1986 04 22 PCA G E N D A
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to be Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California
April 22, 1986 7:00 p.m.
1. CALL TO ORDER
A. Flag Salute
2. ROLL CALL
3. HEARINGS
A. PLOT PLAN NO. 86-274, A request to construct three, two-story
retail/office buildings totaling 10,216 sq.ft. on a .846-acre
site; John Feld, La Quinta, Ltd., Partnership - Applicant.
p rnll� 1. Report from Staff.
2. Motion for Adoption.
B. AMENDMENT TO LAND USE ORDINANCE, "SPECIAL RESIDENTIAL" ZONE,
A request for approval to amend the text of the Municipal
Land Use Ordinance No. 348, by adding the new zoning classi-
fication of "Special Residential" Zone; City Initiated.
1. Report from Staff.
2. Motion for Adoption.
fy C. CHANGE OF ZONE NO, 86-122, A request for approval to rezone
certain property located within the City as a "Special
Residential" Zone in order to bring the zoning into
�v compliance with the General Plan Land Use Plan; City
uJN Initiated.
1. Report from Staff.
2. Motion for Adoption.
4. CONSENT CALENDAR
A. PLOT PLAN NO. 86-279, a request to construct a single-family
dwelling on the west side of Avenida Montezuma, 106' north-
west of Calle Potrero; Rick Johnson Construction, Applicant
AGENDA - PLANNING COMMISSION
April 22, 1986
Page 2.
'L
B. PLOT PLAN NO. 86-280, a request to construct a single-family
dwelling on the east side of Avenida Vallejo, 150' north of
Calle Ensenada; Rick Johnson Construction, Applicant.
C. PLOT PLAN NO. 86-282, a request to construct a single-family
dwelling at the southwest corner of Avenida Carranza and
Calle Nogales; Marian Adair, Applicant.
D. PLOT PLAN NO. 86-283, a request to construct a single-family
dwelling on the west side of Avenida Carranza, 50' south of
Calle Nogales; Marian Adair, Applicant.
E. PLOT PLAN NO. 86-287, a request to construct a single-family
dwelling on the east side of Avenida Diaz, 100' north of
Calle Tecate; Pine Creek Development/James Laier, Applicant
F. PLOT PLAN NO. 86-288, a request to construct a single-family
dwelling on the east side of Avenida Velasco, 100' south of
Calle Chihuahua; Pine Creek Development/James Laier,
Applicant
G. PLOT PLAN NO. 86-289, a request to construct a single-family
dwelling on the east side of Avenida Ramirez, 50' north of
Calle Monterey; Pine Creek Development/James Laier,
Applicant.
M.
N.
PLOT PLAN NO. 86-290, a request to construct
a single-family
dwelling on the east side of Avenida Ramirez,
150' south of
Calle Arroba; Joel Colombo, Applicant.
PLOT PLAN NO. 86-291, a request to construct
a single-family
dwelling on the east side of Avenida Ramirez,
100' south of
Calle Arroba; Joel Colombo, Applicant.
PLOT PLAN NO. 86-292, a request to construct
a single-family
dwelling on the east side of Avenida Villa, 200' south of
Calle Monterey; Joel Colombo, Applicant.
PLOT PLAN NO. 86-293, a request to construct
a single-family
dwelling on the west side of Avenida Juarez,
150' south of
Calle Colima; Joel Colombo, Applicant.
PLOT PLAN NO. 86-294, a request to construct
a single-family
dwelling on the west side of Avenida Juarez,
100' south of
Calle Colima; Joel Colombo, Applicant.
MINUTES of the regular meeting of March 25, 1986.
MINUTES of the regular meeting of April 8, 1986.
AGENDA - PLANNING COMMISSION
April 22, 1986
Page 3.
5. BUSINESS
A. PLOT PLAN NO. 86-295, A request to construct a 3052 sq.ft.
bank building at the northeast corner of Avenida Bermudas and
Calle Estado; Dan Edgar, Applicant
1. Report From Staff.
2. Motion for Adoption.
6. ADJOURNMENT.
m
u
ITEM NO
DATE
/1 PLANNING COMMISSION MEETING
RE:
EMOTION BY: BRANDr DE GA-�( RMD VALLING THOiUSMURGH
-SECOND BY: BRANDY GASPF�tII MDRAN VAMING THOIUZURGH
DISCUSSION:
ROLL CALL t
CW!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
k BRANDT v/
DE GASPERIN v
MORAN -/
WALLING
THO[MURGH J�-
UNANIMOUSLY ADOPTED: YES NO
ITEM NO.
DATE Z �6
}J PLANNING COMMISSION MEETING
RE:
MOTION BY:��DE GASPERIN MORAN MU'I'ING THORNBURGH
SECOND BY: BRANDT DE GASPERIN MORAN� THORNBURGH
DISCU^SSION:
c
ROLL CALL VOTE:
CO"MSSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT -
DE GASPERIN -
MORAN -
VULILING
THORNBURGH -
UNANIMOUSLY ADOPTED: YES NO
IM
MEMORAND
CITY OF LA OUINTA
34.
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-274
LOCATION: North Side of Avenida Montezuma; Between Avenida Navarro
and Avenida Bermudas
APPLICANT: John Feld, La Quinta Ltd., Partnership
REQUEST: Approval to Construct Three, Two -Story, Retail/Office
Buildings Totaling 10,216 Sq.Ft. on a .846-Acre Site
BACKGROUND
1. General Plan Designations:
a. Site: Village Commercial
b. Surrounding Area: Village Commercial and High Density
Residential to the northwest.
c. Circulation Plan: Avenida Bermudas is a Secondary Arterial
with proposed 88' right-of-way.
2. Zoning:
a. Site: C-P-S (Scenic Highway Commercial)
b. Surrounding Area: North - R-3*; South, East and West -
C-P-S*
3. Existing Conditions
The site is level, unimproved and barren of any significant
vegetation. The roadways bordering the site to the south, east
and west are paved, but otherwise unimproved around the site
perimeter. A small residential structure exists contiguous to
the northwest corner of the site. The Black Gold Gas Station is
located directly across from the site, to the south. With the
exception of the existing structure, the block is vacant; however,
significant development exists in the surrounding area, primarily
commercial -service related.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
Existing facilities are available to provide telephone, electri-
city and water services to the site. Sanitation service will be
provided by a temporary, on -site, septic system, as sewerage
facilities have not as yet been extended into the downtown area.
A 10' utility easement runs through the center of the block.
4. Environmental Assessment
An Environmental Assessment has been prepared as required by the
California Environmental Quality Act (CEQA). The identified
impacts which will be associated with this project are those
usually associated with small scale infill development of urban-
ized land. Incremental increases in public services are
anticipated, and will be mitigated by payment of the required
infrastructure fees and improvements to utility systems by the
Applicant. Impacts associated with grading, construction,
flooding and seismic hazards will be mitigated through adherence
to municipal ordinances and building code requirements. The
amount of traffic which will be generated could be substantial
relative to existing conditions, and additional access points and
the location of the site on a corner indicate that an incremental
increase in traffic conflicts can be anticipated. However, these
impacts will be mitigated with the improvements to be required of
the Applicant.
5. Description of Request
The Applicant proposes construction of three, two-story, office/
retail structures with a total floor area of 10,216 sq.ft. office
space will be entirely on second floor areas, with retail below.
Total net office space is 2920 sq.ft., while total net retail
space (sales and display only) comes to 5647 sq.ft. Two of the
buildings share the same floor plan and will simply be reversed in
terms of their site location. The site is composed of seven
individual lots merged into one parcel. Each of the three
buildings will have outside stairwells to access the second
floors. No interior lobby areas are designated.
The building exterior will be medium texture stucco, with a
mansard -hip style, flat concrete tile roof. Information requested
on colors has not been submitted. Height of buildings 1 and 2 is
28.51, while building 3 will be approximately 26' high. Window
glass shall be bronze tinted and framed in anodized bronze
aluminum. The general building design is more modern than that
existing in the downtown area.
The site plan provides off-street parking as required, delineating
66 spaces. Circulation flow is via 3 access drives; 2 on Bermudas
and 1 on Navarro. The buildings are set back 5' from ultimate
right-of-way of all bordering streets.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
6. Comments from Other Agencies
a. City Engineer:
(1) Dedicate street/utility easements as required by City
Engineer.
(2) Construct necessary street improvements for Avenida
Bermudas, Calle Montezuma and Avenida Navarro.
(3) Prepared street improvement plans by Registered Civil
Engineer to be submitted as required by City Engineer.
(4) Submit a grading plan prepared by a Registered Civil
Engineer prior to building permit issuance, in
accordance with requirements of City Engineer.
(5) Submit preliminary engineering geological/soils report
with grading plan.
(6) Drainage disposal to be provided as required by City
Engineer.
(7) Install all utilities prior to any street construction.
(8) Payment of required plan check and inspection fees, and
parcel merger required.
(9) Applicant agrees to be included in City -Wide Landscape
and Lighting District, with assessments to be done on a
benefit basis as required by law.
(10) Driveways shall be located so as to line up with opposite
streets and existing driveways as per City Engineer.
(11) Parking stall depth shall comply to City Standards.
b. City Fire Marshal:
(1) Fire Marshal required to set minimum fire flow for
construction of commercial buildings. Minimum fire flow
of 500 GPM at 2-hour duration at 20 psi residual
operating pressure to be available prior to placement of
combustibles on the site.
(2) Required fire flow to be available from a Super hydrant
(6" x 4" x 2-1/2" x 2-1/211) to be not less than 251, but
not more than 165' from any portion of building measure-
ment along approved vehicular travelways.
STAFF REPORT -
April 22, 1986
Page 4.
PLANNING COMMISSION
(3) Combination of on-site/off-site Super hydrants required
as previously noted; flow to be available from any two
(2) adjacent hydrants in the system.
(4) Designated areas required to be maintained as fire lanes.
(5) Portable fire extinguisher required as per NFPA, Pamphlet
#10.
(6) Install panic hardware and exit signage per Chapter 33 of
the Uniform Building Code.
(7) Required fire flow equals 3000 GPM.
c. Community Safety Department:
(1) Provide handicapped ramp on corner of Montezuma and
Navarro.
d. Building Division: No Comment.
e. Coachella Valley Water District:
(1) Area is subject to shallow flooding; located in Zone AO,
two -foot depth.
(2) District to furnish domestic water service in accordance
with CVWD regulations.
(3) Area to be annexed to CVWD Improvement District No. 55
for sanitation service.
f.
Southern
California
Gas Company: No Comment.
g.
La Quinta
Chamber of
Commerce:
(1) Provide Chamber with information on leaseable space.
h. Riverside County Sheriff:
(1) Recommend above average lighting and equipment with
vandalism resistent covers.
(2) Incremental increase in called for services.
Comments were requested, but not received from:
* Imperial Irrigation District
* General Telephone Company
* Riverside County Agricultural Commission
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 5.
STAFF COMMENTS AND ANALYSIS
General Plan Consistency: The proposed office/retail use is consis-
tent with the La Quinta General Plan's Land Use Element. The City is
developing a downtown specific plan which will establish more finite
policies and guidelines for permittable uses and design requirements.
This proposal will more than likely be consistent with the specific
plan and future area development with regards to land use. The
General Plan requires, under Policy 3.26, that non-residential
developments within 1000' of residential uses shall prepare a noise
analysis. Because the General Plan provides flexible guidelines,
Staff's interpretation of this policy is that the proposed project's
scale, location and intensity would not warrant a detailed noise
analysis. Because construction noise (temporary) appears to be the
major consideration, adequate mitigation of these noise sources needs
to be provided.
Design of the building, as proposed, is generally consistent with the
downtown development scheme. The construction is somewhat more modern
than past approvals and existing structures.
Due to the existence of offset intersections at Montezuma and La Fonda
the amount of ultimate vehicular traffic which is anticipated, and the
project's location at a major corner, Staff feels that only one drive-
way access should be allowed to Avenida Bermudas, and it should be
located so as to line up with the centerline of Avenida La Fonda,
which intersects Bermudas to the east.
Site Plan Considerations
Zoning: The site is located in the C-P-S Zone, which does not require
setbacks. The Applicant's site plan does provide 5' setbacks in addi-
tion to the required right-of-way dedications along Avenida Bermudas,
Navarro and Calle Montezuma. The setback areas are proposed to be
fully landscaped. A deeper setback should be considered for building
2 (corner of Montezuma and Bermudas) in order to provide additional
sight distance.
Parking/Circulation/Landscaping
Requirements: Based on the ratio of commercial and retail space
proposed by the Applicant, this project requires 50 spaces. The site
plan allows significant flexibility in the ratio of retail to
commercial office space, providing 66 spaces. Some parking should be
deleted to provide additional interior landscaping. The overall
parking layout relies on car overhangs as part of stall depth. This
requires an actual stall depth of 171. The site plan allows 161, and
must be increased to provide the adequate depth. Landscaping in
parking stall areas should be designed to consider the need for
vehicle overhang space. Buildings 1 and 2 do not provide walkway
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 6.
areas for pedestrians; this will create additional circulation
conflicts with other traffic. The long rows of parking stalls along
the northwesterly corner of the site should also incorporate land-
scaped separation islands to provide shading and break the
monotonous effect of the row. The site plan shows 12' sidewalks along
Montezuma and Bermudas, with 9.5' sidewalk along Navarro. Some park-
way area needs to be provided to allow for utility locations, street
furniture, trees and other plantings, etc. A buffer wall needs to be
provided along the north and west property lines which abut
residentially zoned property, as required by the Municipal Land Use
Ordinance. Appropriate permits will have to be secured from Imperial
Irrigation District in order to construct parking within their
easement, which runs north -south through the center of the property.
The Applicant should also provide additional clearance for pedestrian
movements along parking areas fronting on buildings 1 and 2. Only 1'
of clearance exists along the north elevations of those buildings.
CONCLUSIONS
1. The proposed retail/office use is consistent with the La Quinta
General Plan designation of Village Commercial.
2. The proposed use is in compliance with the requirements of the
C-P-S Zone.
3. The existing utilities are adequate or can be upgraded to provide
for the needs of the proposed use.
4. The existing public roadways will adequately provide for traffic
circulation.
5. The parking can be adequately provided by on -site spaces.
6. The style of architecture and proposed building materials are
compatible with existing development in the area.
7. Approval of the project will not result in any significant
environmental impacts.
8. Adequate noise mitigation can be attained through adherence to
local ordinances.
FINDINGS
1. The proposal is consistent with the La Quinta General Plan and
Municipal Land Use Ordinance.
2. The general building design is consistent and compatible with
existing and anticipated area development.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 7.
3. There will be adequate utilities and public services to serve the
project.
4. Approval of the project will not result in any significant adverse
impacts on the environment.
STAFF RECOMMENDATION
Based upon the above findings, Community Development Department Staff
recommends approval of Plot Plan No. 86-274 in accordance with
Exhibits A, B and C, and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atch: Conditions of Approval
Exhibits A, B and C
APPROVED BY:
C/:a
Lawrence L. Stevens, AICP
Community Development Director
CONDITIONS OF APPROVAL THREE RETAIL/OFFICE BUILDINGS
APRIL 22, 1986 JOHN FELD, LA QUINTA LTD.
General
1. The development of the site and building shall comply with
approved Exhibits A, B, and C as contained in the Community
Development Department's file for Plot Plan No. 86-274, and the
following conditions, which conditions shall take precedence in
the event of any conflict with the provisions of the public use
case.
2. Plot Plan No. 86-274 shall comply with the standards and require-
ments of the La Quinta Land Use Ordinance unless otherwise
modified by the following conditions.
3. This approval shall be used within two (2) years after final
proceedings before the La Quinta Community Development Director;
otherwise, it shall become null and void and of no effect
whatsoever. The term "use" shall mean the beginning of substan-
tial construction of permanent buildings (not including grading)
authorized by this permit, which construction shall thereafter be
pursued diligently to completion.
4. Prior to the issuance of a building permit for construction of any
use contemplated by this approval, the Applicant first shall
obtain permits and/or clearances from the following public
agencies:
* City Engineer
* City Fire Marshal
* Community Development Dept., Planning Division
* Riverside County Environmental Health Dept.
* Imperial Irrigation District
Evidence of said permits or clearances from the above agencies
shall be presented to the Building Division at the time of appli-
cation for a building permit for the use contemplated herewith.
Building Design
5. The building shall be constructed in accordance with the approved
Exhibits B and C contained within the Community Development
Department's file for Plot Plan No. 86-274, except where these
conditions shall make any amendments.
6. The type of the exterior building materials shall be in
accordance with the approved Exhibit C-1 and materials sample
board. Colors shall be subject to review and approval by the
Community Development Department.
7. All roof -mounted equipment shall be screened by the roof
structure.
1!II°;,
CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS
April 22, 1986
Page 2.
8. All signage to be proposed shall be submitted for review by the
Community Development Department.
A lighting plan for the building's exterior areas, including any
proposed parking area lighting, shall be submitted for review and
approval by the Community Development Department prior to
installation.
Streets Parking and Circulation
10. The Applicant shall comply with the following requirements of the
City Engineer:
(a) The Applicant shall dedicate all necessary public street and
utility easements as required by the City Engineer, including
the corner cutoffs at Bermudas and Montezuma, and Navarro and
Montezuma.
(b) The Applicant shall construct street improvements for 1/2 of
Bermudas; 1/2 of Montezuma; and 1/2 of Navarro.
