1986 05 13 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
May 13, 1986
1. CALL TO ORDER
A. Flag Salute
2. ROLL CALL
3. HEARINGS
A. PLOT PLAN NO. 86-274, A request
y0 retail/office buildings totaling
12"i q site; John Feld, La Quinta, Ltd.
°5��� (Continued)
1. Report from Staff.
2. Motion for Adoption.
7:00 p.m.
to construct three, two-story
10,216 sq.ft. on a .846-acre
Partnership - Applicant. /
B. GENERAL PLAN AMENDMENT NO. 86-009, A request to amend the text
of the Community Development Element by adding a new classifi-
cation, "Very High Density Residential" (16-24 units/acre),
and to amend the Land Use Plan on a 30.01-acre site from
Medium Density Residential (4-8 units/acre) and High Density
Residential (8-16 units/acre) to Very High Density Residen 'al
(16-24 units/acre); Western Corporation, Applicant.
1. Report from Staff.
2. Motion for Adoption.
C. SPECIFIC PLAN NO. 83-001, AMENDMENT NO. 3, A request to amend
the "Duna La Quinta" project by decreasing the site from 246
to 180 acres, increasing residential densities within portions
of the project, and increasing the total number of dwellings
from 1,146 to 1,225 units; Landmark Land Company of
California, Inc., Applicant.
1. Report from Staff.
2. Motion for Adoption.
AGENDA - PLANNING COMMISSION
May 13, 1986
Page 2.
D. CHANGE OF ZONE NO. 85-020, A request for a zone change on the
30.01-acre site from R-2-3350 (Multiple Family Dwellings,
3350 sq.ft. net lot area per dwelling unit) to R-3 (Genera
Commercial; Western Corporation, Applicant.
1. Report from Staff.
2. Motion for Adoption.
E. PLOT PLAN NO. 85-254, A request for approval of a 688-unit
apartment project on a 28.64-acre portion of the 30.01- re
site; Western Corporation, Applicant.
1. Report from Staff.
2. Motion for Adoption.
F. GENERAL PLAN AMENDMENT NO. 86-011, A request to amend the
General Plan Land Use Plan on a 154.5-acre site from High
Density Residential to Mixed Use
request initiated by the City to
Adams Street as the "Highway 111
Adams Street on the Circulation
Primary Arterial; M. B. Johnson
1. Report from Staff.
2. Motion for Adoption.
Commercial; a related
designate Avenue 48 and
Bypass", and to upgrade
Plan from Secondary
Properties, A'pp/li nt.
V
G. 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.
(Continued)
1. Report from Staff.
2. Motion for Adoption.
H. CHANGE OF ZONE NO. 86-022, A request for approval to rezone
certain property located within the City as a "Special
Residential" Zone in order to bring the zoning into
compliance with the General Plan Land Use Plan; City
Initiated. (Continued)
1. Report from Staff.
2. Motion for Adoption.
0
AGENDA - PLANNING COMMISSION
May 13, 1986
Page 3.
CONSENT CALENDAR
A. PLOT PLAN NO. 86-297, A request for approval to construct a
single-family dwelling on the northwest corner of Avenida Diaz
and Calle Temecula; Rick Johnson Construction, Applicant.
B. PLOT PLAN NO. 86-298, A request for approval to construct a
single-family dwelling on the south side of Avenida Ultimo,
270-feet east of Washington Street; Rick Johnson Construction,
Applicant.
C. PLOT PLAN NO. 86-299, A request for approval to construct a
single-family dwelling on the west side of Avenida Navarro,
50-feet north of Calle Arroba; Rick Johnson Construction,
Applicant.
D. PLOT PLAN NO. 86-300, A request for approval to construct a
single-family dwelling on the southeast corner of Avenida
Cortez and Calle Sonora; James Roberts, Applicant.
E. PLOT PLAN NO. 86-301, A request for approval to construct a
single-family dwelling on the west side of Avenida Obregon,
72-feet south of Calle Ensenada; Ronald Piekaar, Applicant.
F. PLOT PLAN NO. 86-302, A request for approval to construct a
single-family dwelling on the west side of Avenida Alvarado,
250-feet north of Calle Chihuahua; Ronald Piekaar, Applicant.
G. PLOT PLAN NO. 86-303, A request for approval to construct a
single-family dwelling on the west side of Avenida Alvarado,
300-feet north of Calle Chihuahua; Ronald Piekaar, Applicant.
H. PLOT PLAN NO. 86-304, A request for approval to construct a
single-family dwelling on the west side of Avenida Obregon,
134-feet south of Calle Ensenada; Ronald Piekaar, Applicant.
/I. PLOT PLAN NO. 86-305, A request for approval to construct a
� single-family dwelling approximately 1200-feet south of
/C v� Avenue 50, 1/2 mile west of Jefferson Street (The Orchard
V( /// Project); Lawrence Spector, Applicant.
VL) (. MINUTES of the regular meeting of April 22, 1986.
AGENDA - PLANNING COMMISSION
May 13, 1986
Page 4.
5. BUSINESS
A. PLOT PLAN NO. 86-285, A request for approval to construct a
6000 sq.ft., golf maintenance facility for Oak Tree West at
the northeast corner of Avenida Nuestra and Calle Rondo;
Landmark Land Company, Applicant.
1. Report from Staff.
2. Motion for Adoption.
B. 1986 GENERAL PLAN REVIEW - CYCLE II.
1. Report from Staff.
2. Motion for Adoption.
6. ADJOURNMENT
RE:
. 9/
AOL
zZ
ITEM NO. /%/7•
DATE
PLANNING COMMISSION MEETING
�y MOTION BY: BRANDT --V CECASPERIN�PDRAN WALLING THORMURGH
Q SECOND BY: BRANDY DE GASPERIN ND WALLING THORNBURGH
ROLL CALL
COMKISSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
RE:
ITEM NO. �• �.
DATE
0
PLANNING COMMISSION MEEETING
21.d ., et,/-z7�-/-�' )�
MOTION BY: BRANDT C USPERIN RAN i+II�LLIIIG THORNBURGH
SECOND BY: BRANIDT// ODE GASPERIN MOR �T �� RM-G—
DISCUSSION:
ROLL CALL VOTE:
COWISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT —
DE GASPERIN —
MORAN —
WALLING —
THOEMURMi —
UNANIMOUSLY ADOPTED: YES NO
RE:
ITEM NO.
DATE
PLANNING COMMISSION MEETING
f6 -pp�?
MOTION BY:�_DE GASPERIN MORANI MnLLING THORNBURGH
SECOND BY: BRANDT DE GASPERIN RAN G THORNBURGH
ROLL CALL VOTE:
CO*24ISSIONERS:
BRANDT
DE GASPERIN
MDRAN
WJ,LING
THOEMURGH
UNANIMOUSLY ADOPTED:
AYE NO ABSTAIN ABSENT PRESENT
YES NO
ITEM NO.
DATE
PLANNING COMMISSION FETING
MOTION BY: BRANDT DE GASPERIN NORAN RULING THORNBURGH
SECOND BY: BRANDT DE GASPERIN MORAN WALLING THOR WJRGH
ROLL CALL VOTE:
COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
k
BRANDT -
DE GASPERIN - -
MORAN -
WALLING -
THCEMURGH
UNANIMOUSLY ADOPTED: YES NO
0
TO:
FROM:
DATE:
MEMORANDUM
CITY OF LA OUINTA
3. A.
The Honorable Chairman and Members of the Planning
Commission
Community Development Department
May 13, 1986
SUBJECT: PLOT PLAN NO. 86-274; A COMMERCIAL RETAIL/OFFICE BUILDING
PROPOSAL CONTINUED FROM APRIL 22, 1986.
At the 4/22/86 Planning Commission meeting, the above request was
continued to the meeting of May 13, 1986 to allow the Applicant
time to revise his plans according to recommendations of the
Planning Commission, and to supply additional information on color
schemes and materials. A letter was mailed to the Applicant
advising him of information required and providing a deadline of
May 6 for this to be submitted for review. Two partners in the
project did contact the Community Development Department on May 2,
but were not aware of the Staff Report or letter to Mr. Feld, as
they had not been in contact with him. They indicated they would
try to contact Mr. Feld and submit the required information by
May 6. As of May 8, no information or contact has been received
from the Applicant. As the May 6 deadline has passed, there is not
enough time to review any proposals which the Applicant may submit.
RECOMMENDATION
The Community Development Department recommends that Plot Plan No.
86-274 be continued to the May 27, 1986 Planning Commission meeting.
If the required information has not been submitted prior to May 20,
1986, then the proposal should be tabled until that information is
submitted. At that time, the project will be set for hearing and
re -noticed.
SUBZOIAZT
LawrenceD BY: L. Stevens, AICP
Community Development Director
LLS:dmv
Atch: Letter to Applicant dated 4/25/86
78-105 CALLE ESTADO - LA OUINTA, CALIFORNIA 92253 - (619) 564-2246
April 25, 1986
Mr. John Feld
Care Development Corporation
2546 Denise
Orange, CA 92667
SUBJECT: Plot Plan No. 86-274; Continuance by Planning Commission
Dear Mr. Feld:
As you are aware, your above referenced application was continued
to the May 13, 1986 planning Commission meeting pending submittal
of adequate information regarding building colors. This informa-
tion shall be submitted on an 8-1/2" x 11" presentation board, in
the form of samples or color swatches. Description of the colors
and materials shall be provided on the board in a legend.
In addition, the Planning Commission also requested that a more
open setback be provided at the corner of Bermudas and Montezuma
in order to provide a more aesthetic frontage along those streets
as well as provide a more adequate intersection sight distance for
vehicular travel along Bermudas. This can be accomplished by
increasing the building setback, revising the parking layout or
creating the appearance of openness through landscaping or building
design. It is suggested that several alternatives be sketched and
then be reviewed with Staff in order to select the preferred
approach.
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
,® 0
Mr. John Feld
Care Development Corporation
April 25, 1986
Page 2.
In order to assure consideration on May 13, these matters should be
resolved no later than May 6. If you have any further questions or
need additional clarification regarding this application, please feel
free to contact me.
Very truly yours,
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVI^^SI''ON
Wallace Nesbit
Planning Assistant
WN:dmv
® MEMORANDA
CITY OF LA OUINTA
TO:
The Honorable Chairman and Members of the Planning
Commission
FROM:
Community Development Department
DATE:
May 13, 1986
SUBJECT:
GENERAL PLAN AMENDMENT NO. 86-009
LOCATION:
East Side of the Desert Club Drive Alignment,
Approximately 450' North of Calle Tampico
APPLICANT:
Western Corporation
REQUEST:
1) To amend the General Plan text, Community Development
Element, to create a "Very High Density" Residential
Land Use Category (16-24 units per acre).
2) To amend the General Plan Land Use Map near Calle
Tampico and Desert Club Drive from Medium and High
Density Residential to "Very High Density
Residential".
BACKGROUND
1. General Plan
a. Site: Specific Plan No. 83-001, "Duna La Quinta"; Medium
Density Residential (4 to 8 units per acre) and High Density
Residential (8 to 16 units per acre).
b. Surrounding Area: SEE MAP ATTACHMENT NO. 2.
c. Streets: Calle Tampico, Primary Arterial with a proposed
100-foot right-of-way and with a current right-of-way of
60 feet.
2. Zoning: SEE MAP ATTACHMENT NO. 1. Change of Zone No. 85-020 has
been filed concurrently with this application for R-3 (General
Residential) Zoning.
3. Existing Conditions: The 30-acre, subject property is flat
containing native vegetation including creosote brush and tumble-
weeds. The site has been previously disturbed with unimproved
roadways. A dump area is located at the northeast portion of the
site. The surrounding areas are currently vacant.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2.
Water, sewer, electricity, and gas services are available to the
site.
A major storm drainage system is being installed along the Desert
Club Drive alignment along the west perimeter of the site.
Directly south and adjacent of the site is a planned, 90,000
sq.ft. floor area, commercial office complex; Plaza Tampico (a
portion of Specific Plan No. 83-001). This project site has been
rough graded.
Calle Tampico, which is located approximately 450' south of the
project site, is currently maintained with a 60' right-of-way.
Environmental Considerations:
A combined environmental assessment was prepared for the
following project (Environmental Assessment No. 85-047):
* General Plan Amendment No. 86-009
* Specific Plan No. 83-001, Amendment No. 3
* Change of Zone No. 85-020
* Plot Plan No. 85-254
It concludes that implementation of the mitigation mesures con-
tained in this environmental assessment and the previous
Environmental Impact Report (SCH #83061305) as certified on
April 10, 1984 for the original Specific Plan No. 83-001 will
avoid or reduce potential environmental impacts to a level of
insignificance. Those impacts which will be mitigated to a level
of insignificance are as follows: hydrology/flood control,
geology/soils, traffic circulation, noise, community services,
and public utilities.
The project site is located within the La Quinta Redevelopment
Project area for which an Environmental Impact Report was
certified and a Statement of Overriding Considerations was
adopted pursuant to the California Environmental Quality Act
(CEQA) Guidelines, Section 15093. Unavoidable significant
impacts identified in the subject EIR and Statement of Overriding
Considerations which were specified as being limited individually
on a project -by -project basis, but which cumulatively are signi-
ficant, are as follows: climate/air quality, biological
resources, cultural resources, and land uses. Further, approval
of the La Quinta Redevelopment Project recognized that urbaniza-
tion within the project area, which reflects implementation of
the Duna La Quinta Specific Plan No. 83-001, General Plan
Amendment No. 86-009, Change of Zone No. 85-020, Plot Plan No.
85-254, and other similar projects, will result in unavoidable
environmental impacts on air quality and the conversion of
agricultural lands.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3.
5. Related Actions:
a. Specific Plan No. 83-001, "Duna La Quinta", approval of 1,277
dwelling units on 266 acres, oriented around the La Quinta
Hotel Golf Course. Approved May 15, 9185.
b. Change of Zone No. 84-006, a Change of Zone to implement the
Duna La Quinta Specific Plan. Approved May 15, 1984. (NOTE:
Zoned site to R-3-3350 for ultimate condo/apartment
development.)
C. General Plan Amendment No. 84-003, requesting General
Commercial at Avenue 50 and Washington Street and at Calle
Tampico. Denied May 15, 1984.
d. Tentative Tract No. 18767, approved for 77 condominium units
on 77 acres, Phase 1 of Duna La Quinta. Approved February 2,
1983.
e. Tentative Tract No. 20158, approval of 54 condominium units
on 8.7 acres, Phases 2 and 5 of Duna La Quinta. Approved
July 17, 1984.
f. Tentative Tract Bi, 20218, approval of 16 condominium units
on 4.3 acres, Phase 4 of Duna La Quinta. Approved July 17,
1984.
g. Tentative Tract No. 21123; 20 estate lots on 6.74 acres within
a portion of Duna La Quinta, Phase 3 (Directly north of the
proposed project site). Approved November 5, 1985.
h. General Plan Amendment No. 85-007; amended land use designa-
tion within a six -acre portion of the Duna La Quinta Specific
Plan from "High Density Residential" to "Village Commercial".
Approved November 5, 1985.
i. Change of Zone No. 85-017; a Change of Zone on a six -acre
portion of the Duna La Quinta Specific Plan from R-2-3350
(Multiple Family Residential) to C-P-S (Scenic Highway
Commercial). Relates to General Plan Amendment No. 85-007.
j. Plot Plan No. 85-217; development of a 90,000 sq.ft. floor
area commercial/office complex (Plaza Tampico) on six acres
within the Duna La Quinta Specific Plan. Approved December 3,
1985. Relates to Change of Zone No. 85-017, and General Plan
Amendment No. 85-007.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 4.
k. Specific Plan No. 83-001, Amendment No. 2; changing six acres
of residential to commercial and redistributing residential
density restrictions within the Duna La Quinta Specific Plan.
Approved November 5, 1985.
6. Description of Request:
The Applicant is requesting to amend the General Plan text to
introduce a new land use designation of "Very High Density
Residential" (16-24 dwellings per acre). In addition, the
Applicant is requesting that a 30.01-acre site within the Duna La
Quinta Specific Plan, which currently is designated for "Medium
Density Residential" (4-8 dwellings per acre), and "High Density
Residential" (8-16 dwellings per acre), to be changed to "Very
High Density Residential" (16-24 dwellings per acre).
7. Comments Received:
A. City Engineer:
(1) The Applicant shall dedicate all necessary public street
and utility easements as required by the City Engineer.
(Desert Club-60' ROW minimum; Calle Tampico-110' total
ROW).
(2) That the Applicant shall construct street improvements
for the east one-half of Desert Club (28' minimum pave-
ment area for interim street pavement) and for the north
half of Calle Tampico at entry point, to the requirements
of the City Engineer and the La Quinta Municipal Code
(LQMC). Improvements on Calle Tampico entrance to include
acceleration/deceleration lane.
(3) That the Applicant shall have prepared street improvement
plans (for public and private streets) that are prepared
by a Registered Civil Engineer. Street improvements,
including traffic signs and markings, and raised median
islands (if required by the City General Plan) shall
conform to City Standards as determined by the City
Engineer and adopted by the LQMC. (3" AC over 4" Class
2 Base Minimum for residential streets). Street design
life.
(4) 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 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
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 5.
and verification of pad elevations is also required prior
to final approval of grading construction.
(5) A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan. The
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. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the final
subdivision map.
(6) Drainage disposal facilities shall be provided as required
by the City Engineer.
(7) 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.
(8) 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 sub-
contractors for the Planning, Building or Engineering
Divisions.
(9) The Applicant acknowledges that the City is considering a
City-wide Landscape and Lighting District and by recording
a subdivision map agrees to be included in the district.
