density Residential (16-24 units per acre) on 30.01 acres.
Applications submitted for concurrent review with this General Plan
Amendment include:
Specific Plan No. 83-001, Amendment No. 3 (submitted by
Landmark Land Company): The project proposes a revision
to the Duna La Quinta Specific Plan for redistribution
of allowable densities throughout the plan, including an
increase in permitted density on Phase 7 which is the
apartment project site.
Atch. 1
STAFF REPORT - PLANNING COMMISSION
March 25, 1986
Page 2.
* Change of Zone No. 85-020: The project proposes to change
Zoning on a 30.01-acre apartment proposal site from R-2-3350
(Multiple Family Dwellings) to R-3 (General Residential).
* Plot Plan No. 85-254: The project proposes the specific
design of a 688-unit apartment complex to be built on
28.64 acres.
GENERAL PLAN CONSIDERATIONS
Text Change for New Land Use Designation: The introduction of a
"Very High Density" land use designation to the General Plan will
involve certain text change including development of appropriateness
and delineating any relationship with the other land use categories
set forth in the General Plan. There are really no additional
concerns surrounding this part of the proposal which are
appropriate for consideration at this time, although it may be
desi�ble to comment on areas of concern for inclusion of supportive
Policies in the new text.
Surrounding Land Use: The surrounding area consists of Village
Commercial to the west, Medium Density Residential to the north
(Duna La Quinta), and High Density Residential to the south and east.
To avoid the appearance of "spot zoning" (really land use designa-
tions), it may be desirable to expand consideration of this land use
request to the surrounding High Density Residential to the south and
east. On the other hand, given the potential controversy surrounding
the high density issues, it may be best, and less complicated, to
evaluate only the Applicant's land use proposal.
PREPARED BY: AP ROVE;
Gary W. Price Lawrence L. Stl V evens, AICP
Associate Planner Community Development Director
GWP:dmv
Atch: Exhibit A - Site Location & Site Dimensions
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RECEIVED
FEB 25 1986
COMMUNT OF LAQUINTA
ITY DEVELOPMENT DEPT
February 21, 1986
Mr. Larry Stevens
Community Development Director
City of La Quinta
78-105 Calle Estado
La Quints, Ca. 92253
RE: Change of Zone N 85-020
Plot Plan i85-254
Environmental Assesment #85-047
Dear Mr. Stevens:
We have received of your letters dated February 13 and February
14, 1986. We have withheld response until today so that we could
reply to both letters.
We are assuming that as of todays date their will be no further
requests for additional information prior to processing the
applications.
We are responding only, to those requests for which we have not
already provided documentation or additional information.
Letter of February 13
The Loys Scott property is not to be in luded in the
change of zone, etc. It will remain R-2-
Letter of February 14 * b !b
A. We so not believe it would be appropriate to request
that the General Plan text be amended to increase the
maximum density of "High Density Residential" from 16 tc
24 units per acre. However we do believe it would be
appropriate to request the creation of (in your words)
a "Very High Densit Reside 1". That designatior
woul app y on y to t e acreage invloved in the const-
ruction of the proposed project.
ATTACHMENT A
EXHIBIT NO. 2
74.075 F1 Paseo, Suite A-6, Palm Desert, CA 92260
Lic. #459556 (619) 340-3811
W
You may be aware that the City of Palm Desert created, on behalf
of One Quail Place, a desity designation called "Affordable High
Density Planned Residential", which applied only the that
specific project. It is our belief that it would be appropriate
to use a similar designation for the specific acreage we are
proposing.
B. We are providing a scaled and demensioned exhibit w
the information requested. .-I
C. Parcel M3 is in fact 30.01 acres, however we are s `NP.'-ry,
utilizing only 28.64 acres. All 30.01 acres oul be
included in the request for the change of zone nd the
remaining 1.37 should be considered greenbelt.
D. As we previously stated all of Phase 7 consisting of
30.01 is proposed for 24 units per acre.
E. We are attaching a check for $300.00 representing the
$10.00 per acre fee as you requested.
In the event that you require any additional information or
clarification please contact our office at your earliest
convenience.
We now expect that we will be granted a hearing at the earliest
possible date.
Respectfully Submitted,
Tim L. Ealey
President
II cc: John Pena Dale Bohenberger
Judy Cox Fred Wolfe
Larry Allen Kevin Manning
T4-OTS El Pasec. Suite A-6, Palm Desert, CA 92260
Uc. #459556 (619) 340-3811
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 25, 1986
SUBJECT: GENERAL PLAN AMENDMENT 86-010
LOCATION: Northeast Corner of Washington Street and Sagebrush Ave.
APPLICANT: Drew Wright and Associates, Inc.
REQUEST: A request to amend the Land Use Plan of the Community
Development Element from Low Density Residential to
Medium Density Residential on 40.33 acres.