(c) That the Applicant shall have prepared street improvement
plans that are 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 adopted by the LQMC. (3" AC over 4" Class 2
Base minimum for residential streets). Street design shall
take into account the subgrade soil strength, the anticipated
traffic loading, and street design life.
(d) The Applicant shall have prepared a grading plan that is
prepared by a Registered Civil Engineer, who will be
required to supervise the grading and drainage improvement
construction; and certify that the constructed conditions at
the rough grade state 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.
(e) A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan. The
reports recommendations shall be incorporated into the
grading plan 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.
E
CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS
April 22, 1986
Page 3.
(f) Drainage disposal facilities shall be provided as required
by the City Engineer.
(g) 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.
(h) An encroachment permit for work shall be secured prior to
constructing or joining improvements.
(i) 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 subcon-
tractors for the Planning, Building, or Engineering
Divisions.
(j) Applicant acknowledges that the City is considering a
City-wide Landscape and Lighting District, and agrees to be
included in that District. Assessments will be done on a
benefit basis as required by law.
(k) Driveway locations shall line up with streets and/or
existing opposite side driveways whenever possible, as per
the City Engineer's requirements.
(1) Depth of parking stalls shall be increased to 17' with a
vehicle overhang, in order to comply with City Standards.
(m) Provide handicapped access ramp at the corner of Navarro and
Montezuma.
11. A 6'-high, masonry or other compatible type of wall shall be
provided along the north and west property lines abutting
residentially zoned property northwesterly of the site.
12. Access onto Bermudas shall be limited to the northerly of the two
approaches shown.
13. Trash enclosure shall be gated and enclosed by a 6'-high wall of
the same construction and color as the commercial buildings.
Location and construction of the enclosure shall conform to
requirements of Palm Desert Disposal Company.
14. The number of parking stalls shall be reduced so as to adequately
provide landscaped parking islands and comply with City Parking
Standards. The Applicant shall demonstrate that the interior
landscaped areas exceed 3% of the amount of parking area.
11
CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS
April 22, 1986
Page 4.
Public Services and Utilities
15. Fire protection shall be provided in accordance with the City of
La Quinta Codes and Ordinances in effect at the time of issuance
of the building permit as follows:
/000
(a) A fire flow of 59(T GPM for a 2-hour duration at 20 psi
residual operating pressure must be available before any
combustible material is placed on the job site.
(b) The required fire flow of 3000 GPM shall be available from
a Super hydrant, (6" x 4" x 2-1/2" x 2-1/211), located not
less than 25 feet or more than 165 feet from any portion of
the building as measured along approved vehicular travelways.
(c) A combination of on -site and off -site Super fire hydrants,
(6" x 4" x 2-1/2" x 2-1/211), will be required located not
less than 25 feet or more than 165 feet from any portion of
the building as measured along approved vehicular travelways.
The required fire flow shall be available from any two
adjacent hydrants.
(d) Certain areas will be required to be maintained as fire
lanes. The Applicant shall coordinate these locations with
the City Fire Marshal and the Community Safety Coordinator.
(e) Install portable fire extinguishers as per NFPA, Pamphlet
#10.
(f) Install panic hardware and exit signs, as per Chapter 33 of
the Uniform Building Code.
(g) The required fire flow equals 3000 GPM.
(h) Fire Department shall perform a final inspection prior to
occupancy.
16. Water service shall be provided in accordance with the require-
ments of Coachella Valley Water District and the City of
La Quinta.
17. Location and design of the septic system shall be subject to the
standards and requirements of the Riverside County Health
Department. The system shall be designed to allow ultimate
hookup to permanent sewer lines should these lines become avail-
able prior to occupancy. The Applicant shall connect to those
facilities at that time.
18. All on -site utilities shall be installed underground.
CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS
April 22, 1986
Page 5.
Miscellaneous
19. Prior to the issuance of building permits, the Applicant shall
submit to the Community Development Department, Planning
Division, for review and approval, a plan (or plans) showing
the following:
(a) Landscaping, including revisions to plant types, sizes
spacing, and locations as required by these conditions,
or proposed by the Applicant.
(b) Landscape irrigation system.
(c) Location and design detail of any proposed and/or required
walls.
(d) Location and design of sidewalks and walkways on -site and
adjacent Avenida Bermudas, Avenida Navarro and Calle
Montezuma.
(e) Exterior lighting plan.
(f) Design of walled enclosure for trash bin.
The approved landscaping and improvements shall be installed prior
to the issuance of a Certificate of Occupancy. The landscaping
shall be maintained in a healthy and viable condition for the life
of the project. Landscaping within 10' of all driveway approaches
shall not exceed 30" in height. Landscaping shall not interfere
with vehicle overhang areas.
20. Desert or native plant species and drought resistant planting
materials shall be incorporated into the landscaping plans for the
site. � � 1
21. Prior to the issuance of aAbuilding perms , the Applicant shall
submit a sign plan showing the location, type, size, colors and
type of illumination (if any) of all proposed identification and
directional signs. Identification signs shall be limited to
building name or directory type signs. All on -site traffic,
directional or informational signs shall be installed in
accordance with the approved plan prior to the issuance of a
Certificate of Occupancy.
22. Prior to the issuance of building permits, the Applicant shall
comply with the City's adopted requirements regarding infra-
structure fees.
ITEM NO
DATE
13. 'E.
PLANNING COMMISSION MEETING
RE:
; w
MOTION BY: BRANDT \ +u. E15PFRtIN PIING ZSiO1II7BURCii
SECOND BY: BRANDT DE GASPERIN MORAN VUlLING TWIMURGH
COMMISSIONERS:
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT
,MEMORANDUM
CITY OF LA QUINTA
3 b
TO: The Honorable Chairman and Members of the Planning Commission
FROM: The Community Development Department
DATE: April 22, 1986
SUBJECT: AM7IFNIEU TO TEXT OF THE MUNICIPAL LAND USE ORDINANCE
LOCATION: City -Wide
APPLICANT: City -Initiated
REQUEST: Amend the Ordinance by Adding the "Special Residential Zone"
Purpose of the Proposed "Special Residential" Zone
The creation of the new zone is intended to accomplish the following:
° Provide a zone for existing and proposed subdivisions which
is consistent with the 4 to 8 unit per acre density range
permitted by the General Plan Land Use designation of
Medium Density Residential.
° Clarify and simplify development standards by consolidating
the current R-1 Standards, the City Council's adopted policies
and the Planning Commission's requirements into a single text.
• Streamline the review procedure for new single family houses
by providing for a one-step application submittal process and
staff design approval.
Relationship to Design Guidelines Manual
The "Special Residential Zone" will regulate site and building development
standards and design review procedures. The design manual will address
recommended architectural styles and design features in addition to the
development standards of the zone. Both the manual's format and adoption
procedure will make this a more flexible document that can be revised as
changing conditions or city policies warrant.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page Two
FINDINGS
1. The proposed Special Commercial Zone is consistent with the La
Quinta General Plan Land Use designation of Medium Density
Residential (4 to 8 units per acre).
2. Adoption of the "Special Residential" Zone will allow rezoning
of certain property located within the City to bring it into
conformance with the General Plan land use designation.
3. The adoption of the new zone will allow existing older subdivided
areas to be rezoned and be brought into conformance with the
Municipal Land Use Ordinance.
4. Adoption of the zone will establish cohesive design standards and
design review procedures for new houses constructed within
subdivisions.
5. Adoption of the ordinance will not result in an adverse impact on
the environment.
STAFF RECOMMENDATION
The Community Development Department recommends adoption of the
Amendment to the Municipal Land Use Ordinance adding the "Special
Residential" Zone, in accordance with the attached text.
PREPARED BY. APPROVED BY:ZZ'_�
Sandra L. Bonner Lawrence L. Stevens, AICP
Principal Planner Community Development Director
SLB;psn
SPECIAL RESIDENTIAL SINGLE-FAMILY ZONE
9.03.010 PURPOSE: The SR Zoning District is generally appropriate
where a density of between four (4) and eight (8) units per
acre is provided for in the General Plan of the City. It
is intended to provide development standards for single-
family residential uses and to assure high quality
development especially in the "Cove" area.
9.03.020 ALLOWABLE USES: The following uses shall be allowed in the
SR Zone. The establishment of allowable uses shall be as
provided by Section 9.03.040.A (Precise Plan):
A. Single -Family Dwellings
B. Accessory buildings and uses incidental to the
use of the property as a single-family residence.
C. Home Occupations (See Section 18.42)
D. Small and Large Family Daycare homes pursuant to
the State Health and Safety Code
E. Residential Care Facilities, where the number of
residents under care is six (6) or fewer, pursuant
to the State Welfare and Institutions Code
F. Temporary real estate tract offices located within
a subdivision, to be used only for and during the
original sale of the subdivision (Section 18.30)
G. Public Facilities and Utilities
9.03.021 CONDITIONAL USES: The following uses may be allowed in the
SR Zone. The establishment of conditional uses shall be as
provided by Section 18.28 (Conditional Use Permits):
A. Educational Institutions, not including trade or
vocational schools
B. Churches, Temples and other places of religious
worship
C. Second Unit or "Granny Flat" within a single-family
house pursuant to Section 65852.2 of the California
Government Code
D. Residential Care Facilities, where the number of
residents under care is greater than six (6),
pursuant to the State Health and Safety Code.
E. Bed and Breakfast
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9.03.022 SUBDIVISIONS AND PLANNED RESIDENTIAL DEVELOPMENTS: These
projects are permitted in the SR Zone pursuant to the
provisions of the Municipal Land Division Ordinance and
the development standards in Section 18.5. In addition,
the design and siting of all buildings within a standard
subdivision shall be subject to review and approval in
conjunction with the tentative tract map.
9.03.030 SITE DEVELOPMENT STANDARDS:
A. Minimum Lot Size: 5000 square feet.
1. A smaller minimum lot size may be established
pursuant to Section 9.03.022 in conjunction with
a cluster subdivision or similar planned residen-
tial development provided that the overall project
density conforms to applicable regulations and
that appropriate common open space and recreation
areas have been provided.
Within existing subdivided areas consisting of
5000-square-foot lots, the voluntary merger of
existing lots of records into larger parcels
shall be encouraged.
B. Minimum Lot Dimensions:
1. Width: 50-feet width for interior lots, 55-feet
width for corner lots, 30-foot width for cul-de-sac
lots, except where smaller lot sizes are estab-
lished pursuant to Section 9.03.030.A.
2. Depth: Depth of 90 feet which shall not exceed
2-1/2 times the width of the lot, except where
smaller lot sizes are established pursuant to
Section 9.03.030.A.
c. Maximum Lot Coverage: The
covered by buildings shall
percent. This calculation
trellises, covered patios
unenclosed structures.
D. Setbacks:
maximum area of the lot
not exceed sixty (60)
shall not include
and other similar
Front Yard: All structures shall be set back
a minimum of twenty (20) feet from the nearest
point on front property line of the lot.
(a) Double Frontage Lots:
(1) Double Frontage Lot Requirements: A
20-foot front setback shall be provided
against one frontage, and a 10-foot rear
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setback shall be provided adjacent to the
other frontage.
(2) Selecting the Setback Location: Where
double frontage setback locations are not
specified by subdivision requirements or
other applicable regulations, the
Applicant may select the front setback
street unless 50% of the lots on a double
frontage block are developed with the same
front yard orientation. In that case, all
remaining lots are to orient their front
setbacks with the majority.
2. Side Yard: All structures shall be set back a
minimum distance from the side property line as
follows:
(a) Interior Lots: Side yards shall not be less
than a width of 5 feet.
(b) Corner Lots: The side setback on the street
side of corner lots shall not be less than 10
feet from the right-of-way line.
(c) Zero Lot Line Development: A group of dwelling
units on adjoining lots may be sited so that
all units abut one side property line, provided
that:
(1) The setback has been eliminated through
the Subdivision Map approval; and
(2) The modified setback requirements for the
project are recorded as part of a land
division map, deed restriction, or other
enforceable restriction; and
(3) The side yard setbacks opposite the zero
setback property line are not less than
10 feet; and
(4) The side yard setback shall not be elim-
inated or reduced on the street side of a
corner lot.
(d) Common Wall Development: Any two dwelling
units and their accessory garages may be
constructed on adjoining lots without setbacks
between them, provided that:
(1) The setback has been eliminated through
subdivision map; and
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(2) A common wall or party wall agreement,
deed restriction or other enforceable
restriction has been recorded; and
(3) The side yard setbacks opposite the
common wall property line are not less
than 10 feet; and
(4) Common wall construction is in compliance
with the Uniform Building Code and
Uniform Building Code and Uniform Fire
Code.
3. Rear Yard: All structures shall be set back a
minimum of 10 feet from the rear property line of
the lot.
4. Interior Setbacks:
(a) Detached Accessory Structures: In addition to
the general front, side and rear yard require-
ments, the following shall be complied with:
(1) No detached accessory building shall be
located closer than 10 feet from the
principal or main building.
(2) No detached accessory building shall
encroach upon the front half of the lot;
however, this setback shall not exceed
75 feet from the front property line.
(b) Residential Buildings: A principal residential
building shall not be located less than 10 feet
from another principal building when both
structures are one story in height, and not
less than 15 feet when one or both structures
are two stories or higher in height.
(c) Swimming Pools: Private swimming pools shall
not be located nearer than five (5) feet to
any dwelling excepting as provided by Section
18.25.
5. Exceptions to Setback Standards: The minimum set-
back requirements shall apply to all uses, including
accessory structures and mechanical equipment,
except as provided by the following:
(a) Fences or walls six -feet or less, excepting the
twenty (20) foot corner cutback area where
fence height shall be limited to a maximum of
3-1/2 feet above the top of curb, or 3 feet
above the nearest pavement surface where there
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11
is no curb (Section 18.40).
(b) Private swimming pools may be located no nearer
than five (5) feet to any property line
(Section 18.25). When a swimming pool is
located within a front setback area, the
appurtenance mechanical equipment may also be
located within the front setback area, provided
that the equipment is located no closer than
five (5) feet from interior side yard property
lines and it is enclosed within a masonry
block noise attenuating enclosure.
(c) outside stairways or landing places, if
unroofed and unenclosed, may be extended into
a required side yard for a distance of not more
than three (3) feet and/or into the required
rear yard a distance of not more than five (5)
feet (Section 18.19).
(d) Cornices, canopies, bay windows, chimney chases
and other similar architectural features not
providing additional floor space within the
building may extend into a required yard not
more than one (1) foot (Section 18.19).
(e) Eaves may extend three (3) feet into a required
yard (Section 18.19), unless otherwise
restricted by the requirementss of the Uniform
Building Code.
(f) Concrete flatwork may extend tot he property
lines.
(g) Satellite receiving and similar communication
dishes and devices six (6) feet or less in
height when installed and located within the
rear setback or rear yard area only.
E. Maximum Building Height:
1. Maximum Building Height: The height of structures
shall be limited to seventeen (17) feet or one story
in height, whichever is less.
2. Measurement of Height: The height of the structure
shall be measured as the verticle distance from the
highest point of the structure to the point where
the exterior walls touch the finish grade. For the
determination of structure height, finish grade
shall be the minimum pad height as required by the
Uniform Building Code or applicable City ordinances
relating to flood hazard management.
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3. Exceptions to the Height Limitation:
(a) Chimneys and roof vents extending no more than
two (2) feet above the height limitation speci-
fied in this section.
(b) Radio and television receiving antennas of the
type customarily used for home radio and
television receivers, when five (5) feet or
less in height.
(c) Solar collectors not more than five (5) feet
above the height limitation specified in this
section.
9.03.031 BUILDING DEVELOPMENT STANDARDS: All single-family residen-
tial uses shall comply with the following development
standards, unless an adjustment is approved pursuant to
Section 9.03.040.B.
A. Minimum Gross Livable Area: 1200 square feet, excluding
the garage, as measured from the exterior walls of the
dwelling.
B. Bedroom Dimensions: A minimum of ten (10) foot clear
width and depth dimensions, as measured from the
interior walls of the room.
C. Bathrooms: There shall not be less than 1-1/2 baths in
one or two -bedroom dwellings, and not less than 1-3/4
baths in dwellings with three or more bedrooms,
excepting that 1-1/2 baths may be permitted for the
latter provided that both bathrooms have bathing
facilities.
D. Garage Dimensions: Each dwelling shall have a two -car
garage with interior dimensions not less than twenty
feet square (20' x 201), which space shall remain clear
of mechanical equipment, appliances, or other improve-
ments which conflict with its purpose to store vehicles.
An additional three (3) feet shall be provided to the
width or depth if mechanical equipment or appliances,
i including but not limited to washer, dryer, and forced
air unit, are ground mounted within the garage interior.
A water heater is permitted without additional interior
garage area being required provided that it is located
so as not to conflict with vehicular parking or pedes-
trian access.
E. Access Between House and Garage: A separate pedestrian
door into the garage shall be provided as either an
interconnecting door providing direct access between
the dwelling and the garage, or a pedestrian door
leading outside to a paved walkway area which is
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E
sheltered by a minimum 36-inch roof eave, enclosed
within a secured, walled area and provides direct
access to a keyed entry into the dwelling.
F. Mechanical and Related Equipment: Heating and cooling
mechanical equipment, including satellite receiving
and similar communication devices, shall be ground
mounted, or completely screened from all sides by the
roof structure.
9.03.032 SITE DESIGN STANDARDS: All single-family residential uses
shall comply with the following design standards unless an
adjustment is approved pursuant to Section 9.03.040.B.