Any assessments will be done on a benefit basis as
required by law.
(10) Other Conditions:
A. Applicant acknowledges that the Calle Tampico median
island design may not have an opening for east -bound
traffic. Main entrance may have to be off Desert
Club Drive.
(11) Applicant shall have prepared a traffic impact analysis
for the on- and off -site traffic circulation; said
analysis to include the analysis of the subterranean
parking areas, realigning of the north portion of Desert
Club to loop to the west and connecting to a potential
extention of Avenida Bermudas, and to address the
potential of Desert Club north of Calle Tampico to be
upgraded from Local Street to Secondary Highway status.
STAFF REPORT
May 13, 1986
Page 6.
- PLANNING COMMISSION
Roadways and access ways shall meet or exceed the
following minimums:
(a) Access drives and driveways serving parking areas
shall be 28' minimum. More width is required if
parallel parking is proposed along the access way.
(b) Aisles between rows of backout, perpendicular,
uncovered parking shall provide a minimum 24'-wide
travelway. Aisles between rows of covered, backout
parking shall provide a minimum of 28'-wide travel -
ways, and aisles between rows of garages (that
permit backout parking) shall be a minimum of 32'
between facing garages.
(12) Gated entrys shall be per City Standards.
b. City Fire Marshal:
The Fire Department recommends the following fire protection
measures be provided in accordance with La Quinta City
Ordinances and/or recognized fire protection standards:
(1) The Fire Department is required to set a minimum fire
flow for the remodel or constructin of all buildings.
(2) Provide, or show there exists a water system capable
of delivering 3000 GPM fire flow for a 2-hour duration
at 20 PSI residual operating pressure.
(3) 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.
(4) Applicant/Developer shall furnish water system plans to
the fire department for review. Plans shall conform to
fire hydrant types, (Super - 6" x 4" x 2-1/2" x 2-1/211),
location (each intersection, each access to subterranean
parking area) and spacing (every 3301) and the system
shall meet the fire flow requirements. Plans shall be
signed approved by a Registered Civil Engineer and the
local water company with the following certification:
"I certify that the design of the water system is in
accordance with the requirements prescribed by the
Riverside County Fire Department."
(5) Install complete fire sprinkler systems per NFPA 13 in
buildings and subterranean parking garages. The post
indicator valve and fire department connection shall be
STAFF REPORT
May 13, 1986
Page 7.
- PLANNING COMMISSION
located to the front, not less than 25' from the building
and within 50' of an approved hydrant.
(6) Install complete fire alarm system (waterflow) as
required by the Uniform Building Code, Section 3803.
System to be zoned, enunciated and monitored.
(7) Install combined standpipe system per UBC Section
3801(c).
(8) Install smoke removal equipment in subterranean/
sub -grade parking areas per UCB Section 705.
(9) Install tamper alarms on supply valves for sprinkler
systems.
(10) Roadways are required to be a minimum of 32' wide. This
would allow for parallel street parking on one side only.
Certain designated areas will be required to be main-
tained as fire lanes.
(11) Install hood and duct automatic fire extinguishing system
for commercial cooking equipment, if any.
(12) Install portable fire extinguishers per NFPA, Pamphlet
#10, but not less than 2A 10 BC in rating, in all public
buildings, (i.e., leasing office/recreation building,
laundry rooms, maintenance building, guard house).
(13) Applicant/Developer will be expected to participate in
funding of Central Fire Station Project. An up -front
contribution of an amount to be determined will be
required, although any such contribution will be applied
as a credit to Infrastructure Fee. Applicant/Developer
will be advised as to cost and payment schedule when they
are determined.
c. Coachella Valley Water District:
This area is shown to be subject to shallow flooding and is
designated Zone A3, on Federal Flood Insurance Rate Maps which
are in effect at this time.
The District will furnish domestic water and sanitation
service to this area in accordance with the current regula-
tions of this District. These regulations provide for the
payment of certain fees and charges by the subdivider and
said fees and charges are subject to change.
STAFF REPORT - PLANNING
May 13, 1986
Page 8.
This area shall be annexed to Improvement District No. 55 of
Coachella Valley Water District for sanitation service.
There may be conflicts with existing District facilities.
We request the appropriate public agency to withhold the
issuance of a building permit until arrangements have been
made with the District for the relocation of these facilities.
d. Sunline Transit Agency:
As you know, our route planner visited with one of your folks
and we see no problem in the long term to be of assistance to
this apartment project, projected for the Calle Tampico area.
We would appreciate you keeping us posted and letting us in on
an opportunity to work with your people on potential bus
shelters and cutouts that could handle bus stops
appropriately.
Thank you for the opportunity for advanced review, and we look
forward to working together in the future.
e. Chamber of Commerce:
Acknowledged receipt of plans which will remain on file at the
Chamber of Commerce office.
f. Desert Sands Unified School District:
Please require agreement between DSUD and Developer prior to
precise plans or final tract maps.
g. Coachella Valley Ecological Reserve Foundation:
Thank you for the opportunity to comment on the project
referenced above. The Foundation notes that the project is
located south of Avenue 50 on a parcel that was originally
included within the boundaries of the Draft Habitat
Conservation Plan (HCP) for the Coachella Valley Fringe -
Toed Lizard. The boundary was changed at the request of the
City to exclude the area south of Avenue 50. Hence, the area
south of Avenue 50 was excluded from the Plan and the mitiga-
tion provisions that allow the incidental take of lizards
within the boundaries of the HCP. The taking of Coachella
Valley Fringe -Toed Lizards outside of the HCP boundaries will
be a violation of Section 9 of the Endangered Species Act.
In the past, the lizard has been found on the proposed site
and in the surrounding area. Recorded sightings include the
following:
pli
STAFF REPORT - PLANNING
May 13, 1986
Page 9.
NWNW
Sec.
6
T6S
R7E
SENW
Sec.
5
T6S
R7E
NESE
Sec.
36
T5S
R6E
SESW
Sec.
31
T5S
R7E
NWNW
Sec.
31
T5S
R7E
SESE
Sec.
31
T5S
R7E
NE
Sec.
31
T5S
R7E
NENE
Sec.
32
T5S
R7E
(2 Records)
A survey of the area by Foundation biologists in June, 1983,
revealed suitable habitat in the north half of Sec. 6.
We recommend that the City contact the U.S. Fish and Wildlife
Service for their comments on the boundary and mitigation
issues that were mentioned above. In addition, we suggest
that you ascertain the need for a Biological Survey for
compliance with CEQA regulations related to endangered
species.
The Foundation appreciates the opportunity to comment and
participate in the environmental review process for this
project.
(NOTE: The Coachella Valley Ecological Reserve Foundation
has identified several sites within the Specific Plan
project area inhabited by the federally designated rare
and endangered Fringe -Toed Lizard species. The City has
adopted the Coachella Valley Fringe -Toed Lizard Habitat
Conservation Plan and is collecting mitigation fees from
development within the Plan's specified boundaries. The
Specific Plan area is not within the fee mitigation area.
However, fees paid for development within the designated
boundaries are expected to cumulatively minimize impacts
on the species within the entire region.)
h. No written comments have been received from the public.
STAFF COMMENT AND ANALYSIS
This report will focus on two central issues which are as follows:
* Annronriateness and Consistency of a "Very High Densi
Designation with the La Ouinta General Plan. Is the
amendment consistent with the goals and intent of the
General Plan? Are Very High Density Residential projects
appropriate developments to be encouraged in the City?
* Suitability of the project site to accommodate a
Wish Tlensity Residential land use project. Is a
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 10.
High Density Residential land use appropriate given
surrounding existing and planned land uses in the
surrounding area? Should the General Plan encourage
Very High Density Residential developments in or
nearby the "Village at La Quinta" and the "Duna La Quinta"
Specific Plan project area as well as the southern portion
of the City?
The proposal to introduce a higher density residential land use
designation than what currently exists in the General Plan, is a
bold step towards intensifying land uses in the City. During the
development of the General Plan, through many community forums,
General Plan Advisory meetings and public hearings, it became an
extablished view and strategy to limit high density residential
uses to only a few areas of the City and to restrict density to 16
units per acre. The decision made on this request may affect the
integrity of the General Plan as the City's long-range planning
statement for future development.
It seems that the existing High Density Residential Land Use
Designation (8 to 16 dwellings per acre) is sufficient in providing
for a wide range of housing development opportunities including
apartment development. The joint City Council/Planning Commission
meeting conducted on April 14, 1986, demonstrated that apartment
development is feasible and desirable at the 8 to 16 dwelling units
per acre density range. The survey also exemplified that higher
density projects in the 16 to 20 unit per acre density range, if
designed appropriately, can be functional having many desirable
aspects.
Assuming that the "Very High Density Residential" (16 - 24 units per
acre) land use designation is considered as proposed, the following
issues regarding the General Plan text and Land Use Plan should be
addressed.
General Plan Text Considerations
Community Development Element:
a. Land Use: The City's land use policy serves as the foundation for
desired growth and improvement relative to the future development
of La Quinta. The proposed amendment will allow future opportuni-
ties to intensify densities in projects throughout the City at
levels as high as 24 units per acre. Development of projects of
this density could result in negative impacts with respect to
compatibility. Of particular concern is the development of these
projects next to low or medium density type developments. The
following could be incorporated into the Community Development
Element to reduce compatibility problems between land uses:
0
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 11.
* All "Very High Density Residential" uses should
incorporate design standards to minimize compatibility
problems with adjacent Low or Medium Density Residential
uses. Building heights for Very High Density Residential
projects could be limited and setback standards relating
to height could be established. In general, multi -story
structures should be sited in a way which preserves yard
privacy of lower density adjoining development.
* Miscellaneous facilities and activities associated with
"Very High Density Residential" uses including, but not
limited to RV parking areas, garage and storage facilities,
trash enclosure locations, maintenance buildings and/or
facilities, and recreational activity centers including
tennis courts, ball playing areas, etc., should be sited
away from adjoining lower density existing and planned
developments to avoid environmental impacts.
* Very High Density projects typically include apartment
or condominium projects usually built on a large scale
(150 or more units). To avoid the development of small
Very High Density piecemeal projects, a minimum of 7-10
acres per project should be required.
b. Circulation Element: One of the major concerns brought out
during the General Plan proceedings was that higher density
projects create traffic impacts, which in certain portions of
the City, would create an undesirable circulation and traffic
problem. Although not specifically stated in the General Plan,
the intent of limiting higher density land uses in the "Village
at La Quinta" area and placing a cap on density to 16 units per
acre, was a means of minimizing City-wide traffic and circulation
impacts. Therefore, siting of higher density residential projects
should consider proper circulation throughout the City as well as
the entire Coachella Valley.
Based on the BSI Traffic Study (attached) prepared regarding Plot
Plan No. 85-254, an acre of "Very High Density Residential" at
full development (24 units per acre) will generate approximately
150 average daily trips. This is approximately 34 percent more
vehicle trips generated over the present High Density Residential
land use designation at 16 units per acre. The intent of limiting
density, particularly within the southwest portions of La Quinta,
was to minimize traffic congestion, particularly along Washington
Street. The more appropriate locations for higher density uses
are the northern sections of the City where there is more direct
access to the remainder of the Coachella Valley. Therefore, a
policy should be incorporated regarding circulation as follows:
r_
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 12.
* "Very High Density Residential" land uses should be
located to the north of Avenue 48 where there is better
circulation flow and access to the remainder of the
Coachella Valley. Higher density projects shall be
reviewed critically with respect to their cumulative
traffic impacts on Washington Street. Projects
requiring a "Very High Density Residential" land use
designation and that do not have heavy traffic generating
characteristics, such as senior citizen housing, may be
considered in other portions of the City.
* Since traffic impacts from higher density projects can
pose significant impacts on a limited capacity circu-
lation system, as exists in La Quinta, all future General
Plan Amendment requests for "Very High Density Residential"
land uses should include a detailed circulation and traffic
impact study. Each impact study should include a review
of localized as well as regional traffic impacts, and
propose methods to alleviate all identified significant
impacts.
c. Housing Element: The Housing Element directs implementation of
an inclusionary program as a part of the City's commitment to
contribute to the supply of affordable housing in La Quinta.
Higher density projects can develop housing on a lower overall
cost per dwelling unit. In this case, the "Very High Density
Residential" land use category gives the City an excellent
opportunity to implement an inclusionary housing program.
Since the "Very High Density Residential" land use category
could be used for affordable housing provision, it may be
appropriate to change the category designation title to
"Affordable Density Residential" (16 to 24 dwelling units
per acre). Relative to program implementation, an affordable
housing component should be based on density intensification,
which ultimately reduces the cost per unit of housing
construction. The following policy should be incorporated
into the Housing Element:
* The "Affordable Density Residential" land use category
shall implement the City's inclusionary housing policy
with a certain percentage of units in an applicable
project to be reserved for low and moderate income
persons as defined in Section 50079.5 of the California
Health and Safety Code and as specified below:
STAFF REPORT -
PLANNING COMMISSION
May 13,
1986
Page 13.
Percentage of Total Units of
Project
Density
a
Project Reserved as
Affordable Housing
16
to 18
units/acre
10%
Reservation Component
18
to 20
units/acre
15%
Reservation Component
20
to 22
units/acre
20%
Reservation Component
22
to 24
units/acre
25%
Reservation Component
Note that Senior Housing and related projects will be
considered without the above requirements.
d. Cultural Resources Element: "Affordable Density Residential"
projects with densities exceeding 16 units per acre are in
critical need of open space and recreational amenities/resources.
Based on the Cultural Resources Element, a variable standard of
between one and five acres per 1,000 population shall be provided.
The policy goes on to state that the standard used shall depend
upon housing type, density and the amount and availability of
private open space. "Very High Density Residential" uses are
characteristic of apartment and condominium projects having
relatively little usable open space. Therefore, to implement the
goals and intent of the Cultural Resources Element, the following
policy should be included based on project density scenarios:
FORMULA SCENARIO
* 3.4 Acres of Parkland Dedication
per 1,000 Population Generation 16 to 18 units per acre
* 3.6 Acres Parkland Dedication
per 1,000 Population Generation 18.1 to 20 units per acre
* 3.8 Acres Parkland Dedication
per 1,000 Population Generation 20.1 to 22 units per acre
* 4 Acres Parkland Dedication
per 1,000 Population Generation 22.1 to 24 units per acre
Please note that this scenario should be used as a general guide
to be incorporated into the General Plan. More or less parkland
or fees paid in lieu of parkland dedication may be required per
project approval based on type and density, as well as by other
private or public open space and/or recreational amenities
provided by the project.
GENERAL PLAN LAND USE CONSIDERATIONS
The Applicant is proposing to change approximately 29 acres of
"Medium Density Residential" (4 to 8 units per acre), and one acre
of "High Density Residential" (8 to 16 units per acre) to "Very High
0
STAFF REPORT - PL.ANNING COMMISSION
May 13, 1986
Page 14.
Density (Affordable Density)" (16 to 24 units per acre). Although the
General Plan Land Use Plan is not site specific, the 30-acre project
site generally has an ability to develop at between 124 units and 248
dwellings. The proposed will boost density of the site to between
480 and 720 units. Since the project site is within the Duna La
Quinta Specific Plan, densities are permitted to be transferred to
allow higher densities in some portions as offset by lower densities
in other portions which either exceed or are below the underlying
General Plan Land Use Plan designation. A more detailed discussion
of proposed density transfers within the Duna La Quinta project area
may be found in the concurrent Specific Plan No. 83-001, Amendment No.
3, Staff Report.
The allowance of a Very High Density Residential designation will
provide for more variety in housing development City-wide. However,
the major question regarding this proposal relative to the General
Plan Land Use Plan, is the suitability of the project site to
accommodate a Very High Density project. Previously in this
discussion, it was mentioned that siting of Very High Density
Residential projects is critical, particularly with regard to traffic
and circulation aspects. In light of this consideration, higher
density projects should be limited to those areas of the City which
can easily accommodate circulation and traffic flow. The General
Plan Land Use Plan has been designated to minimize higher density
projects to the south portions of the City, opting to focus larger
sized projects, such as this one, to the northerly portions of the
City, where circulation is less restricted.
The BSI Traffic Study points out that the cumulative traffic impacts
from the project would be immense, particularly on Washington Street
north of Calle Tampico. Given existing conditions, the Volume to
Capacity Ratio" on Washington Street would be 3.34 (cumulative impacts
from approved projects planned land uses, and the proposed project).
The study states that a "Volume to Capacity Ratio" approaches
theoretical capacity at a ratio of 1.00 and ratios of .80 indicates
less than the typical General Plan design Level of Service "C".
Obviously, major off -site circulation improvements will be needed to
accommodate the project's traffic impacts. To approve a project of
this magnitude, at this location, would be to aggrevate an already
projected traffic congestion problem on Washington Street. Once
approved in the Downtown area, one cannot discount the prospect of
other developer:; seeking higher density developments in the vicinity.
This should definitely be a consideration in reviewing siting of this
land use designation. It seems that the proposed location for the
"Very High Density Residential" land use designation is not
appropriate nor suitable for the site.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 15.
CONCLUSIONS
1. The current General Plan provides for sufficient high density
residential development opportunities at 8 to 16 dwellings per
acre.
2. One of the General Plan's primary goals is to limit high density
residential uses, particularly in the Downtown "Village at
La Quinta" area.
3. The provision of a "Very High Density Residential" (16 to 24 units
per acre) will open up development opportunities City-wide for
higher density apartment and condominium development.
4. The more appropriate or suitable locations for "Very High Density
Residential" (16 to 24 units per acre) are in the northern part
of the City where there is more direct access to the remaining
portions of the Coachella Valley.