DESCRIPTION OF REQUEST
The Applicant requests an amendment of the Land Use Plan from Low
Density Residential (2-4 units per acre) to Medium Density
Residential (4-8 units per acre) in order to facilitate processing
of Tentative Tract Map No. 21555 for a single-family unit residential
development, submitted concurrently with this request, and Change of
Zone No. 86-021, requesting a zone change from R-3*, R-2-8000 and R-1
to a new residential zoning district over the entire 40.33-acre site.
The General Plan Amendment is necessary due to the proposed net
density of 6.23 units per acre for the project. A text amendment to
the R-1 zoning district has also been requested, to allow for:
* Zero lot line development.
* A reduction in minimum lot width from 60' to 58'
* A reduction in minimum lot size from 7,200 sq.ft.
to 5,800 sq.ft.
GENERAL PLAN CONSIDERATIONS
Surrounding Land Use: All of the surrounding property is designated
Low Density Residential. In order to avoid the appearance of "spot
zoning (actually land use designation), it seems necessary to expand
the area of consideration to include the property south of the subject
site to and including the southeast corner of Washington Street and
Avenue 50.
Atch. 2
STAFF REPORT - PLANNING COMMISSION
March 125, 1986
Page 2.
Private Versus Public Streets: At the present time, the Applicant is
proposing that all local streets within the subdivision be dedicated
as public streets. The City has not established any policy in its
desire to have public or private streets within new single-family
residential subdivisions. It seems desirable to consider whether or
not such a policy should be included in the Infrastructure Element.
Washington Street Specific Plan: Based on the Applicant's desire not
to access solely onto Sagebrush Avenue, an amendment to the Washington
Street Specific Plan would be necessary to facilitate through access
to Washington Street.
Regarding land use compatibility, the General Plan establishes a
policy of limiting building heights along Washington Street to assure
that a low density character is maintained.
PREPARED BY: APPROVED BY:
Wallace Nesbit Lawrence L. Stevens, AICP
Planning Assistant Community Development Director
WN:dmv
Atch: Exhibit A - General Plan Amendment 86-010
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MEMORANDUM
CITY OF LA QUINTA
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: March 25, 1986
SUBJECT: GENERAL PLAN AMENDMENT NO. 86-011
LOCATION: Northeast Corner of Washington Street and Avenue 48
Alignment
APPLICANT: M. B. Johnson Properties
SUBJECT: A request to amend the Land Use Plan from High Density
Residential to Mixed -Use Commercial on a 154.5-acre
site.
DESCRIPTION OF REQUEST
The Applicant is requesting that the entire 154.5-acre site of the
currently approved "Isla Mediterranea" project be redesignated from
High Density Residential (8-16 dwellings per acre) to Mixed Use
Commercial. The requested land use designation would permit up to
30 percent of the site (46 acres) to be developed as residential,
with no density limit specified in the General Plan. The Applicant
has not submitted a conceptual development plan for the site,
however, has indicated that one will be presented to the City prior
to April 15, 1986. If this General Plan Amendment is adopted, the
approved "Isla Mediterranea" project would not be consistent with
the Mixed -Use Commercial designation.
GENERAL PLAN CONSIDERATIONS
Surrounding Land Use: In evaluating the surrounding property and its
General Plan designation, it does not seem necessary to consider
expanding the land area to be considered in conjunction with this
proposal. Property to the north and east is already so designated,
and Washington and Avenue 48 represent logical buffers between resi-
dentially designated property to the south (The Grove) and the west.
Highway 111 Bypass: Consider expanding the adopted policy stating
that a bypass be studied utilizing Avenue 48, to specifically
establish the bypass as Adams Street and Avenue 48. This would also
require an amendment to the Circulation Plan upgrading Adams Street
from a Secondary Arterial (88-feet-wide) to a Primary Arterial
(100-feet-wide) to allow necessary width for dual left -turn lanes.
Atch. 3
STAFF REPORT - PLANNING COMMISSION
March 25, 1986
Page 2.
It should be noted that the proposed 100-foot right-of-way width is
consistent with the previous Circulation Plan which was in effect at
the time "Isla Mediterranea" was approved, and is also consistent
with the street improvement plans that the Applicant has submitted
to the City for plan check.
Mixed -Use Commercial Policies: It may be desirable to have more
explicit policies added to ensure that an adequate buffer is provided
for between commercial uses and residential uses within the project
and on adjacent property. It may also be desirable to establish a
specific density limit on residential development. Consideration may
be given to enacting a policy limiting commercial uses along
Washington Street to the Highway 111 corridor.
PREPARED BY:
Sandra L. Bonner
Principal Planner
SLB:dmv
Atch: Exhibit A
APPROVED BY:
L//aw`'rence L. Stevens, AICP
Community Development Director
.4TTACHMFNT Ira CVU1121T 10