A. Landscaping:
1. The front yard of all lots, and in addition, the
side yard of corner lots, shall be landscaped to
property line.
The landscaping shall include: a minimum of three,
15-gallon specimen size trees for interior lots,
and five, 15-gallon specimen size trees for corner
lots; ground cover, including but not limited to
gravel or grass, which shall be contained by minimum
1" x 4" header board along the front and side
boundaries. Plant materials shall generally conform
to the Manual on Landscaped Standards as adopted by
the Planning Commission.
A minimum of three outdoor water spigots shall be
provided.
B. Screening: Refuse containers and bottled gas tanks
shall be concealed by landscaping or other means.
C. Underground Utilities: All electric services, overhead
wires, or associated structures must be installed under-
ground.
D. Driveway Materials: The driveway shall be surfaced with
concrete and have an asphaltic concrete connecting pave-
ment edged with a 2" x 4" header to the existing street
pavement, constructed in accordance with City Standards.
E. Lighting: All exterior lighting shall be located and
directed so as not to shine directly on adjacent
properties or otherwise create a nuisance.
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9.03.040 APPLICATION PROCEDURES:
A. Precise Plan: The following procedures shall apply to
all applications for approval of a Precise Plan that is
required by any section of this ordinance.
Filing: Applications for consideration of a Precise
Plan approval shall be made to the Planning
Director. The application shall be accompanied by
four (4) complete sets of plans consisting, as a
minimum, of the site plan, floor plan and exterior
building elevations, a deed showing the Applicant's
ownership of the subject property or a letter of
authorization from the property owner consenting to
the submittal of this application, and a filing fee
of twenty-five ($25) dollars.
2. Determination of Completeness: The Planning
Department shall make a Determination of
Completeness at the time of submittal of the appli-
cation and shall not accept for processing any
application which is not complete. This deter-
mination shall be based upon a written checklist,
a copy of which shall be provided to the Applicant
if the application is determined to be incomplete.
3. Required Plans: The plans shall be drawn to scale
and shall indicate clearly, and with full dimension-
ing where applicable, the following:
(a) Name and address of the Applicant.
(b) Name and address of all property owners.
(c) Legal description and assessor's parcel
number.
(d) Lot dimensions.
(e) Location of adjacent streets, drainage
structures, utilities and other features
that may affect the use of the property.
(f) The use and dimensions of all proposed
buildings and structures, (including existing
structures proposed for retention) and their
setbacks from property boundaries and between
buildings.
(g) Location and construction of proposed driveways
and off-street parking areas.
(h) Exterior building materials and colors.
�i
5.
(i) Landscaping plan for the front yard and for
the side yard adjacent to the street for
corner lots which shall indicate the size,
species and location of all materials.
(j) Location and type of materials for all fences
or walls, including retaining walls.
(k) Grading and drainage plan showing existing
elevations at one -foot contour intervals,
proposed elevations, adjacent roadway eleva-
tions, finish floor elevation of garage, finish
elevations at each building corner and flow
lines of surface water on and off the site.
Findings Required For Approval: No Precise Plan
shall be approved unless the Planning Director
determines that it complies with the following
standards:
(a) The proposed use and design conform to all
applicable requirements of the La Quinta
General Plan and any other applicable specific
plan adopted by the City and in effect at the
date of approval.
(b) The proposed development complies with the
requirements of the zone in which it is
located.
(c) The architectural aspects of the development
will be compatible with, and not detrimental
to, the present and future logical development
of the surrounding property. These aspects
shall include but not be limited to the
structure's size, shape, width, bulk, height,
materials and architectural style.
(d) Approval of the development shall not be a
detriment to the public's health, safety and
welfare.
(e) The design takes into account the existing
physical characteristics of the site, including
topography, drainage, and trees.
Review of Application: Within two weeks after
acceptance of a complete application, the Planning
Director shall approve, conditionally approve, or
deny the Precise Plan application; or shall advise
the Applicant that an adjustment must be requested.
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6. Term for Approval: A Precise Plan shall be approved
for a period of time not to exceed six (6) months,
by which time a building permit shall have been
obtained. Upon securing a building permit, time
limits set forth in the Uniform Building Code shall
apply.
B. Adjustments Procedure:
C. Appeals Procedure: An Applicant or any other interested
party may appeal, in writing, stating the reasons there-
fore, the decision of the Planning Director to the
Planning Commission within fifteen (15) calendar days of
the date of decision, in accordance with the provisions
of Section 18.30 (e).
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• {l Submit list of contractors, sub -contractors, their state License # and
City Business License number.
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/- PLOT PLAN (suggested scale - 1/8" = 1-0")
a. Legal description and general location and Assessor's Parcel Number.
b. Owner's name, address and telephone number.
e. Vvvwe�s.oU S 6{ (of I CA h'&n 4,( h&. iC.S 6T A%Uttl y
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2. FlooR PLAN (suggested scale - 1/4" = 11011)
a. Dimensioned floor plan for each floor showing use of roans.
b. Porches, balconies, breezeway, carports, garages, etc.
c. Door and window sizes, locations and types. Sizes of headers.
d. Size, spacing, and direction of floor, ceiling and roof members.
e. Location of plumbing fixtures, including those for the handicapped.
f. location and type of heating and air-conditioning system.
g. For mechanical ventilation, show means for providing air changes.
h. Complete electrical layout (lights, plugs, switches, etc.)
i. Electrical service information, diagram and load calculations.
j. Show location of smoke detector.
® 0 1
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3, ELEVATIONS (Provide t elevations of the exterior of the building drawn to scale)
awe evisrs
a. Exterior wall finishesAand location and extent of all shear walls
and/orb gracing.
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b. Type „o rcofing�and pitch of the roof.( S Y
c. Complete set of vertical dimensions, including basenents or c�Llars.
d. Elevations should show the true site conditions.
e. Location of all windows and doors in the perimeter walls. Show glass
thickness on large glass areas.
f '_Det Is oi S�tc,G( desiNn ir�a%vnc +s �u n �xls ��o✓s
C.4 L✓aIIS.
y, FOUNDATION PLAN (suggested scale 1/4" = 1'0")
a. Dimensioned plan of the foundations, pad footings and piers.
b. Size, location, direction and spacing of girders and joists.
c. Location of crawl -holes and screened vents, location and size of
underfloor furnace, passageway to the furnace and switched light at
the furnace.
d. Any special construction required by the structure or site conditions.
For Concrete Floors
a. Dimensioned plan of the foundations and pad footings.
b. Extent and thickness of the concrete slab.
C. Any special construction required by the structure or site conditions.
S. FRAMING SECrIONS (Suggested Scale " = l'0")
a. Dimensioned cross -sections of the various footings, underfloor conditions
and construction.
b. Dimensioned cross -sections of the entire building, showing the typical
construction to be used. Detail connections. Indicate lumber
species and grade.
c. Cross -sections of lofts, walking decks, balconies, carports, etc.
Detail connections.
d. Cross -sections of any unusual construction, walls, connections, dormers,
frames, etc.
e. Cross-section of the fireplace and supplementary details when more
than one story in height. Show spark arrester.
f. Cross-section of A -frames that are not typical A -frames.
g. If the gable end is an all -glass type, detail the entire end wall
to show connections between millions, jambs, wind posts S frames.
h. Framing elevation of shear walls including tie -down details, plywood
thickness, and nailing and shear transfer connections.
i. On multistory structures, a floor or roof framing plan may be requiied.
j. Type and location of energy insulation.
G WING PLANS (Drawn to scale)
a. Vicinity nap.
b. contours of existing and proposed grades.
c. Details of drainage devices, and drainage area with estimated runoff.
d. Location of buildings or structures on the property, and any
buildings or structures that are within 15'0" of property line
on adjacent properties.
�. L �NJSC AVE f�L 9N �!%ik✓-, /o ScF /t
2. She✓ i✓anf yG / /i frr ire �dtSi �i/nf /f4/4/ M. J
b. loc.6.^ al' pr�l,� i,�rJ, -rk�/v,e-r , L/,. �-'C�y/
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Sl 6912917,61,VAG IPZ 191 Js 44W /121FOQ/nA7-iDaJ Tze
2.On large or unusual structures, additional plans may be required covering
such things as electrical, water, gas or sewer pipe sizing and layout,
heating and air-conditioning duct system, or fire extinguishing system
or the like.
b. Show means of support and seismic connections for roof nounted heating
and cooling equipment.
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SITE REQUIREMENTS
INTERIOR LOT
FRONTYARD: 20 FT.
['II N I MUM
SIDEYARDS: 5 FT.
MIN. EACH SIDE
i
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4 f�Aw �f
Connlu{n1
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SEPARATION BETWEEN DETACHED
STRUCTURES: 10 FT. MINIMUM
REARYARD: 10 FT.
MINIMUM
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SITE REQUIREMENTS Q MEIVTS
CORNER LOT
REARYARD: 10 FT,
MINIMUM
FRONTYARD: 20 FT,
MINIMUM
SIDEYARD: 5 FT, SIDEYARD: 10 FT,
MINIMJM MINIMUM
------------------
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LOCATE DRIVEWAY AWAY
FROM THE INTERSECTION /
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SITE REQUIREMENTS
CORNER LOT
SIDEYARD: 5 FT, GARAGE SETBACK: 20
MINIMUM —� MIN
REARYARD: 0 FT,I
Cc�cr I LOCATE DRIVEWAY
AWAY FROM THE
INTERSECTION,
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Area +v 6G
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FRONTYARD: 20 FT! I ��
MINIMUM
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SIDEYARD: 10 FT.
MINIMM
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/ARCHITECTURAL STYLES
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BUILDING DESIGN REQUAMENTS
EXTERIOR
MAXIMUM HEIGHT: 17 FEET IN THE R- ZONE
35 FEET IN THE R-1 ZONE, SUBJECT TO DESIGN APPROVAL
BY THE PLANNING COMMISSION.
EXTERIOR MATERIALS: SIDING SHALL BE STUCCO, PLASTER, MASONARY OR SIMILAR
MATERIAL. WOOD, OR MATERIALS OF A SIMILAR APPEARANCE,
SHALL BE LIMITED TO USE AS TRIM OR DESIGN ACCENTS; THIS
MATERIAL MAY BE USED ON A MAXIMUM OF 20 PERCENT OF THE
SURFACE WALL AREA ON ANY ONE SIDE OF THE HOUSE,
ALL ROOFING MATERIALS SHALL BE RATED AS "CLASS A".
ROOF DESIGN: ROOF EAVES SHALL EXTEND A MINIMUM OF 18-INCHES FROM THE
WALL. EAVES SHALL BE LARGER WHERE NECESSARY TO PROVIDE
ADEQUATE PROTECTION OVER DOOR OPENINGS.
BUILDING COLORS: EXTERIOR SIDING, ROOF AND TRIM COLORS ARE SUBJECT TO
APPROVAL.
bUILDINil
FLOOR PLAN
DESIGN
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LANDSCAPE REQUIREMENTS
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REQUIRED
LANDSCAPING:
THE FRONTYARD, IN ADDITION TO THE SIDEYARD ADJACENT
TO THE STREET ON CORNER LOTS, SHALL BE FULLY LAND-
SCAPED PRIOR TO FINAL INSPECTION ON THE HOUSE.
IF A FIVE FOOT OR HIGHER WALL IS PROPOSED ALONG THE
PROPERTY LINES) ADJACENT TO A STREET FRONTAGE, A
MINIMUM FIVE (5) FOOT WIDE AREA SHALL BE PLANTED
ALONG THE OUTSIDE OF THIS WALL,
A MINIMUM OF TWO (2) 15-GALLON TREES SHALL BE
PLANTED IN THE FRONTYARD OF INTERIOR LOTS, AND A
MINIMUM OF FOUR (4) 15-GALLON TREES SHALL BE PLANTED
IN THE YARDS ADJACENT TO THE STREETt_oKi GoRN F_2 Lc 7 S.,
LANDSCAPE DESIGNS WHICH INCORPORATE DROUGHT -TOLERANT
AND LOW-WATER USAGE PLANTS ARE ENCOURAGED,
PLANTINGS LOCATED WITHIN THE 20-FOOT CORNER -CUTBACK
AREA OF CORNER LOTS SHALL BE MAINTAINED SO THAT
VISIBILITY AT THE INTERSECTION IS UNOBSTRUCTED,
HEADERS (2"XW') SHALL ENCLOSE THE FRONT AND SIDES OF
LANDSCAPED AREAS.
ALL TREES SHALL BE PLANTED A MINIMUM OF 10 FEET FROM
THE SEPTIC TANK DISPOSAL SYSTEM,
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ROOF DESIGN
BASIC TYPES
GABLE
...........................................::::....... .................
.........................
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ROOF DESIGN
VARIATIONS
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REPEAT SAME ROOF
TYPE
#AIX ROOF TYPES
11
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VARY ROOF PITCHES
VARY ROOF LINE
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0
WINDOW DESIGN
E
TRIM AND SHELVES AS ACCENTS
0
WALL TREATMENTS
STONE AND MASONARY ACCENTS
SPECIAL TREATMENT z
OF ATTIC VENTS
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GARAGE DOORS
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ATRIUMS & PATIOS
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LANDSCAPING & IRRIGATION
H0W TO SAVE WATER IN THE LANDSCAPE
DESIGN
Four of the basic elements in landscape: the
plants, the irrigation, the soil, and the caving.
Each of these element c�n'ea ily be developed
to save water. \ \ 111 //
.A. •
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• ,5
• °0 i
THE PLANTS
1. Use low water consuming plants and group them according to
their water requirements.
2. Instead of thirsty and time consuming lawns, use colorful
groundcovers in areas not used for recreation.
3. If you must include lawn, use low water using species.
4. Preserve existing trees and shrubs. Established plants are
often adapted to low water conditions, and provide shade
which reduces tra.nsDi-ration _n adjacent plantings.
5. When retrofitting or replacing areas of an existing landscape,
consider using drought resistant plant material and retrofitting
the irrigation system to apply the correct amount of water.
6. Place all plants that require summer watering in sites
protected from drying ;rinds and out of direct sunlight.
January 1982
"MAINTENANCE
Listed below are several ways to save water :chile maintaining a
landscape.
1. Don't over water. dater only when the soil is dry. Stick a
pencil about 4 to 6 inches into the ground. If the tip gets
damp, no water is necessary.
2. Don't let water run off the landscape while watering, which
occurs when the soil is unable to absorb water as fast as it
is given. Generally, it is important to water thoroughly,
making sure the plant's entire root zone receives moisture.
Sandy soils dry out quickly, and require frequent watering.
Clay soils (which hold more water than sandy soils) dry out
slowly, because drainage is slow, and require slow, infrequent
watering. Loam soils, which are intermediate between the
extremes of clay and sandy, drain well but do not dry out too
quickly.
3. Check for and repair leaky hose connections and sprinkler
valves. Small leaks can be highly wasteful.
4. Use a broom to sweep the paving, not a hose. Thousands of
gallons of water per year can be wasted cleaning a sidewalk.
5. Raise the height of the lawn mower (2 to 3 inches). Longer
grass blades will shade each other and the soil, cutting down
on evaporation.
6. When replacing plants, use the same species or one with
similar water requirements. Also, add compost to the soil to
improve its water holding capacity.
7. Maintain at least a 2-inch layer of mulch at all times to
reduce evaporation, soil compaction, and weeds.
8. In winter, water plants in leaf infrequently as they can exist
for days or weeks on much less water than they demand in
summer.
DESERT WATER AGENCY 0
IRRIGATION AND LANDSCAPE DESIGN GUIDELINES
1. IRRIGATION SYSTEM AND AUTOMATIC CONTROLS ARE TO BE DESIGNED TO ACCOMODATE
PLANT GROUPS BY USE CLASSIFICATION.
2. PLANTINGS ARE TO BE GROUPED BY WATER USE CLASSIFICATIONS:
LOW WATER USE: CACTUS AND NATIVES
MEDIUM WATER USE: NON-NATIVE TREES S SHRUBS
HIGH WATER USE: LAWNS
3. TIME CLOCKS SHOULD BE SUFFICIENTLY SOPHISTICATED TO PERMIT WATERING
DURATIONS AS SHORT AS 5 MINUTES.
4. ENCOURAGE THE USE OF:
DRIP IRRIGATION SYSTEMS
TENSIOMETERS (MOISTURE PROBES)
LOW WATER USE PLANT MATERIAL
5. INSTALL AND MAINTAIN IRRIGATION SYSTEMS SO THAT WATER IS RETAINED ON -SITE
AND NOT ALLOWED TO RUN INTO THE STREET,OR ADJOINING PROPERTIES.
6. STEEP SLOPES ARE TO BE IRRIGATED BY A DRIP SYSTEM TO PREVENT WATER RUN-OFF.
7. AUTOMATIC TIME CLOCK CONTROLS ARE REQUIRED.
8. ALL IRRIGATION SYSTEMS WILL BE MAINTAINED IN GOOD REPAIR SO THAT THERE ARE
NO LEAKS, NO MISSING HEADS, NO RESTRICTED HEADS, AND THAT ALL HEADS ARE
PROPERLY ADJUSTED TO ELIMINATE ANY OVERSPRAY ON PAVED AREAS, BUILDINGS OR
WALLS. AUTOMATIC CONTROL SYSTEMS ARE TO BE CHECKED PERIODICALLY (AT LEAST
MONTHLY) TO INSURE PROPER SETTINGS.