5. "Very High Density Residential" land uses are incompatible in the
Downtown "Village at La Quinta" area.
6. "Very High Density Residential" land uses create substantial
traffic and circulation impacts requiring vast improvements to
the circulation system.
7. The "Very High Density Residential" land use designation provides
an opportunity to implement the City's Inclusionary Housing
Program.
8. "Very High Density Residential" projects are in critical need of
providing open space and recreational resources.
9. The project, as proposed, and combined with other planned and
approved land uses in the vicinity, will create undesirable
traffic congestion and circulation conflicts on Washington Street.
FINDINGS
1. The request to amend the General Plan Text to create a "Very High
Density Residential" (16 to 24 units per acre) and change the Land
Use Plan on a 30-acre site from Medium and High Density
Residential to Very High Density Residential are inconsistent with
the goals and policies of the La Quinta General Plan.
2. The current "High Density Residential" (8 to 16 units per acre)
land use designation adequately provides for development
opportunities for the City's higher density projects.
STAFF REPORT - P:LANNING COMMISSION
May 13, 1986
Page 16.
3. The request for a higher density residential land use designation
than that which currently exists in the General Plan is contrary
to the needs and desires of the City.
4. The proposed amendment is not consistent with the Duna La Quinta
Specific Plan, as amended, in Specific Plan No. 83-001, Amendment
No. 3.
5. The proposed project, combined with other planned land uses in the
vicinity, will create undesirable traffic congestion and circula-
tion conflicts on Washington Street.
RECOMMENDATION
Based upon the findings in this Staff Report, the Community
Development Department recommends denial of General Plan Amendment
No. 86-009 for the change of a 30.01-acre project site from Medium
and High Density Residential to Very High Density Residential (16 to
24 units per acre) and for the Text change to introduce a new Very
High Density Residential land use designation.
PREPARED BY:
G '
Gary W. Price
Associate Planner
GWP:dmv
Atchs: 1. Zoning Map
2. General Plan Land Use Map
3. BSI Traffic Study
APPROVED BY:
XQ - /ZA -
Lawrence L. Stevens, AICP
Community Development Director
In
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ATTACHMENT NO. 1
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GENERAL PLAN LAND USE MAP
ATTACHMENT NO. 2
) II 1 C ONSULTAN TS INC.
Consultants to Governmental Agencies
April 17, 1986
Mr. Larry Stevens, AICP
PlanningDirector CITY OFLAQQUINTA
City of La Quinta COMMUNITY DEVELOPMENT DEPT
P.O. Box 154CI
78-105 Calle Estado
La Quinta, California 92253
ATTN: Gary W. Price, Associate Planner
SUBJECT: TRAFFIC IMPACT OVERVIEW FOR ENVIRONMENTAL ASSESS-
MENT 85-050
Dear Mr. Stevens:
The purpose of this letter report is to address potential
traffic impacts and mitigation projects associated with the
proposed Duna La Quinta land use intensification. Separate
sections are presented below to document Background Informa-
tion, Travel Demand Forecast, Traffic Impacts and Mitigation
Projects.
BACKGROUND INFORMATION
As part of the City of La Quinta environmental assessment
85-050, the need was identified to overview potential traf-
fic impacts. At issue is a request to increase approximately
30 acres of the planned Duna La Quinta development from 13
units per acre to 24 units per acre. This equates to 330
additional multi -family dwelling units.
The subject 30 acres are located north of Calle Tampico,
west of Washington Street, and east of the proposed Desert
Club Drive extension.
TRAVEL DEMAND, FORECAST
The 330 additional multi -family dwelling units which would
be constructed upon approval of the request are projected to
generate 2,050 average daily two-way trip ends, and 195 peak
hour trip ends (of which 110 would be inbound and 85 would
be outbound during the PM peak hour). The source of applied
trip generation rates is traffic generation counts collected
by Car Counter Company at the Sunrise Country Club January
25 through January 29, 1979, with generation factors devel-
oped from peak weekday (Friday) data based on 548 dwelling
units.
69-730 Highway 111 • Rancho Mirage. California 92270 • 1619) 324-1111
A Berryman 6 Stephenson Industries Company
Mr. Larry Stevens, AICP
April 17, 1986
Page Two
Trip distribution and traffic assignment of the project gen-
erated trip ends was premised upon the following percentage
assumptions: 10 percent to/from the west on Calle Tampico;
20 percent to/from the south on Washington Street; and 70
percent to/from the north on Washington Street. Table I sum-
marizes average daily traffic (ADT) and PM peak hour traffic
assigned to the referenced arterial segments.
Table I.
Arterial Segment
Trip Assignment Data
Two-way ADT
PM Peak Hour
Calls Tampico west
of project access 205 20
Calls Tampico east
of project access 1.845 175
north of Calle Tampico 1,435 135
Washington Street
south of Calle Tampico 410 40
TRAFFIC IMPACTS
Traffic impacts potentially associated with the subject land
use intensification were quantified by volume to capacity
(V/C) ratio analyses of existing ADT, existing plus project
ADT, and cumulative ADT forecasts. The source of existing
ADT was the prune 1983 Traffic Impact Report - Duna La Quinta
Specific Plan, prepared by Linscott, Law & Greenspan, Inc.
The source of cumulative ADT forecasts was the 1984 City of
La Quinta Areeawide Traffic & Circulation Study, prepared by
BSI Consultants, Inc.
V/C ratios are simply ADT divided by assigned capacity of
10,000 ADT for these segments; as the ratio approaches 1.00
the arterial segment approaches theoretical capacity. Any
ratio in excess of 0.80 indicates less than typical general
plan design level of service "C" conditions are provided.
The calculated V/C ratios are indicated in Table II.
Table II. V/C Ratio Information
Existing (E)
E
+ Project
Cumulative
Arterial Segment
ADT
V/C
ADT
V C
ADT
V/C
Calls Tampico west
of project access
3,000
0.30
3,205
0.32
N/A
N/A
Calle Tampico east
of project access
3,000
0.30
4,845
0.48
N/A
N/A
Washington Street
north of Tampico
4,336
0.43
5,771
0.58
33,435
3.34
Washington Street
south of Tampico
1,830
0.18
2,240
0.22
N/A
N/A
Mr. Larry Stevens, AICP
April 17, 1986
Page Three
TRAFFIC IMPACTS AND MITIGATION PROJECTS
Existing plus project traffic impacts identified for more
detailed analysis include the potential need for traffic
signalization of the Calle Tampico/Washington Street inter-
section (traffic signal warrants based on estimated average
daily traffic are forecasted to be met for minimum vehicular
traffic, as indicated in the attached signal warrant); and
signalization of the project access which is recommended to
be located approximately one -quarter mile (i.e., midway)
between Desert Club and Washington Street intersection). In
addition, a secondary access driveway intersecting Desert
Club is recommended to be spaced 500 foot from Calle Tampico
(as the Desert Club/Calle Tampico intersection is projected
to require signalization for ultimate conditions).
An additional mitigation project to be explored involves the
provision of a separate deceleration/right turn only lane
for westbound Calls Tampico into the project access driveway
as nearly 100 PM peak hour trips may be anticipated (i.e.,
110 PM peak hour inbound trip ends times 90 percent
assignment east of project access equals 99 trip ends).
Cumulative development traffic impact analysis must give
consideration to arterial sizing of Calls Tampico and Wash-
ington Street south of Calls Tampico.
IN CLOSING
Thank you for the opportunity to
If we may be of further assistance
please feel free to call.
Sincerely,
BSI Consultants, Inc.
John Lower, AIC:P
Project Manager
attch.
submit this information.
to you in this matter,
MEMORANDUM
CITY OF LA OUINTA
3. �".
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: May 13, 1986
SUBJECT: SPECIFIC PLAN NO. 83-001, AMENDMENT NO. 3
LOCATION: Generally Bounded by Avenue 50 on the North, Calle
Tampico and Avenue 52 on the South, Avenida Bermudas on
the West, and Adams Street on the East.
APPLICANT: Landmark Land Company of California, Inc.
REQUEST: Approval to Delete 63 Acres and Amend Densities on
Portions of the Specific Plan to Allow 1,225 Dwellings
and 6 Acres of Commercial on 180 acres.
BACKGROUND
1. General Plan:
a. Land Use Plan: SEE MAP ATTACHMENT NO. 1.
b. Circulation Plan: Washington Street and Avenue 52 - Major
Arterials, 120-foot right-of-way, Specific Plan Roads; Calle
Tampico and Avenue 50 - Primary Arterials, 100/110-foot
right-of-way (Avenue 50 - 100-foot right-of-way).
c. Open Space/Community Facilities Plan: Washington Street and
Calle Tampico - Primary Image Corridors; Avenue 50 east of
Washington Street - Secondary Image Corridor; Neighborhood
Parks (5-10 acres in size) in vicinity.
2. Zoning: SEE ATTACHMENT NO. 2.
3. Existing Conditions: The following development has occurred
within the Specific Plan (phases correspond to those shown on
Exhibit "A"):
* Phase 1 - Development of entire 19 acres with 77 units complete.
(Tract 18767)
* Phase 2 & 5 - (Combined as per conditions of approval) -
Development of 1.48 acres of total 8.71-acre site,
completion of 10 of approved 54 units.
I
f t
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2.
* Phase 4 - Completion of entire 16-unit development on 4.3 acres.
* Phase 6 - Six -acre commercial site cleared, grading has not
begun.
* Golf Course - Forty-four (44) acres of golf course within
Specific Plan area and the course within the flood
channel area complete.
The portion of the project south of the La Quinta Stormwater
Channel and west of Washington Street is currently vacant,
although limited rough grading and clearing of vegetation has
occurred. The designated residential areas east of Washington
Street are vacant. The area designated as parkland on Exhibit "A"
is in temporary use as a golf school. The southeasterly portion
of the development is in temporary usage as an interim sewage
treatment facility and as baseball playing fields.
Water, sewer, electric, natural gas, and telephone are available
to the site. The interim sewage treatment facility which is
operated by Coachella Valley Water District will be relocated
from the "Duna La Quinta" site to the site of the new regional,
permanent, treatment facility to be constructed in the vicinity
of the Thermal Airport. Electric is provided through the Marshall
Street Substation on Washington Street and the new substation on
Avenue 52 east of Jefferson Street. All the utilities have
adequate capacities or can be upgraded to provide service to the
site.
Regarding public streets, all the adjacent roads with the
exception of Adams Street and a portion of Avenue 50 are two-lane,
paved streets. Avenue 50 west of Washington Street adjacent to
the project's boundary is fully developed with four travel lanes.
Adams Street is a dirt road.
4. Environmental Assessment: Refer to the Staff Report prepared for
General Plan Amendment No. 86-009.
5. Project Description: The Applicant is requesting substantial
changes to the currently approved "Duna La Quinta" Specific Plan.
These changes are as follows:
a. Phases 2 & 5: Separate into individual phases again, and
increase the density of Phase 2 from 6 to 8.15
units per acre, and increase the density of
Phase 5 from 6 to 8.72 units per acre, for a
total of 52 and 20 units, respectively.
It +
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3.
b. Phase 3: Increase the density from 3 to 5 units Fier acre, for
an increase of units from 24 to 40.
c. Phase 4: Decrease the acreage from 5 to 4.32 acres as per
the approved land division; increase density from
3.2 to 3.7 units per acre (no change in total of
16 units.
d. Phase 7: Decrease acreage from 33 to 30 acres (correction);
increase density from 13 to 24 units per acre, a
change from 429 units to 720 total units. (General
Plan Amendment No. 86-009 has been filed on this
phase by Western Corporation.)
e. Phase 8: Decrease size from 65 to 60 acres (portion deleted
is a part of "Oak Tree West/La Quinta Lodge"
Specific Plaq; increase density from 4.6 to 5.0
units per acre so that overall number of units
remains at 300.
f. Phase 9: Delete entire 57 acres, which is now part of the
"Oak Tree West/La Quinta Lodge" Specific Plan.
g. Delete Adams Street from the Calle Tampico Alignment to
existing Avenue 52.
h. Add Calle Tampico from Calle Rondo to Adams Street.
In summary, the total Specific Plan area would be decreased from
246 acres to 180 acres, the total number of units would be
increased to 1,225 dwellings, and the overall gross residential
density would be increased from 4.78 to 7.04 dwellings per acre.
(Refer to Attachment No. 3 for a detailed summary of currently
proposed and previously approved amendments to this Specific
Plan.)
6. Comments from Other Agencies:
a. City Engineer: The following conditions of approval are
deemed necessary when site development occurs:
(1) The Applicant shall dedicate all necessary public street
and utility easements as required by the City Engineer.
(2) That the Applicant shall construct street improvements
for all abutting public streets and private! streets to
the requirements of the City Engineer and the La Quinta
Municipal Code (LQMC).
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 4.
(3) Public and private street improvement plans shall be
prepared by a Registered Civil Engineer and submitted to
the City Engineer for review and approval. Street design
and improvements shall conform with the General Plan and
comply with City Standrds as determined by the City
Engineer and as adopted by the LQMC.
(4) The Applicant shall submit a grading plan prepared by a
Registered Civil Engineer to the City Engineer for review
and approval. The grading shall be conducted in
accordance with the City Engineer's requirements.
(5) A preliminary geological and soils engineering investi-
gation shall be done and the report submitted to the
City Engineer, along with the grading plan, with the
recommendations incorporated into the grading plan.
(6) Drainage disposal facilities shall be provided as
required by the City Engineer.
(7) 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.
(8) The Applicant acknowledges that the City is considering
a City-wide Landscape and Lighting District and by
recording a subdivision map agrees to be included in the
district. Any assessments will be done on a benefit
basis as required by law.
(9) The following modifications to the streets shown on
Exhibit "A" shall be made:
(a) The alignment of Calle Tampico at Adams: Street shall
be in accordance with the requirements of the City
Engineer.
(b) Modify the plan to show the realignment: of Adams
Street between Calle Tampico and Avenue: 50.
(c) Modify the exhibit to show the future alignment of
Desert Club Drive north of Calle Tampico for the
"Plaza Tampico" project (Phase 6).
b. City Fire Marshal: In regards to this Specific Plan, the Fire
Department would have concerns in the following areas:
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 5.
(1) In the northwest portion of the plan, a roadway is shown
separating Duna La Quinta from the Western Corporation's
project. This roadway deadends on both the east and west
ends. It is an extremely long and emergency access to
this roadway should be required.
(2) In the northwest portion of the plan, a roadway
connecting at Avenida Ultimo and serving this portion of
the plan should be required to have secondary emergency
access on the north at Avenue 50 or east on Adams Street.
(3) All street cul-de-sacs longer than 150' are required to
have a 90' diameter turnaround for emergency vehicles.
(4) Applicants/Developers will be expected to participate in
funding of central fire station project. An up -front
contribution of an amount to be determined will be
required, although any such contribution will be applied
as a credit to Infrastructure Fees. Applicants/
Developers will be advised as to cost and payment
schedule when they are determined.
C. Community Safety Department: No comment at this time.
d. Building Division: No comment.
e. Coachella Valley Water District:
(1) A portion of the area is subject to shallow flooding and
is designated Zone A3 on Federal Flood Insurance Rate
Maps in effect at this time.
(2) Water and sanitation service will be furnished upon
payment of certain fees and charges by the developer.
(3) The area shall be annexed into the CVWD Improvement
District No. 55.
(4) There may be conflicts with existing facilities. CVWD
requests withholding building permits until necessary
facilities are relocated.
f. Southern California Gas Company: Facilities existing on
Washington Street and within northwest portion of project.
g. Sunline Transit: With respect to proposed Phase 7
(Western Corporation apartment project), sees no problem in
the long term regarding provision of services. Requests to
work with City on design and location of bus shelters and
turnouts.
i
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 6.
h. Desert Sands Unified School District: Condition approval to
require payment of school impact mitigation fee for all
residential lots and units.
i. La Quinta Chamber of Commerce: Acknowledged receipt of plan,
which will be kept on file in their office.
j. Coachella Valley Ecological Reserve Foundation: SEE REPORT
ON GENERAL PLAN AMENDMENT NO. 86-009.
k. Comments were requested, but not received from the following
agencies: Imperial Irrigation District, General Telephone,
La Quinta Property Owners Association, and Riverside County
Sheriff.
7. Comments from the Public: No written comments from the public
have been received in support of or opposition to the proposed
amendment to the Specific Plan.
8. Related Approvals and Actions: SEE REPORT ON GENERAL PLAN
AMENDMENT NO. 86-009.
AMENDMENTS TO THE LAND DEVELOPMENT PLAN
The following is a discussion of the various requested changes to the
Specific Plan as outline previously in the "Project Description"
section of this report.
Phases 2 and 5: The Applicant is requesting to separate these two
phases and to increase the density of each from six (6) units per
acre to 8.15 and 8.72 units per acre. Total number of units would
increase from 54 to 72 dwellings. (The change in the toal acreage
from 9 to 8.69 is a correction based upon actual rather than
estimated acreage of the site.)
Regarding the division of Phases 2 and 5, although noted on the map
that they are combined, different densities for each are shown. To
avoid the possible future misconceptions that densities are being
approved as shown on Exhibit "A" (with higher density adjacent to
Washington Street), these two areas should be designated as one phase
on the map with a single, maximum density specified.
Regarding the density, the Applicant is requesting an increase from
six (6) units per acre to 8.3 units per acre. The current density is
based upon the number of units approved in Tract Map No. 20158
recorded on this site. While the originally approved density for this
area was eight (8), units per acre, the current lower density is more
appropriate based upon our experience with the existing development on
the site. With the larger sized units, which can be expected adjacent
to the golf course, and which were approved for the existing tract on
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 7.
the site, 6.21 units per acre creates a very intensive appearing
development. In fact, the current development barely complied with
the city's planned residential development standard requiring that
30 percent of the site be retained as usable open space.