9. AUTOMATIC CONTROL SYSTEMS ARE TO BE RE -SET AFTER THE SUMMER WATERING SEASON.
10. SUMMER SEASON WATERING SHOULD BE DONE AT NIGHT.
11. INSTALL SPRAY HEADS NO CLOSER THAN 6" TO ANY PAVED AREA, BUILDING OR WALL.
12. SITE GRADING WILL BE DESIGNED AND CONSTRUCTED TO PREVENT IRRIGATION RUN-OFF
FROM THE PROPERTY.
ITEM NO.
DATE
PLANNING COMMISSION MEETING
MOTION BY: BRANDY DE GASPERIN MORAN M LLING THOIMURMI
SECOND BY: BRANDT DE GASPERIN MORAN WALLING THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CODIMIS S IONERS :
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES 140
MEMORANDUM
CITY OF LA OUINTA
3.(2
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: CHANGE OF ZONE NO. 86-022
LOCATION: Generally the Cove Area and Areas East of Washington
Street in the Vicinity of Avenue 50 and Calle Tampico
APPLICANT: City Initiated
REQUEST: Approve a Rezoning to "Special Residential" to Provide
for General Plan and Zoning Consistency.
1. General Plan:
Low Density Residential (2-4 units/acre); Medium Density
Residential (4-8 units/acre). (Refer to Attachment No. 1)
2. Zoning:
R-l* (One -Family Dwellings, 1200 Sq.Ft. Minimum Dwelling Size);
R-1*++ (One -Family Dwellings, 1200 Sq.Ft. Minimum Dwelling Size,
17-Ft. Height Limit); R-2*-4000 (Multiple -Family Residential,
4000 Sq.Ft. Net Lot Area Per Dwelling, 1200 Sq.Ft. Minimum
Dwelling Size); R-3* (General Residential, 1200 Sq.Ft. Minimum
Dwelling Size). (Refer to Attachment No. 2)
3. Existing Conditions:
As shown on Exhibit "A", the majority of the area proposed for
rezoning consists of 50' x 100' lots created by the Santa
Carmelita and Desert Club Subdivisions. Larger lots are located
in the area immediately east of Desert Club Drive and in the
vicinity of Calle Tampico east of Washington Street. The only
unsubdivided areas proposed for rezoning is the property on
the east side of Washington Street immediately north and south
of Avenue 50, and a small area on the north side of La Fonda east
of Avenida Buena Ventura.
There are several areas within the proposed zoning boundaries
which are developed with uses other than single-family houses.
These are as follows:
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
West side of Eisenhower Drive between Calle Tampico
and 100-feet south of Avenida Montezuma - for duplexes,
one triplex, one 5-unit apartment building, and a real
estate office.
North Side of Avenida Buena Ventura, east of Desert
Club Drive, one 5-unit apartment building.
* Avenida La Fonda east of Washington Street and the
east side of Washington Street at Calle Paloma,
several 15 to 20-year old duplexes and 5-unit or
less apartment buildings.
4. Project Description:
This is a City -Initiated proposal to rezone certain property shown
on Exhibit "A" to "Special Residential". This new zoning classi-
fication regulates single-family residential development which is
generally in the density range of 4 to 8 dwellings per acre.
The intent of this proposal is the following:
* Bring the zoning into compliance with the
recently amended La Quinta General Plan.
Bring the existing development, which is
generally on smaller lots, into conformance
with the City's zoning ordinance and interim
development policies.
Environmental Assessment:
An environmental assessment was completed on the proposed rezoning
and it was determined that approval of the project will not result
in a significant adverse impact on the environment. If approved,
the "Special Residential" Zone will permit development which is
the same density as currently permitted by the adopted General
Plan. A master environmental assessment was prepared on the
La Quinta General Plan and was certified by the City Council on
November 19, 1985.
STAFF COMMENTS AND ANALYSIS
General Comments
As discussed in the report on the amendment to the Municipal Land Use
ordinance which creates the "Special Residential" Zone, this desig-
nation consolidates the standards and policies currently being imposed
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
on new single-family residential construction. Therefore, for the
vast majority of the property proposed for this rezoning, the
redesignation to "Special Residential" will not result in significant
changes from the current development standards. The main benefit of
the new zone is that it provides a simpler and quicker design review
process. Instead of the current two-step application submittal
process for Planning Commission approval and then building permit
approval, the "Special Residential" Zone provides for the developer
of a new single-family house to make one submittal of the plans to
the Community Development Department for review and approval by the
Planning and Building Divisions Staff.
As will be discussed later in this report, there are two areas where
the proposed "Special Residential" Zoning provides for a lower density
than the current zoning seemingly permits. In both cases, the current
zoning is inconsistent with the current General Plan land use desig-
nations. The rezoning of these areas is required by the State
Government Code.
The following is a brief discussion of the areas proposed for
rezoning.
Cove Area
The single-family area within the Cove or Santa Carmelita at Vale
Subdivisions is designated on the General Plan as Medium Density
Residential (4 to 8 units per acre) and is zoned R-1*++ (One -Family
Dwellings, 1200 Sq.Ft. Minimum Dwelling Size, 17-Ft. Height Limit).
This designation requires a minimum 7200 sq.ft. lot size. Since
this minimum lot size requirement exceeds the actual size of almost
all the lots in the Cove area, it is appropriate and necessary to
rezone this area to "Special Residential" which permits a minimum
5000 sq.ft. lot.
This rezoning will retain the current minimum dwelling size require-
ment and height limitation.
West Side of Eisenhower Drive, South of Calle Tampico
As shown on Attachment No. 1, there is currently a small strip of lots
zoned R-3 (General Residential). This zone allows up to one unit per
2500 sq.ft. of net lot area, or a density of 17.42 units per acre.
This area was redesignated on the recently amended La Quinta General
Plan from High Density Residential (10-20 units/acre) to Medium
Density Residential (4-8 units/acre). Therefore, the current R-3
zoning in this area is inconsistent with the General Plan in that the
density it permits exceeds that allowed by the plan. Because State
Law requires the two to be consistent, the property must be rezoned
appropriately to "Special Residential".
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 4.
East of Desert Club Drive, West of Washington Street
This area contains a variety of lot sizes, with larger parcels located
in the western portion and 50' x 100' lots located in the eastern
portion. As discussed in the section on the Cove area, the rezoning
will bring the smaller lots into conformance with the standards of the
Municipal Land Use Ordinance. The zoning will be appropriate for the
larger lots which fall into the density range of 4-5 units per acre
and will also provide for consistent zoning standards in this area.
As shown on Attachment No. 3, there is an area currently zoned
R-2-4000 (Multiple -Family Residential, 4000 Sq.Ft. Net Lot Area Per
Dwelling) which technically provides for a density of 10.89 units per
acre. The General Plan Land Use designation for this area was
recently amended to Low Density Residential (2-4 units/acre) and
Medium Density Residential (4-8 units/acre). Therefore, as with the
area along Eisenhower Drive, a rezoning to a designation consistent
with the General Plan is required by State Law.
East of Washington Street, Calle Tampico Area
The lots in this area are generally larger and in the density range
of 4-5 units per acre. While the existing development is not incon-
sistent with the standards of the current R-l* Zoning, the rezoning
to "Special Residential" will retain the design review and approval
requirements which have been enforced in this area, including the
17-foot height limitation that the current zoning alone, does not
impose.
East of Washington Street, Bottlebrush Drive Area
This subdivision is similar to the Cove area in that the lots are
50' x 100'. As discussed in the previous section, the rezoning will
bring this area into compliance with the Municipal Land Use Ordinance.
The proposed rezoning south of this area to the La Quinta Stormwater
Channel is recommended in order to provide for a uniform zoning along
the east side of Washington Street in this area. This will also
eliminate the last remaining area of R-1*++ Zoning and complete the
transition from this older more awkward zoning classification to the
new "Special Residential" Zone.
CONCLUSIONS
1. The recommended "Special Residential" Zone is consistent with the
General Plan designations of Low Density (2-4 units/acre) and
Medium Density (4-8 units/acre) Residential.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 5.
2. The terrain of the area proposed for rezoning is flat or gently
sloping and no special constraints to development exist.
3. All necessary services are existing or available to the parcels
proposed for rezoning.
4. The proposed rezoning to "Special Residential" will bring existing
subdivided areas in the Cove and west of Washington Street into
compliance with the standards of the Municipal Land Use Ordinance.
5. The proposal will bring the zoning in the area along the west side
of Eisenhower Drive, south of Calle Tampico, and in the area
immediately east of Desert Club Drive, into compliance with the
current General Plan Land Use designations for this area.
6. Rezoning the areas east of Washington Street and generally south
of the Bottlebrush Drive subdivision will help provide consistent
zoning standards for development in this area while still being
consistent with the Low Density Residential designation.
7. Approval of the proposal will not result in any significant
adverse impacts on the environment.
FTmnTKnq
1. The proposed "Special Residential" zoning is consistent with the
La Quinta General Plan.
2. The proposed zoning is consistent and compatible with existing
and anticipated area development.
3. The zoning is appropriate and consistent with existing utilities
and services.
4. Approval of the request will not result in a significant impact
on the environment.
STAFF RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Change of Zone No. 86-022, rezoning certain
property from R-1*, R-1*++, R-2*-4000, and R-3* to SR (Special
Residential), in accordance with Exhibit "A", and adoption of the
negative declaration for the Environmental Assessment No. 86-045.
C
11
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 6.
PREPARED BY:
`'�
/'Sandra Bonner
Principal Planner
SLB:dmv
7APP OVED BY:/ -O
Lawrence L. Stevens, AICP
Community Development Director
Atchs: 1. Exhibit "A"
2. No. 1 - General Plan
3. No. 2 - Current Zoning
4. No. 3 - Detail; Areas of Inconsistent Zoning
w
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FRED WARING
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CITY OF LA QUINTA
LAND USE PLAN
RESIDENTIAL
❑ VERY LOW DENSITY
I I LOW DENSITY
aMEDIUM DENSITY
HIGH DENSITY
COMMERCIAL
VILLAGE COMMERCIAL
ElTOURIST COMMERCIAL
El SPECIAL COMMERCIAL
El MIXED COMMERCIAL
GENERAL COMMERCIAL
In COMMERCIAL PARK
MISCELLANEOUS
0-2 dwellings/acre
2-4 dwellings/acre
4-8 dwellings/acre
8-16 dwellings/acre
® WATERCOURSE/FLOOD CONTROL
❑ OPEN SPACE
E,,,, CITY LIMITS
EJ SPHERE OFINFLUENCE
AT+ACHMENT NO. 1
07Y➢1�1'f1Y
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NORTH
MEDIUM DENSITY RESIDENTIAL
(4-8 dwellings/acre)
LOW DENSITY RESIDENTIAL
(2-4 dwellings/acre) %,
AREA PROPOSED FOR REZONING FOR GENERAL PLAN CONSISTENCY
ATTACHMENT NO. 3
ITEM NO. / • 'T i /I/.
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: BRANDT DE GASPE MD AN� ING THORNBURGH
SECOND BY: BRANIDT DE GASPERIN IDRAXJM HORNBURGH
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
Aft
• MEMORANDUM
CITY OF LA OUINTA
4-A
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-279
LOCATION: West Side of Avenida Montezuma; 106' Northwest of Calle
Potrero
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-
Sq.Ft. Minimum Dwelling Size).
3. Existing Conditions: The site is a 6,000 sq.ft. Cove lot located
on the west side of Avenida Montezuma, about 106' northwest of
Calle Potrero. Montezuma has an existing R-O-W of 60 feet which
is adequate for a local street, as designated by the La Quinta
General Plan. Existing development is moderately established in
the area. Most of the units are stucco sided, with either tile
or rock roof coverings. Building heights are generally 141,
with variable -pitch, gabled roofs being common in the area.
Color schemes incorporate lighter earthtones. The site backs up
to the ongoing Bear Creek Flood Control Project to its west.
Marywood Day School is also nearby to the southeast of the site.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality Act
(CEQA) and a Notice of Exemption will be filed with the County
Recorder.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1456 sq.ft. of net usable living area.
The number of bathrooms is not clear, as the floor plan does not
show any tub/shower combinations. All bedrooms meet the 10' x 10'
clear dimension as required. The garage exceeds the 20' x 20'
clear dimension requirement, providing 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
No. 86-280 concurrent with this request. The siting of the unit
provides the following setbacks:
* Front Yard - 24 Feet
* Side Yards - 5 Feet
* Rear Yard - 20 Feet
The exterior of the house will be blue -grey stucco with popout
windows on the south side and rear elevations. The height of the
house is 14' and will have a gabled room with a twin -gable style
roof over the garage. The roof pitch is 4 and 12 and will be
concrete tile colored slate grey. The trim for the house will be
dove grey. The exterior will also have railroad tie planter beds
along the side and front elevations.
STAFF COMMENTS
Rick Johnson has received 43 single-family approvals; most of these
units have been completed and sold; the rest are being built or have
been recently approved. Plot Plan No. 86-280 is also under considera-
tion at this meeting.
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
April 22, 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. 86-279 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
6 � 0-e
Lawrence L. Stevens, AICP
Community Development Director
E
E
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A through C contained in the file for Plot Plan No.
86-279, 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.
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. 86-279
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 facili-
ties. This area shall not encroach into the 20' x 20' 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.
MEMORANCILTm
K CITY OF LA OUINTA
CEy OF
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-280
LOCATION: East Side of Avenida Vallejo; 150' North of Calle
Ensenada
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-
Sq.Ft. Minimum Dwelling Size).
3. Existing Conditions: The site is a 5,000 sq.ft. Cove lot located
on the east side of Avenida Vallejo, 150' north of Calle
Ensenada. Vallejo has an existing R-O-W of 60 feet which
is adequate for a local street, as designated by the La Quinta
General Plan. Existing development is minimal in the area, and
these units are stucco or wood -sided, with either asphalt shingle
or gravel roof coverings. Building heights vary from 12' to 141,
with 3 and 12 to 5 and 12 gabled roofs being common in the area.
Color schemes incorporate lighter earthtones, and the existing
units are generally older.
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.
El
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1456 sq.ft. of net usable living area.
The number of bathrooms is not clear, as the floor plan does not
show any tub/shower combinations. All bedrooms meet the 10' x 10'
clear dimension as required. The garage exceeds the 20' x 20'
clear dimension requirement, providing 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
No. 86-279 concurrent with this request. The siting of the unit
provides the following setbacks:
* Front Yard - 20 Feet
* Side Yards - 5 Feet
* Rear Yard - 13 Feet
The exterior of the house will be cream stucco with popout
windows on the south side and rear elevations. The height of the
house; is 14' and will have a gabled room with a twin -gable style
roof over the garage. The roof pitch is 4 and 12 and will be
asphalt shingle of medium brown color. The trim for the house
will be brown. The exterior will also have railroad -tie planter
beds along the side and front elevations.
STAFF COMMENTS
Rick Johnson has received 43 single-family approvals; most of these
units have been completed and sold; the rest are being built or have
been recently approved. Plot Plan No. 86-279 is also under considera-
tion at this meeting.
Regarding other considerations, the garage should be deepened l' 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
April 22, 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. 86-280 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
/Cl�v-
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 C contained in the file for Plot Plan No.
86-280, 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.
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 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.
Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
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. 86-280
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 facili-
ties. This area shall not encroach into the 20' x 20' 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.
MEMORANDUM
CITY OF LA QUINTA
�c
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-282
LOCATION: Southwest Corner of Avenida Carranza and Calle Nogales
APPLICANT: Marian Adair
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 5,000 sq.ft. Cove area corner
lot located on the southwest corner of Avenida Carranza and Calle
Arroba. Both streets have existing right-of-ways of 60 feet 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, tile, or rock roof coverings. Building heights are
generally 14' with 4 and 12 pitch, gabled roofs being common in
the area. Color schemes incorporate primarily earthtones, but a
few differing tones are scattered in the surrounding area. The
majority of the units are older and in varying states of mainte-
nance.
Plot Plan No. 86-283, also being considered this evening, is
proposed adjacent to the south of this proposal, and is to incor-
porate a similar 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
April 22, 1986
Page 2.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1224 sq.ft. of net usable living area.
The number of bathrooms is not clear, as the floor plan does not
show any tub/shower combinations. All bedrooms meet the 10' x 10'
clear dimension as required. The garage is under the 20' x 20'
clear dimension requirement, providing a 19' x 19' clear area.
The garage area has side yard access and interior access to the
dwelling via a laundry area adjacent to the front entry area.
This plot plan was submitted concurrently with Plot Plan No.
86-283 located to the south of this proposal. These units will
be located adjacent to each other, with differing floor plans/
elevations. The siting of the unit provides the following
setbacks:
* Front Yard - 20 Feet
* North Side Yard - 10 Feet
* South Side Yard - 5 Feet
* Rear Yard - 10 Feet
The exterior of the house will be beige stucco with a light beige
trim color.
The height of the house is about 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 concrete tile of a rusty -brown color.
STAFF COMMENTS
The Applicant has had no prior development approvals regarding single-
family dwellings, and is seeking approval of this request along with
Plot Plan No. 86-283.
The most important consideration relative to this proposal is a need
for color scheme variation from the Applicant's adjacent application.
More significant color variations between Plot Plans Nos. 86-282 and
86-283 need to be provided. Regarding other considerations, depth
and width of the garage should be increased 1' to allow for a
20' x 20' clear dimension as required, 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
The project will not have a significant adverse impact on the
environment.
The request is consistent with the requirements of the R-1*++
Zone and goals and objectives of the La Quinta General Plan.
0
STAFF REPORT - PLANNING COMMISSION
April 22, 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. 86-282 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
C�z C", 9*v
Lawrence L. Stevens, AICP
Community Development Director
1
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A through C contained in the file for Plot Plan No.
86-282, 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 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
E
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-282
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 be increased in depth and width in
order to provide the 20' x 20' clear dimension required.
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 color variations shall be provided at plan check
submittal in order to establish adequate variation between
Plot Plans Nos. 86-282 and 86-283.
0
MEMORANDUM
CITY OF LA QUINTA
�f U.
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-283
LOCATION: West Side of Avenida Carranza; 50' South of Calle Nogales
APPLICANT: Marian Adair
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 5,000 sq.ft. Cove, interior
lot located on the west side of Avenida Carranza, 50' South of
Calle Nogales. Carranza has an existing R-O-W of 60 feet 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, tile, or rock roof coverings. Building heights are
generally 14' with 4 and 12 pitch, gabled roofs being common in
the area. Color schemes incorporate primarily earthtones, but a
few differing tones are scattered in the surrounding area. The
majority of the units are older and in varying states of mainte-
nance.
Plot Plan No. 86-282, also being considered this evening, is
proposed adjacent to the north of this proposal, and is to incor-
porate a similar 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.
0
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1224 sq.ft. of net usable living area.
The number of bathrooms is not clear, as the floor plan does not
show any tub/shower combinations. All bedrooms meet the 10' x 10'
clear dimension as required. The garage is under the 20' x 20'
clear dimension requirement, providing a 19' x 19' clear area.
The garage area has side yard access and interior access to the
dwelling via a laundry area adjacent to the front entry area.
This plot plan was submitted concurrently with Plot Plan No.
86-282 located to the north of this proposal. These units will
be located adjacent to each other, with differing floor plans/
elevations. The siting of the unit provides the following
setbacks:
* Front Yard - 20 Feet
* Side Yards - 5 Feet
* Rear Yard - 10 Feet
The exterior of the house will be cream -colored stucco with an
off-white trim color.
The height of the house is about 14' and will have a
gabled roof.
The roof pitch is 4 and 12 and will be concrete tile of a dark
brown color.
STAFF COMMENTS
The Applicant has had no prior development approvals regarding single-
family dwellings, and is seeking approval of this request along with
Plot Plan No. 86-282.
The most important consideration relative to this proposal is a need
for color scheme variation from the Applicant's adjacent application.
More significant color variations between Plot Plans Nos. 86-282 and
86-283 need to be provided. Regarding other considerations, depth
and width of the garage should be increased 1' to allow for a
20' x 20' clear dimension as required, 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
April 22, 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. 86-283 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
AG /k
Lawrence L. Stevens, AICP
Community Development Director
0
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
The development of the site shall be in conformance with the
Exhibits A through C contained in the file for Plot Plan No.
86-283, 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.
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
11
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-283
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 have a 20' x 24' clear interior dimension
as required by City policy. 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 color variations shall be provided at plan check
submittal in order to establish adequate variation between
Plot Plans Nos. 86-282 and 86-283.
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-287
LOCATION: East Side of Avenida Diaz; 100' North of Calle
Tecate
APPLICANT: Pine Creek Development/James Laier
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 5,000 sq.ft. Cove lot located
on the east side of Avenida Diaz, 100' north of Calle
Tecate. Diaz has an existing R-O-W of 60 feet which
is adequate for a local street, as designated by the La Quinta
General Plan. Existing development is limited, with only 7 units
in the area. All of the units are stucco sided with asphalt
shingle or gravel roof coverings. Building heights are generally
14' with 3 and 12 or 5 and 12 pitch gabled roofs being common in
the area. Color schemes incorporate lighter earthtones and
whites. Of 24 lots on the block, only 4 are currently developed.
Structures in the area vary in age and 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 proposes a three -bedroom
house with approximately 1279 sq.ft. of net usable living area.
Two full bathrooms are provided on the floor plan. Bedroom #3
does not meet the required 10' x 10' clear interior dimension
requirement, measuring 9.5' x 10.51. The garage has a 19' x 24'
clear dimension providing an additional 4' depth to accommodate
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
laundry facilities. The garage area has pedestrian access from
the front porch area to the dwelling via the front door/entry
area. This floor plan was also submitted under Plot Plans Nos.
86-288 and 86-289 concurrent with this request. The site plan
indicates an optional pool surrounded by a 6'-high, masonry wall
located in the front yard. The siting of the unit provides the
following setbacks:
* Front Yard - 34 Feet
* Side Yards - 5 Feet
* Rear Yard - 10 Feet
The exterior of the house will be oatmeal (medium brown) stucco.
The height of the house is 12.5' and will have a twin gabled roof
at the front elevation. The roof pitch is 2 and 12 and will be
marigold brown tile. The trim for the house will be brown.
STAFF COMMENTS
The Applicant has received no single-family approvals, but the floor
plan has been previously submitted under Desert Design and
Development, which has had 9 prior approvals. Although the three
houses will not be in the immediate vicinity of each other, archi-
tectural variations should be provided to distinguish the units from
each other in order to increase sales potential by providing prospec-
tive buyers with a choice relative to the units' appearance.
Regarding other considerations, the garage shall be widened 1' to
allow for a 20' x 24' clear dimension as required. Access from the
garage to the porch shall be covered, and bedroom #3 shall provide
10' x 10' clear interior dimensions. The elevations should show the
chimney extension for the optional fireplace. Air-conditioning and
swimming pool equipment may not be located in any required setback
area. The proposed optional pool must be located as not to be within
5' of any property line, as required by ordinance.
Due to the predominantly vacant nature of the area, the proposed color
scheme should be changed to allow a greater variety of compatible
tones in the Cove by establishing subtle color variation in the area.
PTNnTNrS
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.
E
STAFF REPORT - PLANNING COMMISSION
April 22, 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. 86-287 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
6; ' CY ill
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 C contained in the file for Plot Plan No.
86-287, 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
1
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-287
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 be widened 1' in order to allow for
required 20' x 24' clear dimension. This change shall be
noted on the plans for plan check submittal.
13. Covered breezeway shall be provided from the garage pedes-
trian access to the front door of the unit, as required by
City policies.
14. Any exterior mechanical equipment shall be located out of any
setback areas required by ordinance.
15. Elevations shall show the chimney extension for the optional
fireplace. This shall be shown on the plans submitted for
plan checking.
16. Bedroom #3 shall be revised to provide 10' x 10' minimum
clear dimensions. This shall be verified at time of plan
check submittal.
17. The optional pool as proposed shall not be located within 5'
of any property line, as required by Section 18.25 of the
Municipal Land Use Ordinance. The surrounding wall shall
match the color and siding material of the dwelling.
o` s MEMORANDL m
z
K CITY OF LA QUINTA
CEO OF
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-288
LOCATION: East Side of Avenida Velasco; 100' South of Calle
Chihuahua
APPLICANT: Pine Creek Development/James Laier
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 5,000 sq.ft. Cove lot located
on the east side of Avenida Velasco, 100' south of Calle
Chihuahua. Velasco has an existing R-O-W of 60 feet 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 rock
or gravel roof coverings. Building heights are generally 13' or
14' with 3 and 12 or 4 and 12 pitch gabled roofs being common in
the area. Color schemes incorporate lighter earthtones, with a
a few mustard -colored stucco units in the surrounding area.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality Act
(CEQA) and a Notice of Exemption will be filed with the County
Recorder.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1279 sq.ft. of net usable living area.
Two full bathrooms are provided on the floor plan. Bedroom #3
does not meet the required 10' x 10' clear interior dimension
requirement, measuring 9.5' x 10.51. The garage has a 19' x 24'
clear dimension providing an additional 4' depth to accommodate
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
laundry facilities. The garage area has pedestrian access from
the front porch area to the dwelling via the front door/entry
area. This floor plan was also submitted under Plot Plans Nos.
86-287 and 86-289 concurrent with this request. The site plan
indicates an optional pool surrounded by a 6'-high, masonry wall
located in the front yard. The siting of the unit provides the
following setbacks:
* Front Yard - 34 Feet
* Side Yards - 5 Feet
* Rear Yard - 10 Feet
The exterior of the house will be oatmeal (medium brown) stucco.
The height of the house is 12.5' and will have a twin gabled roof
at the front elevation. The roof pitch is 2 and 12 and will be
marigold brown tile. The trim for the house will be brown.
STAFF COMMENTS
The Applicant has received no single-family approvals, but the floor
plan has been previously submitted under Desert Design and
Development, which has had 9 prior approvals. Although the three
houses will not be in the immediate vicinity of each other, archi-
tectural variations should be provided to distinguish the units from
each other in order to increase sales potential by providing prospec-
tive buyers with a choice relative to the units' appearance.
Regarding other considerations, the garage shall be widened 1' to
allow for a 20' x 24' clear dimension as required. Access from the
garage to the porch shall be covered, and bedroom #3 shall provide
10' x 10' clear interior dimensions. The elevations should show the
chimney extension for the optional fireplace. Air-conditioning and
swimming pool equipment may not be located in any required setback
area. The proposed optional pool must be located as not to be within
5' of any property line, as required by ordinance.
Due to the predominantly vacant nature of the area, the proposed color
scheme should be changed to allow a greater variety of compatible
tones in the Cove by establishing subtle color variation in the area.
FINDINGS
1. The project will not have a significant adverse impact on the
environment.
2. The request is consistent with the requirements of the R-1*++
Zone and goals and objectives of the La Quinta General Plan.
STAFF REPORT - PLANNING COMMISSION
April 22, 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. 86-288 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
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 C contained in the file for Plot Plan No.
86-288, 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
I
L1I
El
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-288
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 be widened l' in order to allow for
required 20' x 24' clear dimension. This change shall be
noted on the plans for plan check submittal.
13. Covered breezeway shall be provided from the garage pedes-
trian access to the front door of the unit, as required by
City policies.
14. Any exterior mechanical equipment shall be located out of any
setback areas required by ordinance.
15. Elevations shall show the chimney extension for the optional
fireplace. This shall be shown on the plans submitted for
plan checking.
16. Bedroom #3 shall be revised to provide 10' x 10' minimum
clear dimensions. This shall be verified at time of plan
check submittal.
17. The optional pool as proposed shall not be located within 5'
of any property line, as required by Section 18.25 of the
Municipal Land Use Ordinance. The surrounding wall shall
match the color and siding material of the dwelling.
18. Roof pitch shall be increased to insure that the house con-
forms to the general height and roof pitch characteristics
of the surrounding area and current design trends being
reviewed by the City.
® MEMORANDA
CITY OF LA OUINTA
fG
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-289
LOCATION: East Side of Avenida Ramirez; 50' North of Calle
Monterey
APPLICANT: Pine Creek Development/James Laier
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 5,000 sq.ft. Cove lot located
on the east side of Avenida Ramirez, 50' north of Calle
Monterey. Ramirez has an existing R-O-W of 60 feet 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 rock
or gravel roof coverings. Building heights are generally 13' or
15' with 3 and 12 or 4 and 12 pitch gabled roofs being common in
the area. Color schemes incorporate lighter earthtones, with a
a few mustard -colored stucco units in the surrounding area.
4. Environmental Assessment: The project is categorically exempt
from the requirements of the California Environmental Quality Act
(CEQA) and a Notice of Exemption will be filed with the County
Recorder.
5. Description of Request: The Applicant proposes a three -bedroom
house with approximately 1279 sq.ft. of net usable living area.
Two full bathrooms are provided on the floor plan. Bedroom #3
does not meet the required 10' x 10' clear interior dimension
requirement, measuring 9.5' x 10.51. The garage has a 19' x 24'
clear dimension providing an additional 4' depth to accommodate
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
laundry facilities. The garage area has pedestrian access from
the front porch area to the dwelling via the front door/entry
area. This floor plan was also submitted under Plot Plans Nos.
86-287 and 86-288 concurrent with this request. The site plan
indicates an optional pool surrounded by a 6'-high, masonry wall
located in the front yard. The siting of the unit provides the
following setbacks:
* Front Yard - 34 Feet
* Side Yards - 5 Feet
* Rear Yard - 10 Feet
The exterior of the house will be oatmeal (medium brown) stucco.
The height of the house is 12.5' and will have a twin gabled roof
at the front elevation. The roof pitch is 2 and 12 and will be
marigold brown tile. The trim for the house will be brown.
STAFF COMMENTS
The Applicant has received no single-family approvals, but the floor
plan has been previously submitted under Desert Design and
Development, which has had 9 prior approvals. Although the three
houses will not be in the immediate vicinity of each other, archi-
tectural variations should be provided to distinguish the units from
each other in order to increase sales potential by providing prospec-
tive buyers with a choice relative to the units' appearance.
Regarding other considerations, the garage shall be widened 1' to
allow for a 20' x 24' clear dimension as required. Access from the
garage to the porch shall be covered, and bedroom #3 shall provide
10' x 10' clear interior dimensions. The elevations should show the
chimney extension for the optional fireplace. Air-conditioning and
swimming pool equipment may not be located in any required setback
area. The proposed optional pool must be located as not to be within
5' of any property line, as required by ordinance.
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
April 22, 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. 86-289 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
Lawrence L. Stevens, AICP
Community Development Director
E
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A through C contained in the file for Plot Plan No.
86-289, 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
V
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-289
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 be widened l' in order to allow for
required 20' x 24' clear dimension. This change shall be
noted on the plans for plan check submittal.
13. Covered breezeway shall be provided from the garage pedes-
trian access to the front door of the unit, as required by
City policies.
14. Any exterior mechanical equipment shall be located out of any
setback areas required by ordinance.
15. Elevations shall show the chimney extension for the optional
fireplace. This shall be shown on the plans submitted for
plan checking.
16. Bedroom #3 shall be revised to provide 10' x 10' minimum
clear dimensions. This shall be verified at time of plan
check submittal.
17. The optional pool as proposed shall not be located within 5'
of any property line, as required by Section 18.25 of the
Municipal Land Use Ordinance. The surrounding wall shall
match the color and siding material of the dwelling.
18. Roof pitch shall be increased to insure that the house con-
forms to the general height and roof pitch characteristics
of the surrounding area and current design trends being
reviewed by the City.
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-290
LOCATION: East Side of Avenida Ramirez; 150' South of Calle
Arroba
APPLICANT: Joel Colombo, Architectural Creations
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 project site is a vacant partially
vegetated 50' x 100' interior lot in La Quinta's Cove area. The
lot is currently surrounded by vacant lots to the side and rear.
Of the 21 lots on the site vicinity block, only four lots are
built upon. Three of the four houses incorporate conventional
"California Ranch" style architecture with sloping gravel covered
roofs and earthtone stucco sidings. The small house at the south-
east corner of Avenida Ramirez and Calle Chillon is of an older
"Desert Hut" style design incorporating a slightly sloping roof
and rock siding. The Applicant is also proposing to build
another house on the northerly adjacent lot.
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, who is a contractor, is
requesting approval to construct five single-family houses
intended for sale. This proposal is one of the plans submitted
for consideration at this meeting. All five plans have identical
floor plans and site plans with variations in architectural
elevations. These plans call for approximately 1200 sq.ft. of
a
El
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
net usable floor area with three bed
garage has a doorway which provides
the main entrance into the house. D
the house, no uniform roof overhangs
house height is 12 feet. The flat r
parapet to conceal roof -mounted mec
ment. The Applicant is proposing a
The house setbacks are as follows:
rooms and two baths. The
covered pedestrian access to
ue to the unique design of
or eaves are provided. The
oof design includes a roof
hanical or electrical equip -
"Alamo" style architecture.
Front Yard - 20 Feet
Rear Yard - 21 Feet
Side Yards - 5 Feet (Each
The proposed colors for the house include an earthtone beige
stucco siding with brown wood trim and orange mission tile roof-
ing details.
STAFF COMMENTS
Considering that the project's vicinity block is primarily vacant
with no adjacent surrounding development, it is difficult to determine
the compatibility of the house in relationship to the neighborhood.
However, the "Alamo" type architecture shown on the front elevation
will introduce a unique architecture to the area.
Due to the lack of development on the block, the house will be quite
visible from all angles including the sides and rear. It is apparent
that the Applicant intends to produce a standard, conventional, flat -
roofed house with a false front to portray any architectural theme
from "Desert Deco" and "Alamo" to "Country French" and "Ranch"
designs. This is apparent in viewing the typical side and rear eleva-
tion plans which indicates a bland cubiform design theme. To upgrade
the architecture of the overall neighborhood, the elevation plans need
to be revised to carry the "Alamo" design theme to the side and rear
portions of the house. Therefore, prior to building permit plan
check submittal, the Applicant shall present revised side and rear
elevation plans, which extend the "Alamo" design architecture to the
sides and rear elevations of the house, to the Planning Division for
review and approval. The Applicant has indicated that he fully agrees
to revise and upgrade the architecture at these portions of the house.
The proposed roof design does not provide for full perimeter roof
overhangs. However, with the plans modified, the mansard roof facade
which will extend around the entire house will provide the minimum
18" roof eaves required. It should be noted, however, to require the
full 1811, uniform perimeter roof eaves on this design would detract
from the design theme of the house.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
As indicated previously, the garage pedestrian door does not directly
enter into the house. Rather, the access way to the main house
entrance is fully covered to shade the pedestrian in route. The
intent of the directly connecting pedestrian door into the garage is
to protect the user from direct sun exposure in route.