A second consideration regarding density is that since the last
approval of an amendment to the Specific Plan, the City has adopted
the General Plan policy that development along Washington Street
should have a lower density character and appearance. As this site
is very open to view from Washington Street, it is appropriate that
density not be increased to 8.3 units per acre. While the existing
approval for 6 units per acre on the site cannot reasonably be
modified since there is a recorded tract, any redesign of this
project should take into consideration that building coverage area
should be minimized in order to reduce the appearance of a high
density project.
Phase 3: The Applicant is requesting an increase in density from
3 to 5 units per• acre for an increase in the total number of units
from 24 to 40. The current lower density is consistent with the
Tentative Tract Map No. 21123 approved on the site, which has 20
units on 6.7 acres.
The same issues discussed with respect to Phases 2 and 5 apply here.
First, the Specific Plan designation should be consistent with the
approved project on the site. Secondly, because of the project's
location along the top of the stormwater channel level, the units will
be very visible. As shown for the approved development to the north
of this site, the construction of larger units at a lower density
still creates a very intensive appearing development. Therefore, in
order to avoid a solid wall of units on top of the levee, the density
should be retained at the current 3 units per acre until such time
that a revised development plan on the site is submitted demonstrating
that the design and size of the units will minimize the appearance of
intensity.
Phase 4: The change in the size (5 to 4.32 acres) and the density
(3.2 to 3.7 units per acre) is a correction of the current approval
based upon the recorded and constructed Tract No. 20218 on the site.
When this project was approved, the maximum allowable density for
this phase was five (5) units per acre.
Phase 7: The Western Corporation has filed the following applica-
tions on this phase: General Plan Amendment No. 86-009, Change of
Zone No. 85-020, and Plot Plan No. 85-254.
The Community Develodpment Department is recommending denial of the
General Plan Amendment and retention of the density at its currently
approved 13 units per acre.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 8.
Phase 8: Landmark Land Company is proposing the deletion of five
(5) acres which were included within the boundary of the approved
"Oak Tree West/La Quinta Lodge" Specific Plan. Approval of this
deletion is required to eliminate the conflict between the two
Specific Plans having overlapped areas.
Note that the six (6) acre park site is within the "Oak Tree West/
La Quinta Lodge" project site. Dedication of this park was a require-
ment on this other Specific Plan approval, not that of
"Duna La Quinta".
The Applicant is requesting an increase in density from 4.6 to 5 units
an acre to compensate for the five (5) acres removed from this
Specific Plan and included within their adjacent project. The total
number of units will remain at 300. This is not a significant
increase and is consistent with the recommended density limit of five
(5) units per acre on the perimeter of the adjacent "Oak Tree West/
La Quinta Lodge" project. This is also compatible with the density
proposed by Morris and Grayson on their property located at the
southwest cornea of Avenue 50 and realigned Adams Street. The
density would slightly exceed the density of the existing single
family residential neighborhood adjacent to the west, which is
approximately four (4) units per acre.
The Community Development Department has no strong objection to the
density change.
Phase 9: The deletion of this 57-acre phase is required since this
area has been included within the "Oak Tree west/La Quinta Lodge"
Specific Plan area.
AMENDMENTS AND CONCERNS REGARDING CIRCULATION
The Applicant's proposal to add Calle Tampico between Calle Rondo and
Adams Street, and to delete Adams Street between Calle Tampico and
existing Avenue 52, are both in response to the conditions of approval
for the adjacent "Oak Tree West/La Quinta Lodge" Specific Plan. These
conditions required the dedication and improvement of a 60-foot-wide,
local street between Calle Tampico and the Avenue 50 school and park
entrance. Therefore, the Applicant's request to add Calle Tampico and
delete Adams Street south of Calle Tampico is consistent. However, as
commented by the City Engineer, the following changes should be made
or noted on Exhibit "A":
* That northerly portion of Adams Street which is being
realigned to match up with the school/park entrance
shall be shown on the plan, with those portions of
Adams Street to be retained and deleted so noted on
the plan.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 9.
* The design of the intersection of Calle Tampico and
Adams Street is conceptual only, with the street
design and turn radius subject to the City Engineer's
review and approval.
Regarding on -site circulation, the Fire Marshal has expressed concern
about the long cul-de-sacs shown in Phase 8. In addition, the
entrance to this phase is not shown on the map. On -site circulation
can be adequately addressed by requiring an overall circulation plan
for this area prior to approval of land division or other development
applications. The residents' main access to this phase should be on
Adams Street to avoid possible traffic safety hazards on Avenue 50
from the impaired sight distance due to the channel and potential
conflict with the entrance to the public school and park sites.
Concerning on -site circulation in the west portion of the Specific
Plan, the on -site street plan should be modified to conform with the
requirements placed on Plaza Tampico and the Western Corporation's
project located in Phases 6 and 7, respectively.
COMPLIANCE WITH THE GENERAL PLAN
Since the last amendment to the Duna La Quinta Specific Plan was
adopted prior to the City's adoption of the amended La Quinta General
Plan, the following is a summary of the Specific Plan's compliance
with these new policies:
Hazards Element:, -
The Specific Plan will be brought into compliance with the noise
hazards section by requiring compliance with the City's adopted noise
standards, preparation and submittal of appropriate noise studies,
and implementation of necessary noise mitigation measures.
Natural Resources Element:
The proposed development is in compliance with the policies regarding
air resources, air quality, energy resources, and water resources.
Cultural Resources Element:
The Parks/Open Space Resources section of this element (Policy 5.6)
requires developer dedication or park land, or in -lieu fees to
achieve the City's adopted standard of between one to five acres of
park land per 1,000 in population (this ratio is dependent upon
housing type, density, and the amount and availability of private
open space and recreational facilities). The Open Space/Community
Facilities Plan also indicates four neighborhood parks (5 to 10
acres) in the vicinity of the project; the only one not existing or
agreed for dedication is located east of the Specific Plan area.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 10.
Due to the fact 'that a higher density apartment project is proposed
on Phase 7, and the fact that the golf course within the Specific
Plan is private and not available to non-members, the dedication of
park land off -site or the dedication of in -lieu fees in addition to
Infrastructure Fees is recommended. This would be consistent with
the requirement placed on the "Grove" or the "Oak Tree West" Specific
Plans. The environmental assessment prepared on the project
recommends four (4) acres of land or equivalent in -lieu fees based
upon anticipated population and the types of units proposed.
Community Development Element:
Land Use Policies: As discussed in the report for General Plan
Amendment No. 86-009, the underlying General Plan Land Use
Designations are! Medium Density Residential (4-8 units per acre),
some High Density Residential (8-16 units per acre) and Village
Commercial. The overall gross density (including the golf course,
excluding the commercial portion) is 6.81 units per acre; however,
the net residential density (excluding the commercial and golf course,
which is not open for the use of all the residents of the Specific
Plan), the density is 9.01 units per acre. Approval of the General
Plan Amendment or modification of the project as proposed will bring
this plan into compliance.
Infrastructure ]'Element:
The plan is consistent with this element provided that the following
changes are made to the conditions of approval:
* Require compliance with the General Plan, Washington
Street Specific Plan, and City Standards in effect at
the time of construction of improvements.
* Designate Adams Street as a 60-foot-wide, local street
between Calle Tampico and Avenue 50.
* Require construction of landscaped medians in accordance
with the General Plan and the City's Standards and
procedures in effect at the time of construction.
* Require! compliance with the City's areawide drainage
plan as; adopted at the time of construction.
* Require: payment of an Infrastructure Fee for new
construction.
Housing Element_
No changes are required for compliance.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 11.
ADDITIONAL COMMENTS
A number of the new conditions of approval are recommended in order
to bring this Specific Plan into compliance with the City's current
policies and requirements which were not applied to the original and
subsequent approvals in 1984. Examples include the requirement for
landscaped medians and compliance with the city's areawide drainage
plans.
Staff recommends an additional condition limiting building height on
the project perimeter, as was required for the three other major
Specific Plans approved in the past. The area of special concern is
Phase 8 where it is adjacent to an existing single-family neighbor-
hood. The same condition placed on the adjacent "Oak Tree West"
project, which limits height to one story or 20 feet within 200 feet
of the project perimeter, should be applied on new residential
construction within the Specific Plan.
CONCLUSION
1. The Specific. Plan as recommended with 861 units and 6 acres of
commercial on a total 180-acre site is consistent with the
La Quinta General Plan Land Use Plan designation of Medium
Density Residential and village Commercial.
2. The recommended densities for Phases 2, 3, 4, and 5 are
consistent with currently approved residential developments
in this area and with General Plan policies regarding the
lower density character and appearance of the Washington
Street corridor.
3. The deletion of a portion of Phase 8 and the deletion of
Phase 9 will bring the land use portion of the "Duna La Quinta"
Specific Plan into conformance with the approved "Oak Tree West/
La Quinta Lodge" Specific Plan.
4. The reduction of the density on Phase 7, the Western Corporation
project, is consistent with the recommendation for General Plan
Amendment No. 86-009 and its related findings.
5. The designation of a local street from the intersection of Calle
Tampico and Calle Rondo to the City park and school site entrance
on Avenue 50 will bring the Specific Plan into compliance with
the La Quinta General Plan and the approved "Oak Tree West/
La Quinta Lodge" Specific Plan.
6. The requirement for a noise analysis and the provision of
appropriate mitigation measures will bring the plan into
compliance with the Cultural Resources Element.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 12.
7. The recommendation for dedication of a site or in -lieu fees for
a park site will bring the Specific Plan into compliance with
the Cultural Resources Element.
8. The recommended changes in residential density will bring this
plan into compliance with the Community Development Element of
the General Plan.
9. The approval as conditioned for street and drainage improvements
is consistent with the Infrastructure Element and City require-
ments.
10. That portion of the site proposed for development is almost
entirely level. Water, sewer, electric, gas, and telephone
service is existing on the site and the systems can be expanded
to provide service to this development.
11. Compatibility of this project will be ensured by the use of
building density, height and type restrictions included within
the conditions of approval.
12. Although the: project could have a significant adverse impact on
the environment, the mitigation measures agreed to by the
Applicant and incorporated into the conditions of approval will
mitigate these project impacts to the extent feasible.
13. Cumulative and unavoidable impacts were previously addressed
within the Statement of Overriding Considerations adopted in
conjunction with the La Quinta Redevelopment Project No. 1, of
which this Specific Plan is a portion.
FINDINGS
1. The Specific Plan as recommended is consistent with the La Quinta
General Plan.
2. The Specific Plan is consistent with the adopted Washington Street
Specific Plan.
3. The Specific Plan is consistent with the adopted La Quinta
Redevelopment Project No. 1 plan.
4. There are no physical constraints which would prohibit development
of the site as proposed.
5. Public services and utilities can be provided to the development.
6. Although approval of the amendment could result in an adverse
impact on the environment, the recommended amendments to the
proposal and the incorporation of mitigation measures into the
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 8.
Phase 8: Landmark Land Company is proposing the deletion of five
(5) acres which were included within the boundary of the approved
"Oak Tree West/La Quinta Lodge" Specific Plan. Approval of this
deletion is required to eliminate the conflict between the two
Specific Plans having overlapped areas.
Note that the six (6) acre park site is within the "Oak Tree West/
La Quinta Lodge" project site. Dedication of this park was a require-
ment on this other Specific Plan approval, not that of
"Duna La Quinta".
The Applicant is requesting an increase in density from 4.6 to 5 units
an acre to compensate for the five (5) acres removed from this
Specific Plan and included within their adjacent project. The total
number of units will remain at 300. This is not a significant
increase and is consistent with the recommended density limit of five
(5) units per acre on the perimeter of the adjacent "Oak Tree West/
La Quinta Lodge" project. This is also compatible with the density
proposed by Morris and Grayson on their property located at the
southwest corner- of Avenue 50 and realigned Adams Street. The
density would slightly exceed the density of the existing single
family residential neighborhood adjacent to the west, which is
approximately four (4) units per acre.
The Community Development Department has no strong objection to the
density change.
Phase 9: The deletion of this 57-acre phase is required since this
area has been included within the "Oak Tree West/La Quinta Lodge"
Specific Plan area.
AMENDMENTS AND CONCERNS REGARDING CIRCULATION
The Applicant's proposal to add Calle Tampico between Calle Rondo and
Adams Street, and to delete Adams Street between Calle Tampico and
existing Avenue 52, are both in response to the conditions of approval
for the adjacent "Oak Tree west/La Quinta Lodge" Specific Plan. These
conditions required the dedication and improvement of a 60-foot-wide,
local street between Calle Tampico and the Avenue 50 school and park
entrance. Therefore, the Applicant's request to add Calle Tampico and
delete Adams Street south of Calle Tampico is consistent. However, as
commented by the City Engineer, the following changes should be made
or noted on Exhibit "A":
* That northerly portion of Adams Street which is being
realigned to match up with the school/park entrance
shall be shown on the plan, with those portions of
Adams Street to be retained and deleted so noted on
the plan.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 9.
* The design of the intersection of Calle Tampico and
Adams Street is conceptual only, with the street
design and turn radius subject to the City Engineer's
review and approval.
Regarding on -site circulation, the Fire Marshal has expressed concern
about the long cul-de-sacs shown in Phase 8. In addition, the
entrance to this phase is not shown on the map. On -site circulation
can be adequately addressed by requiring an overall circulation plan
for this area prior to approval of land division or other development
applications. The residents' main access to this phase should be on
Adams Street to avoid possible traffic safety hazards on Avenue 50
from the impaired sight distance due to the channel and potential
conflict with the entrance to the public school and park sites.
Concerning on -site circulation in the west portion of the Specific
Plan, the on -site street plan should be modified to conform with the
requirements placed on Plaza Tampico and the Western Corporation's
project located in Phases 6 and 7, respectively.
COMPLIANCE WITH THE GENERAL PLAN
Since the last amendment to the Duna La Quinta Specific Plan was
adopted prior to the City's adoption of the amended La Quinta General
Plan, the following is a summary of the Specific Plan's compliance
with these new ;policies:
Hazards Element_
The Specific Plan will be brought into compliance with the noise
hazards section by requiring compliance with the City's adopted noise
standards, preparation and submittal of appropriate noise studies,
and implementation of necessary noise mitigation measures.
Natural Resources Element:
The proposed development is in compliance with the policies regarding
air resources, air quality, energy resources, and water resources.
Cultural Resources Element:
The Parks/Open Space Resources section of this element (Policy 5.6)
requires developer dedication or park land, or in -lieu fees to
achieve the cit:y's adopted standard of between one to five acres of
park land per 3.,000 in population (this ratio is dependent upon
housing type, density, and the amount and availability of private
open space and recreational facilities). The Open Space/Community
Facilities Plan also indicates four neighborhood parks (5 to 10
acres) in the vicinity of the project; the only one not existing or
agreed for dedication is located east of the Specific Plan area.
0
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 10.
Due to the fact that a higher density apartment project is proposed
on Phase 7, and the fact that the golf course within the Specific
Plan is private and not available to non-members, the dedication of
park land off -site or the dedication of in -lieu fees in addition to
Infrastructure Fees is recommended. This would be consistent with
the requirement placed on the "Grove" or the "Oak Tree west" Specific
Plans. The environmental assessment prepared on the project
recommends four (4) acres of land or equivalent in -lieu fees based
upon anticipated population and the types of units proposed.
Community Development Element: _
Land Use Policies: As discussed in the report for General Plan
Amendment No. 86-009, the underlying General Plan Land Use
Designations are Medium Density Residential (4-8 units per acre),
some High Density Residential (8-16 units per acre) and Village
Commercial. The: overall gross density (including the golf course,
excluding the commercial portion) is 6.81 units per acre; however,
the net residential density (excluding the commercial and golf course,
which is not open for the use of all the residents of the Specific
Plan), the density is 9.01 units per acre. Approval of the General
Plan Amendment or modification of the project as proposed will bring
this plan into compliance.
Infrastructure ]Element:
The plan is consistent with this element provided that the following
changes are made to the conditions of approval:
* Require compliance with the General Plan, Washington
Street Specific Plan, and City Standards in effect at
the time of construction of improvements.
* Designate Adams Street as a 60-foot-wide, local street
between Calle Tampico and Avenue 50.
* Require construction of landscaped medians in accordance
with the General Plan and the City's Standards and
procedures in effect at the time of construction.
* Require! compliance with the City's areawide drainage
plan as; adopted at the time of construction.
* Require! payment of an Infrastructure Fee for new
construction.
Housing Element_
No changes are required for compliance.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 11.
ADDITIONAL COMMENTS
A number of the new conditions of approval are recommended in order
to bring this Specific Plan into compliance with the City's current
policies and requirements which were not applied to the original and
subsequent approvals in 1984. Examples include the requirement for
landscaped medians and compliance with the City's areawide drainage
plans.
Staff recommends an additional condition limiting building height on
the project perimeter, as was required for the three other major
Specific Plans approved in the past. The area of special concern is
Phase 8 where it. is adjacent to an existing single-family neighbor-
hood. The same condition placed on the adjacent "Oak Tree West"
project, which limits height to one story or 20 feet within 200 feet
of the project perimeter, should be applied on new residential
construction within the Specific Plan.
CONCLUSION
1. The Specific; Plan as recommended with 861 units and 6 acres of
commercial on a total 180-acre site is consistent with the
La Quinta General Plan Land Use Plan designation of Medium
Density Residential and Village Commercial.
2. The recommended densities for Phases 2, 3, 4, and 5 are
consistent with currently approved residential developments
in this area and with General Plan policies regarding the
lower density character and appearance of the Washington
Street corridor.
3. The deletion of a portion of Phase 8 and the deletion of
Phase 9 will bring the land use portion of the "Duna La Quinta"
Specific Plan into conformance with the approved "Oak Tree West/
La Quinta Lodge" Specific Plan.
4. The reduction of the density on Phase 7, the Western Corporation
project, is consistent with the recommendation for General Plan
Amendment No. 86-009 and its related findings.
5. The designation of a local street from the intersection of Calle
Tampico and Calle Rondo to the City park and school site entrance
on Avenue 50 will bring the Specific Plan into compliance with
the La Quinta General Plan and the approved "Oak Tree West/
La Quinta Lodge" Specific Plan.
6. The requirement for a noise analysis and the provision of
appropriate mitigation measures will bring the plan into
compliance with the Cultural Resources Element.
•
STAFF REPORT
May 13, 1986
Page 12.
- PLANNING COMMISSION
7. The recommendation for dedication of a site or in -lieu fees for
a park site will bring the Specific Plan into compliance with
the Cultural Resources Element.
8. The recommended changes in residential density will bring this
plan into compliance with the Community Development Element of
the General Plan.
9. The approval as conditioned for street and drainage improvements
is consistent with the Infrastructure Element and City require-
ments.
10. That portion of the site proposed for development is almost
entirely level. Water, sewer, electric, gas, and telephone
service is existing on the site and the systems can be expanded
to provide service to this development.
11. Compatibility of this project will be ensured by the use of
building density, height and type restrictions included within
the conditions of approval.
12. Although the project could have a significant adverse impact on
the environment, the mitigation measures agreed to by the
Applicant and incorporated into the conditions of approval will
mitigate these project impacts to the extent feasible.
13. Cumulative and unavoidable impacts were previously addressed
within the Statement of Overriding Considerations adopted in
conjunction with the La Quinta Redevelopment Project No. 1, of
which this Specific Plan is a portion.
FINDINGS
1. The Specific Plan as recommended is consistent with the La Quinta
General Plan.
2. The Specific Plan is consistent with the adopted Washington Street
Specific Plan.
3. The Specific Plan is consistent with the adopted La Quinta
Redevelopment Project No. 1 plan.
4. There are no physical constraints which would prohibit development
of the site as proposed.
5. Public services and utilities can be provided to the development.
6. Although approval of the amendment could result in an adverse
impact on the environment, the recommended amendments to the
proposal and the incorporation of mitigation measures into the
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 13.
Specific Plan approval will minimize these impacts to the extent
feasible.
7. Development of the site as recommended will be compatible with
existing and. anticipated areawide development.
STAFF RECOMMENDATION
Based upon the Findings, the Community Development Department
recommends approval of Specific Plan No. 83-001, Amendment No. 3, in
accordance with Exhibit "A", as amended, and subject to the attached
conditions of approval.
PREPARED BY:
Sa/ L /B" onner
Principal Planner
SLB:dmv
Atchs: 1. Exhibit "A"
2. Conditions of
3. Attachment No.
4. Attachment No.
5. Attachment No.
APPROVED BY:
Lawrence L. Stevens, AICP
Community Development Director
Approval
1, General
2, zoning
3, Summary
Plan
of Amendments
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RESIDENTIAL
VERY LOW DENSITY
r
LOW DENSITY
MEDIUM DENSITY
HIGH DENSITY
COMMERCIAL
VILLAGE COMMERCIAL
r7771 TOURIST COMMERCIAL
0-2 dwellings/acre
2-4 dwellings/acre
4-8 dwellings/acre
SPECIAL COMMERCIAL
6.
MIXED COMMERCIAL
GENERAL COMMERCIAL
COMMERCIAL PARK
®
8-16 dwellings/acre
WATERCOURSE/FLOOD CONTROL
Ed
LAND USE PLAN
ATf &H.MENT 1
I4AND
USE SUMMARY
SPECIFIC
PLAN NO. 83-001
"Duna
La Quinta"
PROPOSED AMEND.
NO. 2
AMEND NO. 1
RECOMMENDATION
TOTAL PROGECP AREA
180
ac
246 ac
246
ac
180
ac
COMMERCIAL AREA
6
ac
6 ac
0
ac
6
ac
GOLF COURSE AREA
44
ac
44 ac
44
ac
44
ac
RESIDENTIAL AREA
130
ac
196 ac
202
ac
130
ac
NUMBER OF DWELLINGS
1225
du
1146 du
1277
du
861
du
TYPES OF DWELLINGS:
CONDOMINIUMS
505
du
717 du
770
du
432
du
APAR'II4DM
720
du
429 du*
507
du*
429
du
NET RESIDENTIAL DENSITY**
9.42
du/ac
5.85 du/ac
6.32
du/ac
6.62
du/ac
GROSS RES. DENSITY***
7.04
du/ac
4.78 du/ac
5.19
du/ac
4.95
du/ac
* Includes 429 units designated as "condominium/Apartment"
** Based upon acreage to be developed as residential, excluding the golf
course and cmuercial areas.
*** Based upon the total acreage, excluding only the caimercial area.
ATTACHMENT NO. 3
CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN NO. 83-001
MAY 13, 1986 AMENDMENT NO. 3
"DUNA LA QUINTA"
1. Development of the site shall comply with the approved Exhibit "A"
(Land Use Summary) and Exhibit "B" (Environmental Impact Report/
S 'f'
2.
4.
6.
peci is Plan Text) as contained in the Community Development
Department's file for Specific Plan No. 83-001, Amendment No. 3,
and the following conditions, which conditions shall take
precedence in the event of any conflicts with the provisions of
the Specific Plan.
Development of this site shall be in accordance with the provi-
sions and standards contained in the La Quinta General Plan, the
Washington Street Specific Plan and the La Quinta Redevelopment
Project No. 1 plan as in effect at the time of construction.
The Applicant shall comply with the conditions of approval for
Specific Plan No. 83-001, Amendment No. 2, as adopted by
Resolution No. 85-87 on November 5, 1985, unless modified by the
following conditions.
Conditions Nos. 12, 14, 17, 23, 24, 25, 26, 39, 40, and 41 shall
be deleted.
Add the following condition to the "Hydrology/Water Conservation"
section:
Drainage disposal facilities shall be provided as required
by the City Engineer and in accordance with the City's Master
Plan of Drainage.
Amend Condition No. 11 of the "Traffic and Circulation" section as
follows:
11. The Applicant or Developer shall comply with the following
requirements of the City Engineer:
a. The Applicant shall construct street improvements for all
abutting public streets and all private on -site streets
in accordance with the provisions of the La Quinta General
Plan and the requirements of the City Engineer and the
La Quinta Municipal Code, as in effect at the time of
construction. These street improvements shall include,
but not be limited to, traffic signs and markings, and
raised median islands (if required by the La Quinta
General Plan).
b. Desert Club Drive, along the project frontage, shall be
developed as a local, 60-foot-wide street with appropriate
offers of dedication and half -street improvements at the
time of development. This shall be shown on the approved
Exhibit "A".
CONDITIONS - SP 83-001, AMDT. #3
May 13, 1986
Page 2.
c. Realigned Adams Street between Calle Tampico and Avenue 50
shall be shown on the approved Exhibit "A". The street
design shall be subject to the review and approval of the
City Engineer.
Condition No. 13 shall be amended as follows:
13. In order to facilitate mitigation of cumulative traffic
impacts of these and other area projects, the City shall
establish a traffic improvement needs monitoring program.
This program will undertake biannual traffic count studies
to determine if warrants are met for major roadway improve-
ments. Upon determination of needs, the City may initiate
projects to meet those needs.
8. The following conditions shall be added to the "Traffic and
Circulation" section:
a. The Applicant shall install a raised center median island,
including landscaping and irrigation, where required by the
La Quinta General Plan and the City's adopted standards in
effect at the time of construction.
b. The Applicant shall submit a traffic circulation analysis
prepared by a Registered Civil or Traffic Engineer to the
City Engineer and Community Development Director for review
and approval. This analysis shall address access from public
roads and on -site circulation. Development of the site shall
conform with the approved circulation analysis.
C. All new gatehouses and other entries shall provide for
stacking space and other design factors consistent with the
City Standards and the requirements of the City Engineer.
Condition No. 18 in the "Noise" section shall be amended as
follows:
18. Prior to the approval of tentative tract maps or the issuance
of building permits, the Applicant shall submit site specific
noise studies in accordance with the adopted La Quinta
General Plan Noise Standards as follows:
a. All uses located within 2800 feet of the centerline of
major streets.
b. For all non-residential uses proposed for areas within
a 1000-foot radius of designated residential uses.
CONDITIONS - SP 83-001, AMDT. 03
May 13, 1986
Page 3.
10. Condition No. 19 shall be amended as follows:
19. Based upon the recommendations contained in the policies
within the La Quinta General Plan, Specific Plan No. 83-001,
Amendment No. 3, shall incorporate measures to ensure
compliance with the City's recommended indoor and outdoor
noise standards. These mitigation measures shall include,
but not be limited to, the following:
a. Construction of noise barriers, including walls and berms.
b. Siting and orientation of noise sensitive uses within the
project.
c. Installation of special design features in buildings.
11. Condition No. 22 in the "Land Use" section shall be amended as
follows:
22. The maximum allowable densities for the residential phases
of Specific Plan No. 83-001, Amendment No. 3, as depicted on
Exhibit "A" (Land Use Summary), for a total of 861 dwellings,
shall be amended as follows:
a. Phase 1 shall have a maximum allowable density of 4.05
units per acre, for a maximum of 77 units.
b. Phase 2 and 5 shall be redesignated as a single phase
with a maximum allowable density of 6.21 units per acre,
for a maximum number of 54 units.
c. Phase 3 shall have a maximum allowable density of 3 units
per acre for a maximum total of 24 units.
d. Phase 4 shall have a maximum allowable density of 3.7
units per acre for a maximum number of 16 units.
e. Phase 7 shall have a maximum allowable density of 13.0
units per acre for a maximum number of 390 units.
f. Phase 8 shall have a maximum allowable density of 5.0
units per acre for a maximum number of 300 units.
12. Condition No. 27 shall be amended as follows:
27. The phases shall be developed in accordance with the
designations approved for Specific Plan No. 83-001,
Amendment No. 2; Phase 4 on the Land Plan Summary (Exhibit
"A") shall be changed to "Single -Family" to comply with this
requirement.
h
J
CONDITIONS - SP 83-001, AMDT. #3
May 13, 1986
Page 4.
13. Condition No. 28 regarding height limitations shall be amended as
follows:
28. Height limitations shall be imposed as follows:
a. No portion of any structure on top of the La Quinta
Stormwater Channel shall exceed one story or 29 feet, as
measured from the levee grade.
b. All new residential buildings, excepting those approved
prior to Specific Plan No. 83-001, Amendment No. 3, shall
not exceed one story (20 feet) in height when located
within 200 feet of any perimeter property line (excluding
the La Quinta Stormwater Channel) public street frontage.
c. Excepting as provided in subsections (a) and (b) above,
all other single-family residential dwellings shall not
exceed two (2) stories (35 feet) in height. All other
structures will be reviewed to determine appropriate
height.
14. The following condition shall be added to the "Land Use" section:
* The Applicant shall dedicate to the City a site for a neighbor-
hood park consistent with the Open Space Plan of the La Quinta
General Plan with the location and size to be approved by the
Planning Commission and City Council (neighborhood parks range
in size between 5 to 10 acres, with an average size of 7-1/2
acres), or the Applicant shall agree on other alternate methods
to secure park land in the general vicinity of this project.
15. Condition No. 32 shall be amended as follows:
32. Fire protection shall be provided in accordance with the
requirements of the Uniform Fire Code and the La Quinta
Municipal Code in effect at the time of development.
a. The Community Infrastructure Fee Program is the primary
method for the City to secure funding for fire station
facilities. In conjunction with tentative tract maps and
similar approvals, the City may request prepayment of fire
facilities fees on an as -warranted basis if funds are
needed to facilitate needed construction.
b. The interior private street system shall comply with
adopted standards of the Fire Department relating to
access and circulation.
c. Provide required minimum fire flow and fire hydrants
pursuant to standards in effect at time of development.
CONDITIONS - SP 83-001, AMDT. #3
May 13, 1986
Page 5.
16. Condition No. 34 shall be amended as follows:
a. Delete subsections (a) and (b).
b. Amend subsection (c) as follows:
34.(c) Any relocation of existing overhead power facilities
within or adjacent to the project shall be in
accordance with the District's requirements and
subject to the City's review and approval.
17. Condition No. 37 shall be amended as follows:
37. The Applicant shall comply with the requirements of the City's
adopted Infrastructure Fee Program in effect at the time of
issuance of building permits. Certain facilities required as
part of this Specific Plan are eligible for credits set forth
in the fee program; these generally include parks, fire
station facilities, major streets, traffic signals, bridges,
and related infrastructure identified in the program.
18. Condition No. 43 shall be amended as follows:
43. "Regarding development on Phase 611, shall be added to the
beginning of the condition.
19. The following condition shall be added:
* The location and access to all construction facilities shall
be subject to review and approval of the Community Development
Department.
CCNDITICNS OF APPROVAL
SPBCIFIC PLAN No. 8JWl
AMFI�NP NO. 2 DIY
'Novt.ebw s1/98s
1. The Applicant shall couply with Exhibits "A" and "B" of Specific Plan No. B3-001,
Amendment No. 2, the combined Environmental Fact Report and Specific Plan
document for "Duna La Quinta", all changes made to the Specific Plan in Specific
Plan No. 83-001, Amendment No. 1, and the following conditions which conditions
shall take precedence in the event of any conflict with the provisions of the
Specific Plan.
2. Prior to the issuance of a building permit for construction of any use
contemplated by this approval, the Applicant shall first obtain any
required zoning and land division approvals in accordance with the
requirements of the Municipal Land Use and Land Division ordinances.
Soils/Geology
3. The Applicant shall couply with the latest Uniform Building Code, as
adopted by the City of La Quinta. The appropriate seismic design
criteria will depend upon the type and use of the proposed structure
and the underlying geologic conditions.
Hydrology/Water Conservation
4. Prior to the approval of final tract maps, the approval of zoning permits,
or the issuance of building permits, the Applicant shall prepare a hydro-
logical analysis for approval by the city engineer which will indicate the
method and design to protect the proposed development from the 100-year
flood. This plan shall be consistent with the purposes? of any similar
plans of the Redevelopment Agency and the Coachella Valley Water District
then in effect for flood protection.
5. Prior to approval of building permits, the Applicant shall prepare a water
oonsesvatien plan which will indicate:
a. Methods to minimize the consumption of on -site water usage,
including water saving fixtures, drought -tolerant and native
landscaping, and programs to minimize landscape irrigation.
b. Methods for minimizing the effects of increased on -site
runoff and increased groundwater recharge, including the
construction of on -site collection and groundwater retention
basins.
c. Methods for minimizing the amount of groundwater pumped out
for on -site irrigation, including the use of reclaimed water.
6. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate
mitigation measures can be taken.
Air Quality
7. The Applicant shall utilize dust control measures in accordance with
the Municipal Code and the Uniform Building Code and subject to the
approval of the city engineer.
SPECIFIC PLAN 83-001 - DUNA LA QUINfA Am N0.I
Page 2.
S. At the time of submittal of tentative tract maps or plans for any zoning
approvals, the Applicant shall demonstrate that the proposed uses include
provisions for non -automotive means of transportation within the project
site as a means of reducing dependence on private automobiles. This
may include golf cart path system, bicycle and pedestrian systems, and
other similar systems consistent with the specific plan.
9. Specific project designs shall encourage the use of public transit by
providing for on -site bus shelters as required by the Planning Director
and consistent with the requirements of local transit districts and the
specific plan.
10, The Applicant shall encourage and support the use of Sunline van/bus
service /Dial -A -Ride/ jitneys between the project site, local airports
(e.g., Palm Springs, Thermal), and other regional land uses.
Traffic and Circulation
11. 50th Avenue, Washington Street, Adams Street, Calle PIndo and Avenida
Ultimo, contiguous to the project, shall be developed in accordance with
their general plan designations and the la Quinta municipal design and
structural standards in effect at the time of tentative tract or zoning
approval in conjunction with the phased implementation of the specific
per•
12. Adams street between 50th and 52nd Avenues shall be improved to part -
width standards with minimum 32-foot-wide pavement, provided that the
Applicant may request a specific Plan Amendment to reconsider the status
of Adams Street at a future date prior or in conjunction with, approval
of tentative tracts for Phases 8 and 9.
13. In order to facilitate mitigation of emulative traffic impacts of this
and other area projects, the City shall establish a traffic improvement
needs monitoring program. This program will undertake biannual traffic
Count studies to detenmine if warrants are met for major roadway improve-
ments. Upon determination of needs, the City may initiate projects to
meet those needs. Fmuding of this program may be by fee programs that
assess new development and/or users on a pro-rata or fair -share basis,
fommration of assessment districts, acquisition of State or Federal road
funds, or other means that fairly allocate costs to those generating the
need. The Applicant shall agree to pay the designated pro -rats share that
the City may establish to fund off -site roadway improvements and traffic
signalization on an "as warranted" basis.
14. The Applicant shall develop all roads internal to the project in accordance
with the design standards specified in the specific plan and the structural
standards in effect at the time of tentative tract or zoning approval area
in conjunction with the phased iaplementatien of the specific plan. All
roadways within the specific plan area shall remain private.
SPECIFIC PIN, 83-001 - DUNA IA QUINTA ArIW. nD. 2
Page 3.