The plans indicate that mechanical equipment will be roof mounted.
However, even with a surrounding roof parapet, equipment can be seen
from higher elevations in the Cove. The Applicant has indicated that
he intends to ground mount all electrical or mechanical equipment in
the rear yard where there is ample room. To assure that this is done,
the project shall be conditioned appropriately.
The interior, clear garage measurements are 16' x 20.51. Pursuant to
City standards, the garage plans shall be revised to provide a minimum
of 20' x 20' interior clear dimensions.
Overall, the project, as conditioned, is consistent with the City's
R-1*++ Zone and will provide refreshing architectural variety to the
Cove.
FTwnTWn9
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. 86-290 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY: APPROVED BY:
G � Lk/ 1 C � -
Gary W. Price Lawrence L. Stevens, AICP
Associate Planner Community Development Director
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A through C contained in the file for Plot Plan No.
86-290, 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 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 roof -mounted mechanical and electrical equipment, as
indicated on the plans, shall be ground mounted. All ground -
mounted mechanical and electrical equipment shall be
appropriately screened with approved methods of visual
screening.
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. 86-290
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 "Alamo" style architecture shall be extended along
the side and rear portions of the house. Prior to building
permit plan check submittal, the Applicant shall submit to
Planning Division, for review and approval, specific side
and rear elevations plans which carry the front architec-
tural theme to all sides and rear of the house.
13. Interior garage dimensions shall be a minimum of 20' x 20'
clear.
14. The Applicant shll submit to the Community Development
Department for review and approval, a revised color scheme
of the house. House colors shall be earthtone to match
neighboring development.
0 MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-291
LOCATION: East Side of Avenida Ramirez; 100' South of Calle
Arroba
APPLICANT: Joel Colombo, Architectural Creations
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 project site is a vacant partially
vegetated 50' x 100' interior lot in La Quinta's Cove area. The
lot is currently surrounded by vacant lots to the side and rear.
Of the 21 lots on the site vicinity block, only four lots are
built upon. Three of the four houses incorporate conventional
"California Ranch" style architecture with sloping gravel covered
roofs and earthtone stucco sidings. The small house at the south-
east corner of Avenida Ramirez and Calle Chillon is of an older
"Desert Hut" style design incorporating a slightly sloping roof
and rock siding. The Applicant is also proposing to build
another house on the southerly adjacent lot.
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, who is a contractor, is
requesting approval to construct five single-family houses
intended for sale. This proposal is one of the plans submitted
for consideration at this meeting. All five plans have identical
floor plans and site plans with variations in architectural
elevations. These plans call for approximately 1200 sq.ft. of
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
net usable floor area with three bedrooms and two baths. The
garage has a doorway which provides covered pedestrian access to
the main entrance into the house. Due to the unique design of
the house, no uniform roof overhangs or eaves are provided. The
house height is 12 feet. The flat roof design includes a roof
parapet to conceal roof -mounted mechanical or electrical equip-
ment. The Applicant is proposing a "Desert Deco" style
architecture.
The house setbacks are as follows:
* Front Yard - 20 Feet
* Rear Yard - 21 Feet
* Side Yards - 5 Feet (Each
The proposed colors for the house include a bright pink stucco
siding with orange wood trim and orange mission tile roofing
details.
STAFF COMMENTS
Considering that the project's vicinity block is primarily vacant
with no adjacent surrounding development, it is difficult to determine
the compatibility of the house in relationship to the neighborhood.
However, the "Desert Deco" type architecture shown on the front
elevation will introduce a unique architecture to the area. The
Applicant's adjacent development proposal (Plot Plan No. 86-290)
incorporates a similar and compatible "Alamo" style architecture.
The bright pink and orange colors proposed are definitely not
compatible with neighborhood development. The Applicant should
revise the color scheme of this house to earthtones and pastels which
are compatible with neighborhood development.
Due to the lack of development on the block, the house will be quite
visible from all angles including the sides and rear. It is apparent
that the Applicant intends to produce a standard, conventional, flat -
roofed house with a false front to portray any architectural theme
from "Desert Deco" and "Alamo" to "Country French" and "Ranch"
designs. This is apparent in viewing the typical side and rear eleva-
tion plans which indicates a bland cubiform design theme. To upgrade
the architecture of the overall neighborhood, the elevation plans need
to be revised to carry the "Desert Deco" design theme to the side and
rear portions of the house. Therefore, prior to building permit plan
check submittal, the Applicant shall present revised side and rear
elevation plans, which extend the "Desert Deco" design architecture
to sides and rear elevations of the house, to the Planning Division
for review and approval. The Applicant has indicated that he fully
agrees to revise and upgrade the architecture at these portions of
the house.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
The proposed roof design does not provide for full perimeter roof
overhangs. However, with the plans modified, the mansard roof facade
which will extend around the entire house will provide the minimum
18" roof eaves required. It should be noted, however, to require the
full 1811, uniform perimeter roof eaves on this design would detract
from the design theme of the house.
As indicated previously, the garage pedestrian door does not directly
enter into the house. Rather, the access way to the main house
entrance is fully covered to shade the pedestrian in route. The
intent of the directly connecting pedestrian door into the garage is
to protect the user from direct sun exposure in route.
The plans indicate that mechanical equipment will be roof mounted.
However, even with a surrounding roof parapet, equipment can be seen
from higher elevations in the Cove. The Applicant has indicated that
he intends to ground mount all electrical or mechanical equipment in
the rear yard where there is ample room. To assure that this is done,
the project shall be conditioned appropriately.
The interior, clear garage measurements are 16' x 20.51. Pursuant to
City standards, the garage plans shall be revised to provide a minimum
of 20' x 20' interior clear dimensions.
Overall, the project, as conditioned, is consistent with the City's
R-1*++ Zone and will provide refreshing architectural variety to the
Cove.
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. 86-291 in accordance with
Exhibits A, B and C and subject to the attached conditions.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 4.
PREPARED BY:
Cjo— W'�r
Gary W. Price
Associate Planner
GWP:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
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 C contained in the file for Plot Plan No.
86-291, 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.
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 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 roof -mounted mechanical and electrical equipment, as
indicated on the plans, shall be ground mounted. All ground -
mounted mechanical and electrical equipment shall be
appropriately screened with approved methods of visual
screening.
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. 86-291
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 "Desert Deco" style architecture shall be extended along
the side and rear portions of the house. Prior to building
permit plan check submittal, the Applicant shall submit to
Planning Division, for review and approval, specific side
and rear elevations plans which carry the front architec-
tural theme to all sides and rear of the house.
13. Interior garage dimensions shall be a minimum of 20' x 20'
clear.
14. The Applicant shll submit to the Community Development
Department for review and approval, a revised color scheme
of the house. House colors shall be earthtone to match
neighboring development.
MEMORANDUM
CITY OF LA OUINTA
`fJ
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-292
LOCATION: East Side of Avenida Villa; 200' South of Calle
Monterey
APPLICANT: Joel Colombo, Architectural Creations
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 50' x 100' interior
lot within La Quintals Cove area. The neighborhood is typical for
Cove development with vacant lots and scattered housing. Of the
23 lots in the project vicinity block, 18 lots are vacant and five
lots are built upon. The built portions of the block consist of
a variety of architecture; two houses having sloping tile roofs
and white stucco sidings, two with sloping rock roofs and beige
stucco sidings having a "Modular" type architecture, and one flat
roofed "Desert" type house with a combination of rock, stucco, and
wood siding.
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, who is a contractor, is
requesting approval to construct five single-family houses
intended for sale. This proposal is one of the plans submitted
for consideration at this meeting. All five plans have identical
floor plans and site plans with variations in architectural
elevations. These plans call for approximately 1200 sq.ft, of
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
net usable floor area with three bedrooms and two baths. The
garage has a doorway which provides covered pedestrian access to
the main entrance into the house. Due to the unique design of
the house, no uniform roof overhangs or eaves are provided. The
house height is 12 feet. The flat roof design includes a roof
parapet to conceal roof -mounted mechanical or electrical equip-
ment. The Applicant is proposing a "Moroccan" style
architecture.
The house setbacks are as follows:
* Front Yard - 20 Feet
* Rear Yard - 21 Feet
* Side Yards - 5 Feet (Each
The proposed colors for the house include a beige stucco
siding with orange wood trim and orange mission tile roofing
details.
STAFF COMMENTS
Considering that the project's vicinity block is primarily vacant
with no adjacent surrounding development, it is difficult to determine
the compatibility of the house in relationship to the neighborhood.
However, the "Moroccan" type architecture shown on the front
elevation will introduce a unique architecture to the area.
Due to the lack of development on the block, the house will be quite
visible from all angles including the sides and rear. It is apparent
that the Applicant intends to produce a standard, conventional, flat -
roofed house with a false front to portray any architectural theme
from "Desert Deco" and "Alamo" to "Country French" and "Ranch"
designs. This is apparent in viewing the typical side and rear eleva-
tion plans which indicates a bland cubiform design theme. To upgrade
the architecture of the overall neighborhood, the elevation plans need
to be revised to carry the "Morrocan" design theme to the side and
rear portions of the house. Therefore, prior to building permit plan
check submittal, the Applicant shall present revised side and rear
elevation plans, which extend the "Morrocan" design architecture
to sides and rear elevations of the house, to the Planning Division
for review and approval. The Applicant has indicated that he fully
agrees to revise and upgrade the architecture at these portions of
the house„
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
The proposed roof design does not provide for full perimeter roof
overhangs. However, with the plans modified, the mansard roof facade
which will extend around the entire house will provide the minimum
18" roof eaves required. It should be noted, however, to require the
full 1811, uniform perimeter roof eaves on this design would detract
from the design theme of the house.
As indicated previously, the garage pedestrian door does not directly
enter into the house. Rather, the access way to the main house
entrance is fully covered to shade the pedestrian in route. The
intent of the directly connecting pedestrian door into the garage is
to protect the user from direct sun exposure in route.
The plans indicate that mechanical equipment will be roof mounted.
However, even with a surrounding roof parapet, equipment can be seen
from higher elevations in the Cove. The Applicant has indicated that
he intends to ground mount all electrical or mechanical equipment in
the rear yard where there is ample room. To assure that this is done,
the project shall be conditioned appropriately.
The interior, clear garage measurements are 16' x 20.5'. Pursuant to
City standards, the garage plans shall be revised to provide a minimum
of 20' x 20' interior clear dimensions.
Overall, the project, as conditioned, is consistent with the City's
R-1*++ Zone and will provide refreshing architectural variety to the
Cove.
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. 86-292 in accordance with
Exhibits A, B and C and subject to the attached conditions.
STAFF REPORT - PLANNING
COMMISSION
April 22, 1986
Page 4.
PREPARED BY:
APPROVED
BY:
Gary W. Price
Lawrence
L.
Stevens, AICP
Associate Planner
Community
Development Director
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with the
Exhibits A through C contained in the file for Plot Plan No.
86-292, 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 roof -mounted mechanical and electrical equipment, as
indicated on the plans, shall be ground mounted. All ground -
mounted mechanical and electrical equipment shall be
appropriately screened with approved methods of visual
screening.
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. 86-292
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 "Morrocan" style architecture shall be extended along the
side and rear portions of the house. Prior to building permit
plan check submittal, the Applicant shall submit to the
Planning Division, for review and approval, specific side
and rear elevations plans which carry the front architec-
tural theme to all sides and rear of the house.
13. Interior garage dimensions shall be a minimum of 20' x 20'
clear.
® 0
MEMORANDUM
CITY OF LA QUINTA
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-293
LOCATION: West Side of Avenida Juarez; 150' South of Calle
Colima
APPLICANT: Joel Colombo, Architectural Creations
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, 12,00-
Sq.Ft. Minimum Dwelling Size).
3. Existing Conditions: The project site is a typical 50' x 100'
interior lot in La Quinta's Cove area. The neighborhood consists
of a variety of architecture with seven of the 22 lots built: upon.
The lot directly south and adjacent to the site has a "California
Ranch" architecture with a white, rock -covered, sloping roof and
white stucco siding with brown trim. The three other houses on
the Avenid Juarez side of the block have similar designs. On the
Avenida Madero side of the block, one house incorporates a
"Conventional Tract" design with a sloping, brown composition
shingle roof and yellow stucco siding and two houses incorporate
a "Modern Spanish" design with sloping barrel tile roofs and
beige stucco sidings. Directly to the north of the site, the
Applicant is proposing another house for development.
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, who is a contractor, is
requesting approval to construct five single-family houses
intended for sale. This proposal is one of the plans submitted
0
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
for consideration at this meeting. All five plans have identical
floor plans and site plans with variations in architectural
elevations. These plans call for approximately 1200 sq.ft. of
net usable floor area with three bedrooms and two baths. The
garage has a doorway which provides covered pedestrian access to
the main entrance into the house. The house height is 12 feet.
The house incorporates a sloping, mansard style roof design with
an approximate 4 and 12 pitch along the slopes. The roof eaves
extend out 18".
This house has a "Ranch" style architectural design. The house
setbacks are as follows:
* Front Yard - 20 Feet
* Rear Yard - 21 Feet
* Side Yards - 5 Feet (Each)
The proposed colors for the house include a beige stucco
siding with brown wood trim and brown, flat roof tile.
STAFF COMMENTS
The "Ranch" style house design is the most compatible house design
of the Applicant's five house proposals in the Cove. According to
the Applicant, both the "Ranch" and "Country French" houses will have
a roof style that extends around the side and rear elevations, unlike
the other "Alamo", "Desert Deco", and "Morrocan" design proposals
(Plot Plans Nos. 86-290, 86-292). The proposal is compatible with
existing neighboring development and is expected to upgrade the
architecture on the block. Since the plans do not indicate specific
side and rear elevations for the project, the Applicant should submit
these plans for review and approval to the Planning Division prior to
submittal of plans to the Building Division for plan check. To
assure appropriate overall design, these plans shall specify a
continuation of the attractive mansard roof and siding details to the
side and rear elevations of the house. According to the Applicant,
the roof designs for the "Ranch" and "Country French" houses will
require roof truss construction which will eliminate the false front
problem which is associated with the "Alamo", "Desert Deco", and
"Morrocan" style houses. As indicated in the Applicant's previous
Staff Reports, the Applicant has indicated that he agrees to revise
all side and rear elevation plans to substantially upgrade the
architecture at these portions of the house.
As indicated previously, the garage pedestrian door does not directly
enter into the house. Rather, the access way to the main house
entrance is fully covered to shade the pedestrian en route. The
intent of the directly connecting pedestrian door requirement is to
protect the user from direct sun exposure en route.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
Although the plans indicate that major mechanical and electrical
equipment will be roof mounted, the Applicant has indicated that it
will be ground mounted in the rear yard.
The interior clear garage measurements are 16' x 20.5'. Pursuant to
City standards, the garage plans shall be revised to provide a minimum
of 20' x 20' interior clear dimensions.
Overall, the project, as conditioned, is consistent with the City's
R-1*++ Zone and will provide architectural variety to the neighbor-
hood.
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. 86-293 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Gary W. Price
Associate Planner
MUMMA
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY
� 0- —L,
Lawrence L. Stevens, AICP
Community Development Director
I''i��3
11
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS:
1. The development of the site shall be in conformance with. the
Exhibits A through C contained in the file for Plot Plan. No.
86-293, 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.
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.
The roof -mounted mechanical and electrical equipment, as
indicated on the plans, shall be ground mounted. All ground -
mounted mechanical and electrical equipment shall be
appropriately screened with approved methods of visual
screening.
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. 86-293
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 "Ranch" style architecture, including roof
design and siding features, shall be extended along the side
and rear portions of the house. Prior to building permit
plan check submittal, the Applicant shall submit to the
Planning Division, for review and approval, specific side
and rear elevations plans which carry the front architec-
tural theme to all sides and rear of the house.
13. Interior garage dimensions shall be a minimum of 20' x 20'
clear.
MEMORANDUM
CITY OF LA OUINTA
4 k -
TO: The Honorable Chairman and Members of the City Council
FROM: Community Development Department
DATE: April 22, 1986
SUBJECT: PLOT PLAN NO. 86-294
LOCATION: West Side of Avenida Juarez; 100' South of Calle
Colima
APPLICANT: Joel Colombo, Architectural Creations
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 project site is a typical 50' x 100'
interior lot in La Quintals Cove area. The neighborhood consists
of a variety of architecture with seven of the 22 lots built on.
The lot directly south and adjacent to the site has a "California
Ranch" architecture with a white, rock -covered, sloping roof and
white stucco siding with brown trim. The three other houses on
the Avenid Juarez side of the block have similar designs. On the
Avenida Madero side of the block, one house incorporates a
"Conventional Tract" design with a sloping, brown composition
shingle roof and yellow stucco siding and two houses incorporate
a "Modern Spanish" design with sloping barrel tile roofs and
beige stucco sidings. Directly to the south of the site, the
Applicant is proposing another house for development.
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, who is a contractor, is
requesting approval to construct five single-family houses
intended for sale. This proposal is one of the plans submitted
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
for consideration at this meeting. All five plans have identical
floor plans and site plans with variations in architectural
elevations. These plans call for approximately 1200 sq.ft. of
net usable floor area with three bedrooms and two baths. The
garage has a doorway which provides covered pedestrian access to
the main entrance into the house. The house height is 15 feet.
The house incorporates a sloping, mansard style roof design. with
variable roof lines. The roof eaves extend out 18".
This house has a "Country French" style architectural design.