15. Calle Norte (the north -south internal street connecting 50th Avenue and
Calle Tampico west of Washington Street) between Phases 3 and 7 shall be
gated to restrict through traffic, but shall provide for emergency access.
At the request of the Applicant, this shall be reconsidered at the time
of pertinent tentative tract approvals and may be revised provided that
any redesign does not direct all traffic towards 50th Avenue.
16. Calle Norte shall be a continuous, loop -type road connecting through
Phases 2, 4 and 5 to the remainder of the internal private road system.
17. The access onto the north side of Calle 4smpico near Desert Club Drive
shall either be aligned with Desert Club Drive or be relocated easterly
an appropriate distance in order to minvnize traffic conflicts.
Noise
18. Prior to building permit approval, building setbacks, engineering design,
orientation of buildings, and noise barriers shall be utilized to reduce
noise
e impacts from nearby existing and future roadways to within State
standards.
19. Prior to approval of precise development plans or tentative tract maps,
the Applicant will demonstrate that residential structures satisfy the
State's indoor criterion. Ui►ere exposed to noise levels in excess of
State standards, Applicant shall install special design features such
as double -glazed windows, mechanical ventilation, special roof venting,
increased insulation, weatherstripping, or combinations of these measures.
20. Requirements for the installation of solar water heaters shall be deter-
mined by the City on a uniform city-wide basis for new construction at a
later date. Zhe developer shall comply with the requirements current at
the time of construction.
21. All tentative maps and deveioliment Plans shall be designed to ensure
oacpliame with the State laws regarding solar accessibility. Rb the
extent possible, all structures shall be sited, oriented and designed
so as to minimize the energy needs for cooling.
Land Use
22. ,The maximum allowable densities of Phases 2 and 5, as identified
on Exhibits A (as contained in the file for Specific Plan No.
83-001, Amendment No. 2) and B shall be six (6) units per acre
for a maximum of 54 units combined."
23. "The maximum allowable density of Phase 4, as identified on Exhibits
A (as contained in the file for Specific Plan No. 83-001, Amendment
No. 2) and B shall be 3.2 units per acre for a maximum number of
16 units."
24. deleted.
SPECIFIC PLAN 83-001 - DUNA LA QUINTA Amp NO.4
Page 4.
1.
25. "The allowable density for Phase 7 shall be thirteen (13) units
per acre for a maximum of 429 units."
The maximum allowable density for Phase 9, as identified on D& bit
26. A (as contained in the file for Specific Plan No. 83-001, Amendment
No. 2) and B, shall be reduced from 4.4 to 4.3 units per acre for
a maximum number of 247 units.
27. The lam use designations stated within the land use summary on Exhibit
B shall be changed fran "residential" to "residential/condaninium", with
the exception that Phase 7 shall be designated as "condaninium/apartment"
and Phase 6 shall be designated as "apartment".
28. Height limitations shall be imposed as follows:
a. No portion of any structure on top of the la Quinta StormWater
Channel shall exceed one story or 29 feet, as measured from
the levee grade.
b. All structures shall be limited to two stories not to exceed
35 feet.
29. Any apartments constricted within Phase$ 4(ara- 7 shall provide a
miruimun of one covered parking space for each unit with are or fewer
bedrooms and two covered parking spaces for each unit with two or more
bedro®au.
30. If the apartment portions of the project include any tiuee-bedroan
units, adequate provision shall be made for recreational open space
within the project.
31. The following setbacks for walls, fences and structures shall be required
to provide for parkways along public streets.
a. wall setbacks from 50th and 52n9 Avenues, except where walls now
exist on 50th west of Washington, shall be based upon the design
of tracts adjacent to said roadways and shall be subject to City
review and approval.
b. A minim= of two 5' x 80' recessed cutouts, one being in the Phase
5 portion and the other being in the Phase 4 portion, shall be
provided along Washington Street for the perimeter wall. The wall,
sidewalk and landscaping shall be installed by December 31, 1984,
or by the recordation of future tracts (for development) on Phase
4 or 5, whichever occurs first. In conjunction with these improve-
ments, the Applicant shall also provide landscaping (i.e., lawn)
in the future right-of-way between the existing paving for MeuxJgtm
and the future curbline.
c. A minimum 10-foot setback from the public right-of-way of Adams
Street (if designated as a public street).
,,•
SPOCIFIC PLAN NO. 83-001 - DUNA IA QUINTA AmO Na.Z
Page 5.
d. Prior to the issuance of any grading permits or approval of any
tentative maps or other required zoning approval, the Applicant
shall submit plans to the Planning Department for review and
approval demonstrating that there is adequate setback of street,
utility and structural improvements to provide for the setback of
project perimeter walls along public roadways in accordance with
the City's adopted parkway standards in effect at the time of
approval for said permits, unless the standards stated in (a) and
(b) are lesser than the adopted parkway standards.
Public Services and Utilities
32. Fire protection shall be provided in accordance with the requirements of
the Uniform Fire Oode and the la Quints Muucipal Code in effect at the
time of development.
33. Domestic water and sanitary sewer service shall be provided in accordance
with the requirements of Coachella Valley Water District in effect at the
time of development. The Applicant shall annex the project site to
Inprovement District No. 55 to obtain permanent wastewater treatment
services.
34. The Applicant shall omply with the following requirements of bwerial
Irrigation District:
a. Applicant shall provide a minion 330 foot by 330 foot site for an
electrical substation on, or adjacent to, the development at Calle
Tampico and Adams Street as approved by Imperial. Irrigation District,
the City, and the Applicant; or shall provide, or participate in,
other facilities acceptable to Imperial Irrigation District and the
City. This shall be resolved prior to recordation of Phase 3.
b. The Applicant shall provide a landscaped earthen bean around the
perimeter of the substation as shown on the attached exhibit.
C. Any relocation of existing overhead power facilities within or
adjacent to the project shall be per District regulations applicable
to the said conditions thereof.
35. All overhead utility lines located along the perimeter public roadways,
with the exception of high voltage power lines of 66 KV and above, shall
be installed underground.
36. The Applicant shall pay a per -unit school development fee as determined
by the Desert sands Unified School District in accordance with the school
mitigation agreements as approved by the la Quints City Council and in
effect at the time of the issuance of building permits.
37. landmark understands that the City was incorporated in 1982 and has not
yet enacted a omplete policy on exactions on new development to provide
mmicipal improvement and facilities needed as a result of the cumulative
impact of such new development; and that City is in the process of pre-
paring and enacting such a policy, which will include uniform fees to be
u
SpBcIFIC PLAN NO. 83-001 - DUNA LA QUIRM AMJ. NO. 2.
Page 6.
imposed upon new construction to fund the following public improvements
and facilities: fire station, public safety facility, city hall, park
and recreation facilities, schools, drainage facilities, major thorough-
fares and bridges and traffic signalization; that City expects to enact
said fees policy on or before December 31, 1984; Lan ark agrees to pay
said fee or fees in the amount and at the time enacted and from time to
time amended by the City. To the extent Applicant constructs specific
facilities included within the fee structure, it shall receive appropriate
credit, as determined by the City Council. If said fee shall include
financing of permanent or tanporary school facilities, Condition No. 34
(school development fee) shall be deleted.
Miscellaneous
38. Prior to the issuance of grading permits or the approval of tentative
tract maps or other required zoning approvals, the Applicant shall submit
a phasing schedule and map for the entire Project, which shall include
the phasing of off -site infrastructure, to the Planning Director for review
and approval.
39. Applicant shall consent to the fornation of a maintenance district under
Chapter 26 of the Improvement Act of 1911 (Streets s Highways Code,
section 5820 et seq.) or the Lighting and Landscaping Act of 1972
(streets 6 Highway Code 22500 et seq.) to implement maintenance of
landscaping, pavement, and on -site lighting within all commonly main-
tained driveways, parking areas, greenbelts. Private streets, and
other improved common awu-xship areas. It is understood and agreed
that appropriate homeowners associations shall pay all above costs of
maintenance for said improved common areas until such time as the City
Council determines that, by default of the homeowners association, a
need for maintenance work and establishment of a tax rate exists and
until such time as tax revenues are received by the district for assess-
ment upon the real Property. At the request of the Applicant, this
shall be reconsidered and may be deleted at the time of tentative tract
approvals.
40. The maximum allowable density for Phase 1, as identified on Edlibits
B and A (as contained in the file for Specific Plan Aendment No.
83-001, Amendment No. 2) shall be four (4) units per acre for a
maximum of 77 units.
41. The maximum allowable density for Phase 3, as identified on EKhibit
A (as contained in the file for Specific Plan Amendment No. 83-001,
Amendment No. 2) and B, shall be three (3) units per acre for a
maximum of 24 units.
. �1
OOMITIMS OF APPROVAL
SPECIFIC PLAN NO. 83-001
AMEMM Tf NO. 2
42. In conjunction with the review and approval of required Plot Plan application(s)
by the Planning Camuission and City Council, the site and building design
considerations shall be evaluated and appropriate conditions related thereto
shall be established:
a. Determination of appropriate setbacks for one and two-story buildings
from adjacent residentially -zoned property and public streets.
b. Determination of appropriate buffers including fences and/or walls
and landscaping between the proposed uses and adjacent residential
property.
c. Develop ent of appropriate methods to screen parking areas from
adjacent public streets.
d. Determination of appropriate driveway access standards and median
cut location.
43• The Downtown Study and Architectural Design Guidelines currently being
prepared for the City will take precedence over the following conditions,
in the event that project development occurs after City adoption of the said
study and guidelines:
a. Building materials of the project shall consist of earthtone colored
plaster exterior siding and mission tile roofing. All sides of the
structure must be designed with architectural interest and common
materials provided.
b. varying roof lines should be provided for architectural interest and
variety, particularly along the streetscape.
44 . Desert Club Drive, along the project frontage, shall be developed as a local
60-foot-wide street with appropriate offers of dedication and half -street
improvenents at the time of development.
4S. Calle Tampico shall be improved as a "Secondary Image Corridor" and a
"Ceremonial Street" consistent with the General Plan.
ITEM NO. �.
DATE
4Y
PLANNING COMMIISSSION MEETING
RE: (/{ti / - - C`s- O Z 0
MOTION
BY: BRANDT
DE GAsPERIN
MDRAN
WAILING
THOIMURGH
SECOND
BY: BRANDT
DE GASPERIN
MDRAN
%U LING
TWRNBURM
DISCUSSION:
ROLL CALL VOTE:
COWISSIONERS:
e , r ••ef
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT
J
..i
0
MEMORANDUM
OF LA OUINTA
TO:� The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: May 13' 1986
SUBJECT: CHANGE OF ZONE NO. 83`028
LOCATION: East Side of the Desert Club Ali3nment, Approximately
458 Feet North of Calle Tampico
APPLICANT: Western Corporation
REQUEST: Change of Zone from R-2-3338 (Multiple Family
Residential) to R-3 (General Residential) on a
38^81-Acre Site.
BAMROUND
i. General Plan: SEE REPORT ON GENERAL PLAN AMENDMENT NO. 86-089^
2^ Zoning: SEE MAP ATTACHMENT NO. 1^
3^ Existing Conditions: SEE REPORT ON GENERAL PLAN AMENDMENT NO.
86-889^
4^ Environmental Assessment: REFER TO STAFF REPORT FOR GENERAL PLAN
AMENDMENT NO. 86-889.
5^ Related Actions: REFER TO STAFF REPORT FOR GENERAL PLAN AMENDMENT
NO. 86-O89`
6. Description of Request: The Applicant is requesting a Change of
Zone to permit the development of a 688-unit apartment project.
The 38^8i-acre site has an existing zoning of R-2-3350 (Multiple
Family Residential) which permits the development of a maximum of
one dwelling unit per 3/350 sq^ft^ of land area equivalent to 398
dwellings. The proposed R73 is a general residential zone which
permits all uses in the R-1 and R'2 Zones as well as a number of
office and light commercial uses` The R-3 Zone does not restrict
the number of dwelling units permitted although applicable general
and specific plans could limit density as well as compliance to
zoning standards (i.e., setbacks),
El
STAFF REPORT - PLANNING COMMISSION
May i3' 1986
Page 2^
7^ Comments from Other Agencies:
%TAFF~COUMENT%AND-ANALY%I%
REFER TO STAFF REPORT FOR GENERAL.
PLAN AMENDMENT NO. 86-889.
The requested zone change is intended to facilitate the Applicant's
ultimate purpose of constructing a 688-unit apartment complex on a
major portion of the subject 38.81-acre site. Staff has recommended
denial of General Plan Amendment No. 86~809/ which was a request by
the Applicant to redesignate the site to a "Very High Density
Residential 06-24 units per acre)", an attempt to introduce a new
land use category to the General Plan. It was the judgment of Staff
that the existing land use designation of Medium Density Residential
(4 to 8 units per acre) be retained on the site. It is t|/erefore
appropriate to retain the existing zoning for the site of R-2-3358
and deny the Applicant's request for R-3 Zoning. R-2 Zoning is
consistent with the implementation of the Duna La Quinta Specific
Plan, and therefore consistent with the Specific Plan and the
General Plan,
Relative to density allowance distribution within the Duna La
Quinta Specific Plan, a more detailed analysis is presented in the
Staff Report for the Duna La Quinta Specific Plan No, 83-881/
Amendment No, 3.
CONCLUSIONS
i^ The proposed zoning is not consistent with the general plan
designation of Medium Density Residential.
2^ The proposed zoning is not consistent with the Duna La Quinta
Specific Plan No. 83-801, as amended, per Amendment No. 3^
3. General Plan Amendment No. 86-OO9/ a request to apply a new
'Very High Density Residential" land use designation on the site,
has been denied/ and therefore, it is appropriate to deny the
proposed zoning.
FINDINGS
The zoning is not consistent with the General Plan or the Duna La
Quinta Specific Plan`
The proposed zoning will not be compatible with the surrounding
area.
Denial of the proposed zoning is consistent with the action taken
regarding General Plan Amendment No. 86`089 and Specific Plan
No. 83-881, Amendment No. 3^
STAFF REPORT -- PLANNING COMMISSION
May 13, 1986
Page 3.
STAFF_fik=CUMi4ENDAT_L'ON
Fated upon the findings, the Community Development Department
recommends denial o•f Change of Zone No. 85-020.
PREPARED BY: APPROVED BY:
Gary W. Price Lawrence L. Stevens, AJCP
Associate Planner Community Development Director.
GWP:dmv
Atch: 1. Zoning Map
r
mo
ZONING MAP
ATTACHMENT NO. 1
ITEM NO.
DATE
PLANNING COMMISSION MEETING
MOTION
BY: BTWW
DE GASPERIN
MORAN
RULING
THOR9BURGH
SECOND
BY: BRANDT
DE GASPERIN
MORAN
WALLING
TWRNBURGH
DISCUSSION
ROLL CALL DOTE:
C0INISSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
u
TO:
MEMORANDUM 3.
CITY OF LA OUINTA
The Honorable Chairman and Members of the Planning
commission
FROM: Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 85-254
LOCATION: East Side of the Desert Club Drive Alignment,
Approximately 450' North of Calle Tampico.
APPLICANT: Western Corporation
REQUEST: Approval to Construct a 688-Unit Apartment Complex Within
the Duna La Quinta Specific Plan Project Area on 28.64
acres.
BACKGROUND
1. General Plan: REFER TO STAFF REPORT ON GENERAL PLAN AMENDMENT
NO. 86-009.
2. Zoning: REFER TO STAFF REPORT ON GENERAL PLAN AMENDMENT NO.
86-009.
3. Existing Conditions: REFER TO STAFNO.FEPORT ON GENERAL PLAN
AMENDMEN
4. Environmental Considerations: REFER
RATO STAFFDMENT REPO T N GENERAL
5. Related Actions: REFER TO STAFF REPORT ON GENERAL PLAN AMENDMENT
NO. 86-009.
6. Description of Request: The Applicant is requesting approval to
construct a 688-unit apartment complex on 28.64 acres within the
Duna La Quinta Specific Plan project area.
The project design includes two-story, 28-foot-high building
complexes containing between eight (8) and twelve (12) dwelling
units along the perimeter of the site. There are three-story,
32-foot-high building complexes containing 20 units each,
focused toward the center of the site.
Of the 688 dwellings proposed, 80 percent are two -bedroom, 11
percent are one -bedroom, and 9 percent are three -bedroom units.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2.
The following is a distribution by size of the project's proposed
dwellings:
No. of Units
% of Project
Size/Floor Area Unit Type
464
67%
920
sq.ft.
2 Bedroom
2 Bath
80
11.6%
1084
sq.ft.
2 Bedroom
2.5 Baths
80
11.6%
638
sq.ft.
1 Bedroom
1 Bath
64
9.8%
1100
sq.ft.
3 Bedroom
2 Bath
The two-story buildings contain a mix of two-bedroom/two bath and
three-bedroom/two bath units. The three-story buildings incor-
porate one bedroom/one bath units on the first floor and two-
bedroom/2-1/2 bath units on the second and third floors. These
larger two -bedroom units are designed to provide the bedroom and
main bathroom portions on the top floor with the other living
areas on the second floor.
Main access to the site is through a private driveway extending
through the southerly property from Calle Tampico. The project
site is to be gated with a security guard station at this
entrance. A secondary access is provided at Desert Club Drive.
on -site circulation consists of a main loop configuration which
routes traffic around the project to the outdoor guest parking
areas and subgrade main parking areas beneath many of the apart-
ment buildings. Of the 1640 parking stalls provided, 1309 (85%)
are provided in subgrade parking structures. RV parking is
provided to the northeast (rear) of the site where there is also
planned the main maintenance building.