The house setbacks are as follows:
* Front
Yard
- 20
Feet
* Rear
Yard
- 21
Feet
* Side
Yards
- 5
Feet (Each)
The proposed colors for the house include a beige stucco
siding with brown wood trim and brown, flat roof tile.
STAFF COMMENTS
The "Country French" style house design is compatible with existing
neighborhood development. According to the Applicant, both the
"Ranch" and "Country French" houses will have a roof style that
extends around to the side and rear elevations, unlike the other
"Alamo", "Desert Deco", and "Morrocan" design proposals (Plot Plans
Nos. 86-290, 86-292). The proposal is compatible with existing
neighborhood development and is expected to upgrade the architecture
on the block. The Applicant's other adjacent proposed house, to the
north of the project site, has a "Ranch" style design which is
compatible with this proposed house. Since the plans do not indicate
specific side and rear elevations for the project, the Applicant
should submit these plans for review and approval to the Planning
Division prior to submittal of plans to the Building Division for
plan check. To assure appropriate overall design, these plans shall
specify a continuation of the attractive mansard roof and siding
details to the side and rear elevations of the house. According to
the Applicant, the roof designs for the "Ranch" and "Country French"
houses will require roof truss construction which will eliminate the
false front porblem which is associated with the "Alamo", "Desert
Deco", and "Morrocan" style houses. As indicated in the Applicant's
previous Staff Reports, the Applicant has indicated that he agrees to
revise all side and rear elevation plans to substantially upgrade the
architecture at these portions of the house.
The garage pedestrian door does not directly enter into the house.
Rather, the access way to the main house entrance is fully covered
to shade the pedestrian en route. The intent of the directly
connecting pedestrian door requirement is to protect the user from
direct sun exposure en route.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
As indicated previously, the garage pedestrian door does not directly
enter into the house. Rather, the access way to the main house
entrance is fully covered to shade the pedestrian en route. The
intent of the directly connecting pedestrian door requirement is to
protect the user from direct sun exposure en route.
Although the plans indicate that major mechanical and electrical
equipment will be roof mounted, the Applicant has indicated that it
will be ground mounted in the rear yard.
The interior clear garage measurements are 16' x 20.5'. Pursuant to
City standards, the garage plans shall be revised to provide a minimum
of 20' x 20' interior clear dimensions.
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. 86-294 in accordance with
Exhibits A, B and C and subject to the attached conditions.
PREPARED BY:
Gary W. Price
Associate Planner
WN:dmv
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
/-"" 6< ,
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 C contained in the file for Plot Plan No.
86-294, 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 roof -mounted mechanical and electrical equipment, as
indicated on the plans, shall be ground mounted. All ground -
mounted mechanical and electrical equipment shall be
appropriately screened with approved methods of visual
screening.
7. Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
The driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
to the existing street pavement.
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
l
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-294
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 "Country French" style architecture, including roof
design and siding features, shall be extended along the, side
and rear portions of the house. Prior to building permit
plan check submittal, the Applicant shall submit to the
Planning Division, for review and approval, specific side
and rear elevations plans which carry the front architec-
tural theme to all sides and rear of the house.
13. Interior garage dimensions shall be a minimum of 20' x 20'
clear.
M I N U T E S
PLANNING COMMISSION - CITY OF LA QUINT.
A Regular Meeting Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California
March 25, 1986
1. CALL TO ORDER
7:00 p.m.
A. Chairman Thornburgh called the Planning Commission meeting
to order at 7:00 p.m.; he called upon Commissioner
De Gasperin to lead the flag salute.
2. ROLL CALL
A. Chairman Thornburgh requested the Roll Call; the Secretary
called the Roll:
Present: Commissioners Brandt, De Gasperin, Moran, Walling,
and Chairman Thornburgh
Also present were Community Development Director Lawrence L.
Stevens and Secretary Donna M. Velotta.
3. HEARINGS
4. CONSENT CALENDAR
A. Commissioner De Gasperin made a motion, seconded by Chairman
Thornburgh to approve Plot Plans Nos. 86-273, 86-276, and
86-277. Unanimously Adopted.
B. Commissioner Brandt made a motion, seconded by Chairman
Thornburgh to approve the minutes from the regular meeting of
March 11, 1986, as submitted. Unanimously Adopted.
5. BUSINESS
Chairman Thornburgh introduced the item of business as follows:
A. 1986 General Plan Review - Cycle I. He called for the Staff
Report.
1. Community Development Director Lawrence L. Stevens
reiterated that this was a new procedure stating that
approximately six or eight weeks ago, we adopted a proce-
dure to coordinate the review of General Plan Amendments
by setting up a three -cycle -a -year system. That was to
assure compliance with the government code provision which
limits general plan amendments to a maximum of four times
a year. In essence, we set up three general plan
MINUTES - PLANNING COMMISSION
March 25, 1986
Page 2.
application deadlines of December 15, April 15 and August
15, with essentially a four -month review. Part of the
review that we provided for was that upon submittal of
applications, the Planning Commission and City Council
would review the applications on a preliminary, non -
hearing basis to make sure that the scope of what we were
considering was appropriate, since a particular applicant
could only ask to amend his particular piece of property.
This would maintain a General Plan approach rather than
looking at our General Plan as a colored zoning map.
In addition, the purpose of the review was to also give
the Commission the opportunity to identify other changes
not related to applications that might be appropriate for
consideration of amendment to the General Plan. There-
fore, the purpose of this preliminary review is to
establish a scope for each of the applications received
and then to determine if there are other areas that
should be considered for amendment beyond those raised
by the applications.
Director Stevens advised that this year only, Cycle I is
done outside of the normal review period since we did not
set up the schedule until February, we are using a modi-
fied review for the first cycle this year. And, as you
can see, one of the reasons we set up a coordinated review
for General Plan amendments is that we now have three
such applications and if we assessed them independently,
we would have used up three of our four amendment :reviews.
So, there is a good reason for setting up this type of
review schedule.
Director Stevens then referred the Commission to the memo
provided them regarding the three applications received
which gives a general background of each and asks the
Commission to determine the scope they feel should be
considered for each. He then briefly explained each of
the applications.
General Plan Amendment No. 86-009 is an application from
the Western Corporation. This affects 30 or so acres
within the Duna La Quinta Specific Plan area and what the
Applicant is requesting is that we amend the text of the
Community Development Element to create a new land use
category entitled "Very High Density Residential" which
would permit 16 to 24 units per acre. At the present
time, the maximum density we would allow would be 16 units
per acre in our "High Density Residential" category. Then
the Applicant is asking, in addition, that should you
create a "Very High Density Residential" category that a
particular 30-acre parcel be so designated for the purpose
of a allowing a 688-unit apartment project. They intend
MINUTES - PLANNING COMMISSION
March 25, 1986
Page 3.
to process the zone change and the plot plan associated
with that, as well as a specific plan amendment to the
Duna La Quinta Specific Plan simultaneously with the
General Plan amendment application. Director Stevens
informed the Commission that looking at the factors,
there are two factors to consider in evaluating this
request. The first factor is the text change to "Very
High Density Residential" and I think it should be
understood that we are going to have to define it and
we probably will have some policies associated with
that. He thought that merely the initiation of a text
change gives us an adequate range to raise those poli-
cies as part of the review. Therefore, should the
Commission and Council approve this request, we will
have a text describing what "Very High Density
Residential" means and probably a number of policies
telling us about how and when we will use it. However,
if the Commission has some particular interest in areas
of concern, you may raise those now and we will make sure
they are addressed in the preparation of our report and
the evaluation of possible policies under that text. The
second issue is whether or not the land area under consid-
eration should be larger than the land area for which the
Applicant has applied - the 30-acre parcel. Director
Stevens stated that he feels there may be reason to look
at a larger area than the 30-acre parcel. It may make
some sense, but he felt you could look at this project as
a transition from commercial on Tampico to Very High
Density to High Density so, in this case, we are not
recommending that you consider anything other than the
Applicant's land area.
Director Stevens addressed the second application as
General Plan Amendment No. 86-010 from Drew Wright
and Associates. It is a 40-acre parcel at the northeast
corner of Washington and Sagebrush. As noted in the
Staff Report, in addition to the land use amendment which
would be from "Low Density Residential" (2-4 units per
acre) to "Medium Density Residential" (4-8 units per
acre). There are associated requests relative to a
change of zone to a new zoning district to be developed
that would make provision for some components of the
development. In addition, there is a tentative tract
map and a change of zone. Again, it would be our inten-
tion to process these relatively simultaneously. In
evaluating General Plan issues, we think there are
several. The first one we discussed is surrounding land
use and it is Staff's judgment that it would really be a
"spot zoning" issue if we talked merely about the 40-acre
parcel, as it would be an island of Medium Density
MINUTES - PLANNING COMMISSION
March 25, 1986
Page 4.
surrounded by Low Density. Therefore, Staff feels it
would be appropriate to expand the area of consideration
to include the existing Sagebrush area tract coming all
the way down and actually pick up the small parcel on the
southeast corner of Avenue 50 and Washington down to the
channel. It would create a more logical land use pattern
should you choose to approve this request. Other General
Plan related issues include the suggestion to consider
whether or not you wish to have a policy included in the
Infrastructure Element of the General Plan regarding
private versus public streets. Currently, the Applicant
is proposing that all local streets within the subdivision
be dedicated as public streets. And, as of the present
time, the City has not established any policy in this
regard. Staff is concerned that long-term maintenance
requirements on the City for public streets means that it
should be an issue for us and we should consider estab-
lishing a uniform policy in the General Plan for these
types of projects and consider having a policy requiring
these streets to be private. Staff believes that this
would be an appropriate issue to consider with this pro-
ject since this is the first such application that we
have received. We also have some problems with this
application relative to the Washington Street Specific
Plan, although we make no recommendation nor think it
appropriate to amend that plan or for the Commission to
initiate such an amendment. We think that the issue can
be dealt with in conditions of approval for the project.
It is our understanding that, based on some recent dis-
cussions with the Applicant, that this application may be
withdrawn in favor of a development that would be in
compliance with the General Plan Density of 4 units per
acre. If that is the case, obviously we would not to
proceed with any of the other issues at this time.
The last application is General Plan Amendment No. 86-011
from M. B. Johnson Properties for property at the north-
east corner of Washington and Avenue 48 which is the site
of the "Isla Mediterranea" project. The Applicant is
requesting a change from "High Density Residential" to
"Mixed -Use Commercial". This property is bordered by the
"Mixed -Use Commercial" both on the north and the east and
has major streets on the opposite sides. In terms of the
land area, Staff does not think it of any use to look at
a larger land area than for what the Applicant has
applied. We do think however, based on discussions with
the Applicant related to the Highway Ill Bypass issue,
that this may be the time to go ahead and consider the
MINUTES - PLANNING COMMISSION
March 25, 1986
Page 5.
upgrading of Adams Street from a Secondary to a Major
street and resolve that bypass issue. Director Stevens
reiterated that the policy in the plan says that we will
conduct a further study to determine whether Adams or Dune
Palms between Avenue 48 and Highway 111 should be widened
to accommodate this bypass.
In summary, Director Stevens advised the Commission that
Staff's recommendation with regard to this 1986 General
Plan Review - Cycle I is as follows:
a. GPA 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. GPA 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.
c. GPA 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 classi-
fication for Adams Street and the Highway Ill
Bypass.
Director Stevens advised the Commission that one of the
things he did try to point out in the report that this is
really a scoping type of session to make sure that we are
dealing with the right scope of the General Plan issues.
It is not really intended to be a pro or con discussion
MINUTES - PLANNING COMMISSION
March 25, 1986
Page 6.
of the projects and Staff, very carefully, in the Staff
Report tried not to indicate positions on any of the
applications. He noted that Staff is also recommending
that the Commission not initiate any amendment to the
General Plan beyond those associated with these appli-
cations so that we can get them through the process.
This concluded Staff's report.
There was a brief discussion among the Planning Commission
concerning policies for the Very High Density Residential
category, the Highway 111 Bypass and the expanded land area
related to the Wright Associates application. It was the
consensus of the Planning Commission to concur with the
recommendations from Staff.
Commissioner Moran stated in the "Very High Density" designa-
tion, she would like to see the percentage spelled out with
regard to the open space/recreational area on a case -by -case
basis. She would also like to see a buffer between the
"Mixed -Use Commercial" and single-family zoned areas.
There being no further discussion, Chairman Thornburgh called
for a motion.
2. Commissioner De Gasperin made a motion, seconded by
Commissioner Walling, to agree with the Staff recommenda-
tion as to each of the three General Plan Amendments, with
the understanding that if any of the three Applicants
withdraws their request, the Community Development
Department not proceed to continue to consider that
withdrawn application. Unanimously Adopted.
ADJOURNMENT
There being no further items of agenda to come before the Planning
Commission, Commissioner Brandt made a motion, seconded by
Commissioner Walling to adjourn to the next regular meeting of the
Planning Commission to be held April 8, 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 7:37 p.m., March 25, 1986, in the
La Quinta City Hall, 78-105 Calle Estado, La Quinta, California.
M I N U T E S
PLANNING COMMISSION - CITY OF LA QUINT;
A Regular Meeting Held at the La Quints
City Hall, 78-105 Calle Estado, La Quinta,
California.
April 8, 1986
1. CALL TO ORDER
7:00 p.m.
4 n�
A. Associate Planner Gary W. Price called the Planning Commission
meeting to order at 7:00 p.m.
2. ROLL CALL
A. Associate Planner Price called the roll.
Present: Associate Planner Gary W. Price.
Absent: Commissioners Brandt, De Gasperin, Moran, Walling,
and Chairman Thornburgh
3. HEARINGS
4. CONSENT CALENDAR
5. BUSINESS
6. ADJOURNMENT
There being no quorum present, Associate Planner Price adjourned
this meeting to an adjourned meeting on April 14, 1986, at 12:00
noon, in La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA.
The regular meeting of the Planning Commission of the City of
La Quinta, California, was adjourned at 7:10 p.m., April 8, 1986,
at La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA.
ITEM NO. 4.
DATE /A6
PLANNING COMMISSION MEETING
RE:
GASPERIN MDRkNr • + r ,r
DISCUSSION:
L..�. � � sue. • ' !� � ' 'sue:/ �
ROLL CALL VOTE:
COMMISSIONERS:
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT'
TO:
FROM:
DATE:
SUBJECT:
LOCATION:
APPLICANT:
REQUEST:
BACKGROUND
MEMORANDUM
CITY OF LA OUINTA
5. A
The Honorable Chairman and Members of the Planning
Commission
Community Development Department
April 22, 1986
PLOT PLAN NO. 86-295
Northeast Corner of Avenida Bermudas and Calle Estado
Dan Edgar
Approval to Construct a 3052 Sq.Ft. Bank Building
1. General Plan:
a. Land Use Plan: Village Commercial (See Attachment No. 1).
b. Circulation Plan: Avenida Bermudas, Secondary Arterial,
88-foot right-of-way.
2. Zoning: C-P-S, Scenic Highway Commercial (See Attachment No. 2).
3. Existing Conditions: The 9100 sq.ft. site is located in the
Village at La Quinta area of the City. The adjacent lots are
developed as follows: North - retail commercial building;
East - office building; South - office building and nursery;
and West - gas station and post office.
Regarding public roadways, Avenida Bermudas is paved with curb
only to a half -width of 30 feet. Calle Estado is paved with curb
only to its full 50-foot, half -width. These existing curbs, which
were constructed as a part of the original subdivision, are not
consistent with current standards. The 20-foot-wide, public alley
along the site's north boundary is paved to full width.
Water, electric and phone service exist at the site. A natural
gas main is located in the alley, but terminates approximately
100 feet east of the site; there is sufficient capacity to extend
this main. Sewage disposal will be by a private on -site septic
system.
The property is located within the 100-year flood plain and is
subject to flooding to a depth of three feet.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 2.
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, who is a general
contractor, is requesting approval to construct a 3052 sq.ft.
building for a bank. The building is single story with approxi-
mately 2160 sq.ft. of net usable area. Three teller windows are
proposed. The main entrance will face towards Avenida Bermudas,
with a second entrance on the north side adjoining the parking
area and alley.
The Applicant proposes Modern Spanish style architecture similar
to the Milne Building located at the north side of the La Quinta
Park. A "shed" roof style is proposed. The height of the
building varies from 10 feet at the front or west side, to 25
feet at the rear or east side of the building. The shed roof
will be covered with clay red flashed Mission tile, and the
exterior walls will have light brown (San Simeon) stucco.
Regarding the site design, the building is set back a minimum of
10-1/2 feet from the face of curb on Calle Estado, 39-1/2 feet
from the Avenida Bermudas right-of-way, 22 feet from the alley
right-of-way, and 0-foot setback from the east property line.
Nine parking spaces are proposed on -site. The 3 spaces nearest
Calle Estado will be accessed from Avenida Bermudas, with the
remaining spaces accessed from the public alley. The driveway
between the alley and the front parking area is 14 feet wide and
one-way northbound.
6. Comments From Other Agencies
a. City Engineer
(1) The Applicant shall dedicate all necessary public street
and utility easements.
(2) The Applicant shall construct street improvements for
half -width Avenida Bermudas, half -width Calle Estado,
and the abutting alley to the requirements of the City
Engineer and the La Quinta Municipal Code.
(3) The Applicant shall prepare and submit street improve-
ment plans. Improvements shall be to City Standards.
(4) A grading plan shall be prepared by a Registered Civil
Engineer and submitted to the City for review and
approval.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 3.