Project amenities include four tennis courts, a central recreation
building and large community pool, six smaller, 560 sq.ft.,
satellite pools, seven laundry facility buildings, and a full
security guard system. Trash disposal is proposed in the subgrade
parking areas.
The general design theme of the buildings is "Contemporary
Spanish" which is carried over from the "Duna La Quinta" project
as well as other building designs in Landmark projects throughout
La Quinta. Building materials include red ("Terra Cotta") Mission
roof tile and three shades of pastel pink exterior stucco sidings.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3.
Details include bronze, anodized, aluminum window frames, blue-
green unit entry doors, white wrought iron, and white fabric
awnings.
Overall, the project has a density of 24 units per acre, with the
actual site encompassing only 28.64 acres, of which an additional
1.36 acres at the southeast corner of the site area is left for
future development. This small area has been included in the
General Plan Amendment and Change of Zone cases.
7. Comments Received: REFER TO STAFF REPORT FOR GENERAL PLAN
AMENDMENT NO. 86-009.
STAFF COMMENT AND ANALYSIS
The Applicant is proposing a major, very high density, apartment
project within the Duna La Quinta Specific Plan project area. The
proposed project is located in close proximity to the "Village at
La Quinta". If built, the project would be the largest, and one of
the highest density apartment complexes in the Coachella Valley.
In reviewing the plans, it can be concluded that the project has
several merits including provision of a greater variety of housing,
possible economic stimulus to the City, as well as on -site provision
of many living and recreational amenities. However, the concerns
brought out in the related case staff reports for General Plan
Amendment No. 86-009, Specific Plan No. 83-001, Amendment No. 3, and
Change of Zone No. 85-020, relative to traffic/circulation and
compatibility problems make the project site locations impractical
for very high density residential development. The social, economic
and environmental costs outweigh any benefits generated by the
project on a city-wide scale. Given that a similar type project was
to be located to the north of the City, where there is adequate
circulation flow abilities, and where more high density residential
uses are planned, the project may be found to be more appropriate.
Staff has recommended denial of General Plan Amendment No. 86-009
and Change of Zone No. 85-020, that if approved per the Applicant's
request, would permit the development of the proposed project. In
light of the actions taken on these previous overriding cases, Plot
Plan No. 85-254 cannot be approved. The project is not consistent
with the Duna La Quinta Specific Plan as amended in Amendment No. 3,
nor is it consistent with the General Plan or Zoning.
However, in the instance that all the subject cases are approved,
including Plot Plan No. 85-254, then the following project design
issues should be considered in the approval process:
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 4.
Land Use Considerations
Assuming that the related cases, including General Plan Amendment No.
86-009 and Change of Zone No. 85-020, are approved, the proposed
project would be a permitted land use both as a "Very High Density"
land use designation and within an R-3 (General Residential) Zone.
The project, as proposed, generally complies with the R-3 Zone
relative to development standards.
The project is a substantial land use deviation from what was
previously planned for the site, which was a 13-unit per acre
condominium/apartment project. Of particular concern is the
compatibility of this project with surrounding planned land uses.
The related environmental assessment addresses this issue and has
required several compatibility mitigation measures.
General Design Considerations
a. Site Design: Density of buildings should be spaced appropriately
to provide for openness and sunlight between buildings. The
three-story buildings are sited appropriately with a minimum of
40 feet provided between buildings. However, there are
instances where only 18 feet is provided as spacing between three
and two-story buildings. At a minimum, 30 feet should be provided
between two and three-story buildings and 25 feet minimum should
be provided between all two-story buildings.
In reviewing other apartment projects valley -wide, the better
designed projects provide varied building orientation to create
visual variety and prevent tenant views into each others units.
The "One Quail Place" project in Palm Desert, as an example,
provides a combination of varying building orientation including
diagonal placement with true, north/south and east/west orienta-
tions. The Western proposal incorporates east/west or north/
south orientations in a matrix design resulting in direct across
views into units as well as giving trite "Cookie Cutter" visual
effect both within the project and views from out of the project.
The entire site plan should be redesigned to incorporate varying
building orientations. Building orientation aspects of the
project are also addressed in the Energy Design section of this
report.
b. Building Height: The plans indicate varying building heights of
between 32 and 36 feet for the three-story structures and 25 to
to 29 feet for the two-story structures. Height measurements are
dependent upon base measurement whether it be including or not
including the subgrade parking areas. The subgrade parking
structures, which are incorporated into the building design, will
create a bulk, mass, and height visual effect on the project. It
is still unclear how the sub -structures will actually effect the
STAFF REPORT - PLANNING
May 13, 1986
Page 5.
overall height of the project; however, other projects in the
Valley that have this feature present an intense massive feeling
to the site. It is also unclear why subgrade parking is really
needed given that the majority of apartment development in the
Valley can easily accommodate its parking need through other
methods. Subgrade parking is a trade-off for building intensity
and unit density.
The Duna La Quinta Specific Plan limits building heights to 35
feet since anything taller than this would significantly obstruct
views of the surrounding mountain ranges. Therefore, building
heights should be measured from street grade, i.e., Desert Club
Drive. The two-story buildings should be limited to 25 feet and
the three-story buildings to 32 feet in height as measured from
the base grade of Desert Club Drive. Consideration should also
be given to deleting all of the three-story buildings since they
certainly increase the feeling of density and intensity
associated with the proposed design.
C. Architecture, Building Materials, and Colors: Since the project
is located in the vicinity of the downtown area, the project
should be considered as a component of the "Village at La Quinta".
The architecture of the project is consistent with the current
theme of the Village area, incorporating gable roof designs and
an overall "Modern Spanish" architecture. The accent details
such as the bronze anodized window frames, white wrought iron and
white awnings will provide attractive visual variety. The
architectural theme is consistent with the Duna La Quinta
Specific Plan. The variety of three shades of pink exterior
stucco, if applied appropriately, can give the project archi-
tectural interest and help to avoid a homogenous effect.
A Village Specific Plan is currently inprocess which will
ultimately determine architectural guidelines of the development
of the downtown area. Assuming that the Specific Plan is adopted
prior to submittal of project plans to the Building Division for
plan check, these standards should take precedence over the plans
now under review.
d. Dwelling Unit Distribution and Unit Design: Based on the State
Department of Finance, the median number of persons per household
in La Quinta during 1985 was 2.717. The 1980 Census indicated
that over 30 percent of the households consisted of married
couples with children. Therefore, an identified need exists for
housing provisions for families. Only ten percent, or 64 units
in the project have three -bedrooms. Given that there is a need
for family :housing in La Quinta, the Applicant is encouraged to
redesign the project to include a greater proportion of three -
bedroom or larger units than what currently is planned. In
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 6.
addition, it is advisable that an area within the project be
sectioned off or separated for family oriented tenants. In this
case, children oriented amenities should be provided including
a fully equipped playground, shallow wading pools, bicycle paths,
and tot lots.
With respect to unit designs, the two-story buildings contain two
and three -bedroom unit designs, whereas the three-story buildings
incorporate one -bedroom units on the first floor with large, two -
bedroom, 2-1/2 bath units, each taking the top two floors. The
two and three• -bedroom units are spacious and very functional,
having 10' x :LO' clear bedroom dimensions and include amenities
such as balconies/patios, separate storage units, and large
closets. The one -bedroom units on the other hand, have a very
limited floor area of 638 square feet with a 10' x 7.5' clear
dimension bedroom. The ld'imited unit size and the corner cutback
design of the one -bedroom unit constrains living conditions even
for one tenant. It has been a City policy to require minimum
bedroom sizes of 10' x 10' clear in single-family as well as
condominium developments due to minimum living condition
requirements. It seems appropriate to apply this policy to
apartment developments in La Quinta.
Based on the General Plan, Community Development Element, the
City should establish minimum floor areas for various types of
residential uses, particularly for higher density land use
categories. This project presents an opportunity to establish
this policy. It would be appropriate, at least for this project,
to require a minimum square footage area size on the one -bedroom
units. The following are suggested guidelines for establishing
the policy.
No. of Bedrooms Minimum Square Footage Requirement*
1 Bedroom or :Less 750 Square Feet
2 Bedrooms 850 Square Feet
3 Bedrooms or More 1,000 Square Feet
* Minimum square footage shall be calculated by measuring
net living area within units.
e. Energy Design: As referenced in the related environmental
assessment, only 292 dwelling units in the project are oriented
in the proper east/west configuration for minimal sun exposure.
The project should be redesigned to orient the majority of the
units (51 percent minimum) in an east/west situation. The
Applicant should be encouraged to strategically place broad
STAFF REPORT - PLAi._.ING COMMISSION
May 13, 1986
Page 7.
shading plants at the east and west elevations of buildings where
shading will reduce energy consumption. Larger more mature trees
should be concentrated around the three-story building.
f. Recreational Amenities: The apartment project provides for some
limited recreational opportunities on -site, including a large
central pool and recreation building, six small community pools,
and four tennis courts. In comparison to other large apartment
projects in the valley, the project lacks adequate on -site
recreational amenities. One Quail Place in Palm Desert, having
a lower density of 21.5 units per acre more than Western's
proposal, has many more amenities.
As densities increase in a project, open space and recreational
amenities become more essential to providing the community with
a certain quality level of life. The One Quail Place project
which has 44 percent fewer units than Western's project, has
two recreation buildings, four tennis courts, four large
community pools, four spas, two volleyball courts, three racquet-
ball courts, and one basketball court. At the same ratio of
amenities to units as the One Quail Place, the Western project
would have to provide the followng amenities:
Amenities
Proposed
Comparative
1.
Recreation Building
1
3.6
Buildings
2.
Tennis Courts
4
7.2
Courts
3.
Pools
7
7.2
Pools
4.
5.
Spas
Volleyball Courts
0
0
7.2
Spas
6.
3-Wall Racquetball Courts
0
3.6
3.6
Courts
Courts
7.
Basketball Court
0
1.8
Courts
In addition to these recreational resources, One Quail Place has
water elements traveling throughout the project which helps to
lessen the intense feeling of a high density project. Although
it is difficult to compare the One Quail Place project with
Western's project, it seem appropriate to at lease require the
same proportion, if not more, on -site recreational resources as
projects in nearby cities. Based on this issue alone, the
Applicant should be advised that projects in La Quinta are
entitled to the same qualities as similar projects in the
Coachella Valley.
In past projects such as the Crystal Canyon condominium project,
which includes golf and tennis amenities, the City has required
that swimming pools be provided at a ratio of no less than one
pool per 30 units. Western provides a ratio of one pool for
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 8.
every 98 units. The Applicant should revise his plans to
provide significantly greater recreational facilities and
resources.
Relative to open space requirements, refer to the related
environmental assessment.
g. Circulation and Parking Design: Off -site circulation issues have
been addressed in the related environmental assessment.
With respect to on -site circulation, the project provides a
typical loop configuration routing traffic around the site to
different parking areas. Circulation to and from the project and
within the project is appropriate given its large size.
Entrancing and exiting points in the subgrade parking areas are
adequate to serve the large number of vehicles; however, parking
stalls located within a 30-foot radius of the entry points are
not advised due to backing interferences with vehicular circu-
lation. Also, circulation and stall ingress/egress is inhibited
with the proposed 24-foot-wide driveway aisles and the 18-foot-
depth parking spaces. To avoid tight turning and vehicle/
pedestrian traffic conflicts in the subgrade parking structures,
driveway aisles should have a minimum width of 32' with minimum
parking stall depths of 19'. Parking stall depth expansion
provides for reasonable vehicle overhangs. The widening of
driveway aisles will minimize visibility and vehicle conflict
problems associated with underground parking garages. These
standards are commonly used in other jurisdictions for similar
parking design characteristics (Reference: Orange County
Environmental Management District, Standard Plan for Parking
Aisles and Driveways).
h. Miscellaneous Design Considerations: A major problem identified
in the subgrade parking structures is the locations of trash
receptacles. Given the low ceiling clearance, Palm Desert
Disposal Company, the serving agency for solid waste disposal,
does not presently have the equipment to serve the specialized
garage access trash pickup. The Fire Marshal has also voiced
a concern that under structure trash receptacles become a fire
hazard. Apparently, a trade-off will have to be made with respect
to the project's waste disposal design. Trash receptacles should
be located to exterior perimeter portions of the project where
service vehicles can more easily get to them.
Regarding landscape potential, the subgrade parking structures
limit the p.roject's ability to properly provide for adequate,
full growth landscaping. Trees and bushes will be limited in
these areas to planters only. Given the expanse of these
parking structures, it is uncertain whether or not the minimum
zoning requirement of no more than 50% of the site shall be
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 9.
covered by buildings or structures has been met. (Refer to
Exhibit "A-211, Parking Site Plan.)
CONCLUSIONS
1. Plot Plan No. 85-254 is not consistent with the General Plan
designation for the site of Medium Density Residential.
2. The proposed project is not in compliance with the existing
zoning of R-2-3350.
3. This proposal is inconsistent with the goals of the overall
Duna La Quinta Specific Plan and will not be compatible with
adjacent land uses within the Specific Plan area.
4. The project's building height, mass, bulk, and intensity is not
compatible with existing or planned development in the area.
5. The project does not adequately provide for the specific housing
needs of La Quinta which include family oriented needs.
6. The project is designed inefficiently to provide for maximum
building sun exposure levels with the majority of the buildings
having a north/south orientation.
7. The project lacks adequate on -site recreational resources/
amenities given the size and nature of the development.
8. General Plan Amendment No. 86-009, a request to apply a new
"Very High Density Residential" land use designation on the
site and the related Change of Zone No. 85-020, a request to
change the zone on the subject property from R-2-3350 to R-3,
to facilitate development of a very high density residential
project, has been denied, and therefore, it is appropriate to
deny the proposed Plot Plan project.
FINDINGS
1. Plot Plan No. 85-254 is not consistent with the General Plan or
the Duna La Quinta Specific Plan.
2. The proposed project will not be compatible with the surrounding
area.
3. The proposed project is not consistent nor does it comply with
the existing zoning.
4. That the project's building height, mass, bulk, and intensity is
not compatible with existing or planned development in the
vicinity.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 10.
5. Other project design problems have been identified including
inefficient site design and inadequate recreational resources
which are not consistent with the goals and intent of the General
Plan.
6. Denial of Plot Plan No. 85-254 is consistent with the actions
taken regarding General Plan Amendment No. 86-009, Change of Zone
85-020, and Specific Plan no. 83-001, Amendment No. 3.
STAFF RECOMMENDATION
Based upon the Findings, the Community Development Department
recommends denial of Plot Plan No. 85-254.
PREPARED BY: APPROVED BY-:
6 , 4�/ X�" / A -
Gary W. Price Lawrence L. Stevens, AICP
Associate Planner Community Development Director
GWP:dmv
h
TO: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Dote: May 23, 1986
Subject: MAY 27, 1986 AGENDA
PLEASE BRING ALL MATERIALS GIVEN YOU FOR THE MAY 13, 1986 MEETING
PERTAINING TO THE FOLLOWING MATTERS:
° PLOT PLAN NO, 86-274
° GENERAL PLAN AMENDMENT NO. 86-009**
• SPECIFIC PLAN NO. 83-001, AMENDMENT NO. 3
° CHANGE OF ZONE NO. 85-020
° PLOT PLAN NO. 85-254
° GENERAL PLAN AMENDMENT NO. 86-011
REMINDER: STUDY SESSION WILL BE HELD AT 5:30 P.M., TUESDAY, MAY 27,
1986.
SANDWICHES WILL BE ORDERED FOR THE STUDY SESSION, IF YOU
SO DESIRE. DONNA WILL CONTACT YOU ON TUESDAY MORNING TO
TAKE YOUR ORDER, OR IF YOU ARE GOING TO BE UNAVAILABLE,
PLEASE CONTACT HER AT YOUR CONVENIENCE.
LLS:dmv
** THE STAFF REPORT FOR THIS MATTER WILL BE DELIVERED LATE.
ITEM NO. �• �•
DATE S 3
! p PLANNING COMMMMISSION MEETING
MOTION BY: BRANDY DE MSPERIN MDRAN � �THORNBURGR
SECOND BY: BRANX DE GASPERIN K)PAN WALING i� tint u�
DISCUSSION:
ROLL CALL VOTE:
COM IISSIONERS:
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT
TRIP GENERATION COMPARISON
M. B. JOHNSON PROPERTY
DAILY
APPROVED
EXISTING
PROPOSED
TRIP
PROJECT
GENERAL PLAN
CONCEPTUAL PLAN
LAND USE
RATE*
SIZE TRIPS
SIZE TRIPS
SIZE
TRIPS
Residential
5.2
894 DU 4,650
1,236- 6,430-
218-
1,135-
(Condominium)
2,472 12,855
437
2,275
Health Care
16.7
_ _
_ _
705,890
11,790
(Hospital)
SF
Medical/Pro-
54.6
_ _
_ _
107,811
5,885
fessional Office
SF
Tourist
49.7
_ _
_ _
466,528
23,185
Commercial
SF
Hotel
10.5
_ _
_ _
300 Rm.
3,150
TOTAL DAILY TRIPS
4,650
6,430-
45,145-
12,855
46,285
*Source: Institute of Transportation Engineers, Trip Generation, Third
Edition, 1982.
o� oz MEMORANDU fi-
K CITY OF LA QUINTA
fvOF Rib
TO:
The Honorable Chairman and Members of the Planning
commission
FROM:
The Community Development Department
DATE:
May 13, 1986
SUBJECT:
GENERAL PLAN AMENDMENT NO. 86-011
LOCATION:
Northeast Corner of Washington Street and the Avenue 48
Alignment.