(5) A preliminary geological and soils engineering investi-
gation shall be submitted to the City in conjunction
with the required grading plan.
(6) Drainage disposal facilities shall be provided as
required by the City Engineer.
(7) Utilities shall be installed to City Standards.
(8) Curb return radius shall be per City Standards with
standard corner cutback dedication. Site plan to be
modified accordingly.
(9) Dedicate sidewalk easement along Calle Estado.
(10) Curb and gutter to be constructed on Avenida Bermudas,
curb only for Calle Estado starting at east ECR. Side-
walks on both streets to City Standards.
(11) wheel stops shall be installed in spaces adjacent to
narrow sidewalks on north side of building.
(12) Applicant shall pay all processing, plan checking and
inspection fees.
(13) Applicant acknowledges that City considering a City-wide
Landscape and Lighting District and agrees to be included
in the District. Any assessments will be done on a
benefit basis.
b. City Fire Marshal
(1) Provide or show there exists a water system capable of
delivering 2000 GPM fire flow for a 2-hour duration at
20 psi residual operating pressure.
(2) Fire flow of 1000 GPM for a 2-hour duration at 20 psi
residual operating pressure must be available before
any combustible material is placed on the job site.
(3) The required fire flow shall be available from a Super
hydrant (6" x 4" x 2-1/1" x 2-1/2"), located not less
than 25' nor more than 165' from any portion of the
building as measured along approved vehicular travel -
ways.
(4) The required fire flow shall be available from any two
adjacent on -site and off -site Super fire hydrants in the
system located as specified in Item 3 above.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 4.
(5) Installation of an automatic fire protection system may
lessen fire flow requirements. If hydrant lies more than
165' from any portion of the building, Applicant shall
install an automatic fire protection system or upgrade
current water system to meet the 165' requirement.
(6) Install portable fire extinguishers as per NFPA Pamphlet
#10.
(7) Applicant shall be responsible to provide or show there
exists conditions set forth by the Fire Department.
(8) Final conditions to be addressed at Building Division
plan check.
C. Building Division - No Comment.
d. La Quinta Chamber of Commerce - No Comment.
e. Southern California Gas Company - No Comment.
f. Comments were requested, but not received from Coachella
Valley Water District, Imperial Irrigation District, General
Telephone Company, and Riverside County Sheriff's Office.
STAFF COMMENTS AND ANALYSIS
Consistency with the General Plan and Zoning
The proposed use is consistent with the General Plan Land Use designa-
tion of Village Commercial. The use is also permitted by the C-P-S
(Scenic Highway Commercial) Zone with plot plan approval.
Site Plan Considerations
Building Setbacks: The C-P-S Zone does not require building setbacks.
However, because the edge of right-of-way along Calle Estado is at the
curbline, the County and the City has required a minimum 10-foot set-
back to provide adequate area for a sidewalk and landscaping. The
building's minimum 10-1/2-foot setback from Calle Estado is consistent
with this past policy.
Parking and Circulation
The Municipal Land Use Ordinance requires nine parking spaces for this
office building having approximately 2160 net square feet, excluding
public halls and the main lobby area. However, in this case, the
standard seems inadequate, particularly as it appears that there will
be 5-10 employees at the facility. Relatively few customer spaces
would be left meaning that either employees or customers would have to
0
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 5.
regularly rely upon on -street parking or would overflow into adjacent
developments. Regarding the design of the spaces, the end stalls in
the front parking area must be widened from 9 feet to 11 feet, as
required by Section 18.12 of the Municipal Land Use Ordinance. In
order to comply with this standard, either the sidewalk adjacent to
the building or the landscaping adjacent to Bermudas will have to be
reduced; the site plan in this area is already "tight". As shown,
the remainder of the spaces are in compliance with the ordinance's
requirement of a minimum depth of 18 feet, minimum widths of 11 feet
for end stalls and 9 feet for interior stalls, minimum setback of 3
feet from property lines and 5 feet from street right-of-ways. The
3-foot setback of the spaces along the north side of the site should
be sufficient to ensure that parked vehicles do not extend into the
alley. The 5-foot setback from street right-of-ways is required in
order to provide landscaping between the parking area and the public
street; the plan complies with this requirement.
Access to the parking areas will be from the public alley and a
driveway on Avenida Bermudas, in addition to a 14-foot-wide, on -site
connecting driveway from the front parking area to the alley. The
parking access and circulation is poorly designed and creates a
number of unacceptable conflicts. These result from:
* The offset alignment of the Bermudas driveway with
existing Avenida Montezuma.
* The close proximity of the Bermudas and alley driveways.
The movement between two separate parking areas on a
relatively small site.
For example, vehicles backing out of any of the spaces in the front
parking area would block ingress to it while maneuvering thereby
creating a stacking problem within the Bermudas (and possibly
Montezuma) right-of-way. Right turns out of the Bermudas driveway
could conflict with left turns into or out of the alley driveway.
There will be conflicts in the one-way, on -site connecting driveway.
All of these can be corrected by an improved design while still
allowing reasonable development of the site. However, it does appear
that the entire project would need to be redesigned to remedy these
conflicts. Nevertheless, the Bermudas-Estado-Montezuma intersection
is an important part of the Village and effort should be made to
avoid major conflicts of the sort that would result from this plan if
it was approved.
Site Grading
The City currently requires that the floor level be a minimum of
3 feet above the highest point of the adjacent public roadways, in
accordance with the requirements of FEMA for floor protection.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 6.
Although not shown explicitly on the site plan, the Applicant has
stated that it is his intention to also raise the parking area 3 feet
to avoid stairs at the building entrances. This site consideration
will have a substantial effect on the overall appearance of this
proposed development. Additional considerations which will be
reviewed include maintaining intersection visibility (plantings and
walls are limited to 42-inches from street level in the corner areas)
the design and location of retaining walls, and the compatibility of
the proposed pad level with respect to adjacent existing buildings.
Building Design
The building has a Modern Spanish style of architecture. The front
faces out onto the west parking area and Avenida Bermudas, with a
secondary entrance on the north side at the alley. The top of the
roof line at the east wall of the building is 22 feet, with the
architectural features extending up an additional 3 feet. As a point
of comparison, the adjacent office building is 25-feet high at the
roof peak on the second story.
Staff has a number of concerns relative to the proposed building
design, including:
Should additional architectural features or embellishments
be added to the side and rear building elevations, as has
been required during previous Planning Commission review
of single-family houses proposed for corner lots? Of
particular concern is the side adjacent to Calle Estado
and the rear of the building, which will also be visible
from Calle Estado.
Should the height of the building, which is 22-25 feet
along the Calle Estado frontage, be reduced?
Is the general style of architecture consistent or
compatible with existing and anticipated development
within the Village at La Quinta area?
* Are the proposed materials and colors consistent or
compatible with the existing and future development
of the area?
CONCLUSIONS
1. The proposed office use is consistent with the La Quinta General
Plan designation of General Commercial.
2. The proposed site is in compliance with the requirements of the
C-P-S Zone.
STAFF REPORT - PLANNING COMMISSION
April 22, 1986
Page 7.
3. The existing utilities are adequate or can be upgraded to provide
for the needs of the office building.
4. Provided that the alley is improved, existing public roadways will
adequately provide for off -site traffic circulation.
5. The existing site and parking design would result in major circu-
lation problems warranting redesign of the project.
6. The Spanish style architecture and proposed building materials may
be compatible with existing and future development in the area.
7. Approval of the project will not result in any significant
environmental impacts.
STAFF RECOMMENDATION
The Community Development Department recommends that Plot Plan No.
86-295 be tabled and that the Applicant be directed to prepare revised
plans which consider the following:
* Elimination of driveway access (other than the alley) to
Bermudas
* Redesign of the on -site parking and circulation
* Reevaluation of the building design
The attached conditions of approval have been prepared in the event
that the Commission intends to approve the project substantially as
submitted.
PREPARED BY:
Sandra L. Bonner
Principal Planner
SLB:LLS:dmv
Atch: 1. Conditions of Approval
2. Exhibits A, B and C
APPROVED BY:
10 �_ lzt4L
//Lawrence L. Stevens, AICP
Community Development Director
Ll
• • • • • • • • ••••• • • • • •
•'1'•'•••••••'I'••• •••••••'••I••'
••. . . ••
•••
NO. 1
General Plan
El
CONDITIONS OF APPROVAL
April 22, 1986
FIRST NATIONAL BANK OF LA QUINTA
DAN EDGAR
General
1. The development of the site and building shall comply with
approved Exhibits A, B and C, as contained in the Community
Development Department's file for Plot Plan No. 86-295 and the
following conditions, which conditions shall take precedence
in the event of any conflict with the provisions of the site
and building plans.
2. This approval is construction of a building for use as a bank.
Any change in the occupancy different from the approved use shall
require prior City approval to ensure compliance with the parking
standards and any other requirements of adopted City plans and
ordinances in effect at the time of occupancy change.
3. Plot Plan No. 26-295 shall comply with the standards and require-
ments of the La Quinta Land Use Ordinance unless otherwise
modified by the following conditions.
4. This approval shall be used within two (2) years after final
proceedings before the La Quinta Community Development Director;
otherwise, it shall become null and void and of no effect whatso-
ever. The term "use" shall mean the beginning of substantial
construction of permanent buildings (not including grading)
authorized by this permit, which construction shall thereafter
be pursued diligently to completion.
5. Prior to the issuance of a building permit for construction of any
use contemplated by this approval, the Applicant first shall
obtain permits and/or clearances from the following public
agencies:
* City Engineer
* City Fire Marshal
* City Community Development Department,
Planning Division
* Riverside County Environmental Health Department
Evidence of said permit or clearance from the above agencies shall
be presented to the Building Division at the time of application
for a building permit for the use contemplated herewith.
Building Design
6. The building shall be constructed in accordance with the approved
Exhibits B and C contained within the Community Development
Department's file for Plot Plan No. 86-295.
7. The type and colors of the exterior building materials shall be in
accordance with the approved Exhibit C and materials sample board.
ir,
CONDITIONS OF APPROVAL
April 22, 2986
Page 2.
FIRST NATIONAL BANK OF LA QUINTA
All roof -mounted equipment shall be screened from view on all
sides by the roof structure.
Site Design (Grading Parking Circulation Streets)
9. The Applicant/Developer shall comply with the following require-
ments of the City Engineer:
a. The Applicant shall dedicate all necessary public street and
utility easements as required by the City Engineer.
b. That the Applicant shall construct street improvements for
1/2-width Avenida Bermudas, 1/2-width Calle Estado, and
abutting alley to the requirements of the City Engineer and
the La Quinta Municipal Code (LQMC).
C. That the Applicant shall have prepared street and alley
improvement plans that are prepared by a Registered Civil
Engineer. Street and alley improvements, including traffic
signs and markings, and raised median islands (if required
by the City General Plan) shall conform to City Standards
as determined by the City Engineer and adopted by the LQMC.
(3" AC over 4" Class 2 Base minimum for residential streets.)
Street design shall take into account the subgrade soil
strength, the anticipated traffic loading, and street design
life.
d. The Applicant shall have prepared a grading plan that is
prepared by a Registered Civil Engineer, who will be required
to supervise the grading and drainage improvement construc-
tion; 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 verifi-
cation of pad elevations is also required prior to final
approval of grading construction.
e. A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan. The
reports recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The
soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan.
f. Drainage disposal facilities shall be provided as required
by the City Engineer.
CONDITIONS OF APPROVAL - FIRST NATIONAL BANK OF LA QUINTA
April 22, 1986
Page 3.
g. 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.
h. 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.
i. The Applicant acknowledges that the City is considering a
City -Wide Landscape and Lighting District and .
agrees to be included in the district. Any
assessments will be done on a benefit basis as required by
law.
j. Curb return radius at Avenida Bermudas/Calle Estado shall
be in accordance with City Standards with the standard
corner cutback dedication. The site plan shall be modified
by the City Engineer to ensure adequacy for traffic safety
and compatibility with existing street improvements along
Avenida Bermudas.
k. A sidewalk easement shall be dedicated along Calle Estado.
1. Curb and gutter shall be constructed along Avenida Bermudas,
curb only along Calle Estado starting at the east ECR.
10. Parking shall be provided in accordance with the approved Exhibit
A and the requirements of Section 18.12 of the Municipal Land Use
ordinance:
a. End stalls in the westerly parking area shall be increased
to a minimum width of 11 feet.
b. Wheel stops shall be installed in the north parking area to
prevent vehicles overhanging the pedestrian walkway.
C. Landscaping and striping of the parking area shall be in
accordance with Section 18.12.
11. The on -site driveway connecting the alley and the west parking
area shall be designated as "One -Way" northbound by signage and
pavement markings in accordance with the requirements of the City
Engineer.
12. Parking shall be restricted, through signage or other means (as
approved by the City Engineer) to only those designated parking
spaces shown on Exhibit A. Necessary signage shall be installed
prior to the issuance of a Certificate of Occupancy. None of the
El
CONDITIONS OF APPROVAL - FIRST NATIONAL BANK OF LA QUINTA
April 22, 1986
Page 4.
required parking spaces shall be designated as reserved for any
exclusive use, except for the handicapped space.
13. The grade of the parking areas shall remain substantially as they
exist and they shall not be raised to the 3-foot FEMA level
required for the building pad.
Public Services and Utilities
14. Fire protection shall be required in accordance with the City of
La Quinta codes and ordinances in effect at the time of building
permit issuance:
a. Provide or show there exists a water system capable of
delivering 2000 GPM fire flow for a 2-hour duration at
20 psi residual operating pressure.
b. A fire flow of 1000 GPM for a 2-hour duration at 20 psi
residual operating pressure must be available before any
combustible material is placed on the job site.
C. The required fire flow shall be available from a Super
fire hydrant, (6" x 4" x 2-1/2" x 2-1/211), located not
less than 25 feet or more than 165 feet from any portion
of the building as measured along approved vehicular
travelways.
d. A combination of on -site and off -site Super fire hydrants,
(6" x 4" x 2-1/2" x 2-1/211), will be required located not
less than 25 feet or more than 165 feet from any portion
of the building as measured along approved vehicular
travelways. The required fire flow shall be available
from any 2 adjacent hydrant(s) in the system.
e. Install portable fire extinguishers as per NFPA, Pamphlet
#10.
f. Other: Installation of an automatic fire protection system
may lessen fire flow requirements. If hydrant lies more than
165' from any portion of the building, Applicant shall
install an automatic fire protection system or upgrade current
water system to meet 165' requirement.
g. Applicant/developer shall be responsible to provide or show
there exists conditions set forth by the Fire Department.
h. Final conditions will be addressed when building plans are
reviewed in Building and Safety.
CONDITIONS OF APPROVAL - FIRST NATIONAL BANK OF LA QUINTA
April 22, 1986
Page 5.
15. Water service shall be provided in accordance with the require-
ments of the City of La Quinta and the Coachella Valley Water
District.
16. Sewage disposal shall be provided by an on -site septic system
installed in accordance with the standards and requirements of
the City of La Quinta and the Riverside County Health Department.
The system shall be designed so as to facilitate future hookup
to community sewer lines.
17. All on -site utilities shall be installed underground.
Miscellaneous
18. Prior to the issuance of building permits, the Applicant shall
submit to the Community Development Department, Planning Division,
for review and approval, a plan (or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing and
locations.
b. Landscape irrigation system.
c. Location and design detail of any proposed walls.
d. Location and design of sidewalks and walkways on -site and
adjacent to Calle Estado and Avenida Bermudas.
e. Exterior lighting plan.
f. Location and design of walled enclosure for trash bin. The
approved landscaping and improvements shall be installed
prior to the issuance of a Certificate of Occupancy. The
landscaping shall be maintained in a healthy and viable
condition for the life of the project.
19. Desert or native plant species and drought resistant planting
materials shall be incorporated into the landscaping plans for
the site.
20. A trash enclosure shall be provided as follows:
a. The enclosure shall be located as shown on approved Exhibit
A.
b. The size and dimensions of the enclosure shall be in
accordance with the standards of Palm Desert Disposal Company.
The walls and gates shall be 6-feet high.
'Il,
CONDITIONS OF APPROVAL - FIRST NATIONAL BANK OF LA QUINTA
April 22, 1986
Page 6.
c. The enclosure shall be constructed of slumpstone or of
concrete block with finish to match the building. The gates
shall be constructed of materials to completely screen the
interior of the enclosure, excepting that wood materials or
slats woven into chainlink type fencing are not permitted.
The floor shall be concrete with raised curb adjacent to
the walls.
d. A minimum 5-foot-wide, concrete apron extending the entire
length of the front of the enclosure shall be installed.
21. Prior to the issuance of a building permit, the Applicant shall
submit a sign plan showing the location, type, size, colors and
type of illumination (if any) of all proposed identification and
directional signs. Identification signs shall be limited to
building name or directory type signs. All on -site traffic
directional or informational signs shall be installed in
accordance with the approved plan prior to the issuance of a
Certificate of Occupancy.
22. Temporary construction or trades signs may be installed on -site
as a part of this plot plan approval. The sign plans shall be
reviewed and approved by the Planning Division, and the Applicant
shall obtain a building permit for installation of the sign in
accordance with the requirements of the Building Division.
23. Prior to the issuance of building permits, the Applicant shall
comply with the city's adopted requirements regarding infra-
structure fees for Public Facilities and Buildings.
24. Prior to the issuance of building permits, the Applicant shall
apply for a Parcel Merger.