APPLICANT:
M. B. Johnson Properties
REQUEST:
Amend the General Plan Land Use Plan on a 154.5-Acre Site
from High Density Residential to Mixed Use Commercial. A
Related Request Initiated by the City to Designate Avenue
48 and Adams Street as the "Highway 111 Bypass", and to
Upgrade Adams Street on the Circulation Plan from
Secondary to Primary Arterial.
BACKGROUND
1. General Plan
a. Land Use: Site - High Density Residential (8-16 dwellings
per acre)
Surrounding Area - Mixed Use Commercial to the
north and east; Low Density Residential (2-4
dwellings per acre) to the west and south.
(Refer to Attachment 2)
b. Circulation Plan: Washington Street - Major Arterial,
120-foot right-of-way, specific plan road;
Avenue 48 - Primary Arterial, 100-110-foot
right-of-way;
Adams Street - Secondary Arterial, 88-foot
right-of-way.
(Refer to Attachment 3)
c. Open Space/Community Facilities Plan: Washington Street,
Primary Image Corridor; Neighborhood Park (5-10 acres) within
the general vicinity.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2.
2. Zoning
a. Site: R-2-2250 on 24.8 acres (Multiple Family Residential,
2500 sq.ft. net lot area per dwelling); R-2-9600 on 138.6
acres; and R-5 on 7.6 acres (Open Space Combining Zone -
Planned Developments), for a maximum allowed total of 894
dwellings on the site.
b. Surrounding Area: North - R-1 (One Family Dwellings),
R-1-12,000 (One Family Dwellings, 1200 sq.ft. net lot area
per unit), C-P-S (Scenic Highway Commercial); East - R-2-8000,
C-P-S; South - R-2; West - R-1+ (One Family Dwellings, 1600
sq.ft. minimum dwelling size, 8000 sq.ft. minimum lot size).
3. Existing Conditions
The site is currently vacant with no ongoing urban or agricul-
tural uses. 'The majority of the property is sand dunes and
hummocks with native vegetation. Portions of the western and
southern areas have been leveled in the past for agricultural
use. An abandoned date grove and farm buildings exist in the
west -central area of the site. There are numerous dirt roads
and paths transversing the site which have been created by off -
road vehicles.
Concerning surrounding development, the Singing Palms residential
area and the Catholic Church are located to the northwest. The
property to the north includes a rural residential use with horse
stables and a CVWD well site, with the remainder being vacant.
The adjacent areas to the east, south and west are vacant; the
area to the south has been approved for "The Grove" project.
Laguna De La Paz is adjacent to the southwest corner of the site.
Concerning utilities and services, gas, telephone and electric
lines extend along Washington Street adjacent to the site. There
is sufficient capacity to serve this site. An electric substa-
tion will be constructed within the vicinity as a part of "The
Grove" project. Sewer and water facilities exist on Washington
Street north of the site. Both water and sewer service will be
provided to the project by Coachella Valley Water District, with
the location of the service extensions to be in compliance with
the District's master plan for the area.
The only adjacent paved road is Washington Street, which is two-
lane adjacent to the site.
4. Environmental Assessment
An environmental assessment has been prepared analyzing potential
changes in either the type of magnitude of impacts which would
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3.
result from the change in land use from High Density Residential
to Mixed Use Commercial. Staff has tentatively concluded that
while some impacts may be lessened (e.g., demand for public
services such as parks and schools) and other impacts may be
increased (e.g., traffic), these changes are not anticipated to
be substantially different than those impacts associated with
High Density Residential development. At the time that develop-
ment plans are submitted, a traffic study will be prepared to
analyze potential impacts and, mitigation measures will be
incorporated into the conditions of approval and the project
design.
The proposed Highway 111 Bypass, which is part of the areawide
plan, will help to relieve congestion on the highway and improve
areawide circulation. No adverse impacts are anticipated pro-
vided that mitigation measures are incorporated into the street
design and the design of adjacent projects to minimize noise
impacts.
5. Description of Project
The Applicant is requesting approval of an amendment to the
General Plan's Land Use Plan redesignating a 154.5-acre site from
High Density Residential (8-16 dwellings per acre) to Mixed Use
Commercial. This new classification would permit up to 30 percent
of the site, or 46 acres, to be developed with residential uses.
The remainder could be developed in office or retail commercial
uses. (Refer to attached Exhibit "A")
The Applicant has not submitted a development application in
conjunction with this requested General Plan Amendment. The
conceptual plan (see Attachment 4) is intended to convey basic
design concepts which the Applicant may incorporate into the
master development plan for the site. Approval of this Genera
Regarding the City -initiated amendment to the circulation portion
of the Infrastructure Element, the proposal is to designate the
Adams Street/Avenue 48 link between Highway Ill and Jefferson
Street as the Highway 111 Bypass. In conjunction with this,
Adams Street is proposed to be redesignated on the Circulation
Plan from Secondary Arterial (88-foot right-of-way) to Primary
Arterial (100/110-foot right-of-way) between Highway 111 and
Avenue 48. This increase is necessary to provide adequate width
for travel and turn lanes.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 4.
Comments From Other Agencies
a. City Engineer: (1) No additional comments other than those
made on the extension of time for Tentative Tract Map No.
19458 (the "Isla Mediterranea" project currently approved for
this site), except that the design of Avenue 48 shall be
compatible with adjacent development and the City's overall
drainage pattern and plans. (2) Standard dedications, etc.,
will be required at the time of development approval.
b. City Fire Marshal: No comment at this time.
c. Coachella Valley Water District:
(1) Area protected from stormwater flows except in rare
instances and is designated Zone C on the Federal Flood
Insurance Rate Maps.
(2) District will furnish domestic water and sanitation
service to this area in accordance with the District's
current regulations.
(3) This area shall annex to Improvement District No. 55 of
CVWD for sanitation service.
(4) There may be conflicts with existing District facili-
ties. CVWD requests the City to withhold building
permits until arrangements are made with the District
for relocation of these facilities.
d. General Telephone: No comments.
e. Southern California Gas Company: No comments.
f. Chamber of Commerce: Acknowledged receipt of plans; to be
kept on file in Chamber office.
g. Comments were requested, but not received from Imperial
Irrigation District.
7. Related Actions and Approvals
a. Tentative Tract Map No. 19458, "Isla Mediterranea", an 894-
unit condominium project with the buildings oriented along
the perimeter and on an island within a 32-acre, man-made
lake. A General Plan Amendment and Change of Zone was
approved in conjunction with this development plan. Approved
January 3, 1984.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 5.
STAFF COMMENTS AND ANALYSIS
AMENDMENT TO THE LAND USE PLAN
Background
In 1984, the site was approved for the "Isla Mediterranea" project,
an 894-unit condominium project oriented around a large lake. A
General Plan Amendment redesignating the site to Medium Density
Residential was approved in conjunction with this tentative tract.
This amendment was consistent with the old Land Use Plan for the area
which designated the area to the north as Low and Very Low Density
Residential and designated the area to the east as General Commercial
and Low Density Residential.
During the comprehensive amendment to the General Plan in 1985, the
City followed the policy that the new Land Use Plan would conform
with previously approved projects. Therefore, although the rest of
the Highway 111 corridor area between Avenue 48 and the Whitewater
River was redesignated to Mixed Use Commercial and Commercial Park,
this site retained a residential land use designation. It is in
response to these recent changes in the surrounding land use desig-
nations that the Applicant is requesting this amendment to Mixed Use
Commercial.
Consistency with the Areawide Land Use Plan
As shown on the current Land Use Plan, the site is bordered by Mixed
Use Commercial on the north and east, and by Low Density Residential
on the south and west. The property's current designation of High
Density Residential would permit a maximum of 16 units per acre or
approximately 2460 dwellings.
The requested redesignation to Mixed Use Commercial appears both
reasonable and appropriate with respect to the areawide land use plan
for the following reasons:
* The site's location makes it a logical part of the Highway 111
corridor area; the property extends along Adams Street from
Avenue 48 to within 500 feet of the highway. The redesignation
from residential to Mixed Use Commercial would make this site
consistent with other property in this corridor area.
* The site's location within a commercial area and the fact that
it will be bordered on three sides by four- and six -lane roads
makes the property less appropriate for residential use than
it was under the previous General Plan. The redesignation to
Mixed Use Commercial will allow the Applicant greater design
flexibility to provide adequate buffers between residential
uses on the site and the surrounding commercial development.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 6.
* Although the conceptual plan is not a part of this approval, it
demonstrates that the site's size and shape will enable the
Applicant to provide a smooth transition between the commercial
areas to the north and east and the Low Density Residential areas
to the south and west.
Compatibility with Area Development
As stated previously, approval of this General Plan Amendment request
does not imply the city's approval of the conceptual Land Use Plan,
nor is the Applicant required to develop the site as shown on this
plan. This conceptual plan is intended to demonstrate that the site
can be developed in a manner which provides adequate buffers and land
use compatibility between commercial and residential uses both within
the mixed use project and with the surrounding properties. It also
illustrates basic design concepts which the Applicant intends to
incorporate into the development plan to make it consistent with
other policies contained in both the General Plan and the Washington
Street Specific Plan.
Compatibility with area development will be assured by the fact that
the Planning Commission and City Council must approve a master plan
and development agreement prior to any land division or other develop-
ment approval action on the site.
Suitability of Site for Proposed Land Use
There are no significant physical constraints which would prevent the
development of the site as Mixed Use Commercial. Part of the site
has been levelled for agricultural use. Although there are sand dunes
on the easterly and northerly portions of the site, these can be
graded or incorporated into the design. The site is not within a
100-year flood area.
Regarding utilities, gas, electric, and water services are located in
Washington Street adjacent to the project. Sewer service can be
provided by Coachella Valley Water District.
Concerning public services and facilities, although the amendment will
increase the demand for certain services, and decrease the demand for
others as compared to the current residential designation, these costs
will be offset by payment of the Infrastructure Fee at the time of
construction and the collection of sales and room taxes by the future
commercial uses. The site will be bounded on three sides by public
streets; Washington Street, a Major Arterial, 6-lane street; Avenue
48, a Primary Arterial, 4-lane street; and Adams Street, a 4-lane
street. The City is proposing to upgrade Adams Street from a
collector (88-foot width) to a Primary Arterial (100/110-foot width),
and to designate the Adams Street/Avenue 48 link as the Highway 111
Bypass. It is anticipated that these streets adjacent to the project
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 7.
will have adequate capacity to carry traffic generated by this
project; a traffic study will be completed in conjunction with the
master plan for the site.
AMENDMENT TO THE INFRASTRUCTURE ELEMENT
Related to M. B. Johnson's request, the City has initiated an amend-
ment to the Infrastructure Element and Circulation Plan as follows:
* Designate Adams Street and Avenue 48 as the Highway 111
Bypass in the Infrastructure Element.
* Redesignate Adams Street from a Secondary Arterial to a
Major Arterial on the Circulation Plan.
Regarding the Highway 111 Bypass, the designation of Avenue 48 is
consistent with Indio's designation and development of this street
as a bypass through their City. Adoption of this policy formalizes
La Quinta's commitment to develop this bypass as a means to reduce
traffic congestion on Highway Ill both within the City and in the area
to the east. This will also serve to reduce traffic at the inter-
section of Highway ill and Jefferson Street, which is projected to be
operating at or near capacity at buildout of developments in the area.
Adams Street was selected as the link between the highway and Avenue
48 because it is the westernmost, north -south street which will have
adequate capacity.
The redesignation of Adams Street from an 88-foot-wide, Secondary
Arterial to a 100/110-foot-wide, Primary Arterial is needed to provide
sufficient width for four travel lanes with a center turn lane. This
additional width is needed for this street to function properly as a
part of the bypass.
CONCLUSIONS
1. The site is located within the Highway ill Corridor area and
extends along Adams Street from Avenue 48 to within 500 feet
of the highway.
2. The Land Use Plan for the surrounding corridor area has changed
substantially from the previous designations which were in effect
at the time that the "Isla Mediterranea" was approved for this
site. This change has been from Low Density Residential and
Commercial to Mixed Use Commercial on adjacent properties to the
north and east.
3. The Applicant's conceptual plan demonstrates that the site's size
and shape will allow a smooth transition between residential and
commercial uses both within the project and with surrounding uses.
0
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page B.
4. Compatibility of future development on the site with the surround-
ing area is assured by the General Plan's requirement for a master
plan and development agreement prior to the City's approval of any
land division or other development action.
5. Electric, wager and gas services are existing adjacent to the
site. Sewer service can be provided to the property. Avail-
ability and capacity of public services and facilities appear
adequate; any necessary expansions of services or facilities will
be addressed at development approval. The terrain of the site
will not prevent development of the site as Mixed Use Commercial.
6. The proposed designation of Adams Street and Avenue 48 as the
Highway 111 Bypass is consistent with the City of Indio's
Circulation Plan.
7. Development of the Bypass will reduce traffic congestion on
Highway 111 both within La Quinta and Indio.
8. An environmental assessment was prepared and it was determined
that the redesignation of the site from High Density Residential
to Mixed Use Commercial will not result in a significant change
in the overall impacts of development on this site as addressed
in the Master Environmental Assessment for the General Plan.
Additional studies will be required at the time of development
plan review. Appropriate mitigation measures will be incorporated
into the development approvals.
FINDINGS
1. The redesignation of the site from High Density Residential to
Mixed Use Commercial is consistent with the other properties
located within the Highway 111 Corridor Area.
2. The amendment of the Land Use Plan on the site to Mixed Use
Commercial will allow for a more logical land use pattern within
the Highway 111 Corridor Area.
3. The site has no significant physical constraints which would
prevent development as Mixed Use Commercial.
4. Possible impacts on public services and facilities will be
mitigated by conditioning the approval of the master development
plan for the: site.
5. Compatibility between the residential and commercial uses both
within the mixed use project and on surrounding properties will
be ensured at the time of the review and approval of the master
site plan.
C
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 9.
6. The designation of the Highway 111
redesignation of Adams Street to a
with the City's desire to minimize
ill.
Bypass and the related
Primary Arterial is consistent
traffic congestion on Highway
7. Approval of the General Plan Amendment will not have a significant
adverse impact on the environment. Future development will be
appropriately conditioned to provide for mitigation of impacts as
warranted.
STAFF RECOMMENDATION
The Community Development Department recommends approval of General
Plan Amendment No. 86-011, an amendment of the Land Use Plan from
High Density Residential to Mixed Use Commercial, in accordance with
Exhibit "A".
The Community Development Department further recommends APPROVAL of
an amendment to the Infrastructure Element and Circulation Plan
designating Adams Street/Avenue 48 as the "Highway 111 Bypass"„ and
reclassifying Adams Street as a Primary Arterial.
PREPARED BY:
Asandra Bonner
Principal Planner
SLB:dmv
APP OVED BS�,�
Lawrence L. Stevens, AICP
Community Development Director
Atchs: 1. Exhibit "A"
2. General Plan, Land Use Plan
3. General Plan, Circulation Plan
4. Conceptual Site Plan
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LA QUINT^, CALIFORNIA ATTACHMENT NO. 4a
GPa 'Rl6-011
11
Land Planners
Civil Engineers
Land Surveyors
PSOMASMARRISON & ASSOCIATES
April 30, 1986
3901 Lime Street
Riverside, California 92501
(714) 787 8421
Ms. Sandra L. Bonner Ref. 4MBJ0101
Principal Planner
CITY OF LA QUINTA
78-105 Calle Estado
La. Quinta, California 92253
RE: General Plan Amendment No. 86-011
Dear Ms. Bonner:
On March 5, 1986, we filed an application for a
General Plan Amendment (GPA 86-011) on the 154.5-acre
parcel located at the northwesterly corner of Washington
Street and Avenue 48. The application requested that the
Land Use Plan for the subject property be amended to show
a Mixed -Use Commercial designation in lieu of the exist-
ing High Density Residential (8-16 D.U./Acre).
On behalf of the applicant/owner of the subject
property (M. B. Johnson Properties/La Quinta Valley
Ltd.), we are submitting the following reasons as
justification for GPA 86-011:
1. As depicted in the application and supplemental
material filed on March 5, and as noted in the
following statements, the subject property can be
fully and readily developed as a mixed -use
commercial project from the standpoint of terrain,
accessibility and visibility to major/ primary
street systems, availability of infrastructure,
environmental constraints, compatability with
existing and proposed area development and in
consistency with other elements of the City's
General Plan.
a. The westerly portion of the site is relatively
level. The easterly portion is typical sand -
dune topography, including round and oblong
dunes of varying heights. Site grading would
create minimal slopes. Preliminary geotechnical
investigations indicate there are no geotech-
nical constraints that would preclude the devel-
opment of the property as a mixed -use project.
ATTACHMENT NO. 4b
Affiliate Office: Santa Monica/Costa Mesa/Sacramento
OSandra Bonner
April 30, 1986
Page 2
b. The subject property lies within a triangular
shaped area formed by State Highway Ill - Adams
Street, Washington Street and Avenue 48. The
northeasterly portion of the property is
identified with the Highway 111 Corridor, being
within a 500' - 1,300' radius of the highway.
The 1985 average daily taffic volume on this
section of Highway 111 was 15,500 vehicles per
day. The City's General Plan indicates this
volume will increase to 71,000 vehicles per day
at build -out.
The property fronts on the following major and
primary arterials:
Washington Street - a major arterial and a
Primary Image Corridor of the City of La
Quinta
Adams Street - a proposed primary arterial
and part of the proposed Highway 111
Bypass
Avenue 48 - a proposed primary arterial.
As noted in the City's General Plan, the planned
development of residential projects and the
overall growth potential of this portion of the
Coachella Valley indicate strong support for
additional commercial where adequate access-
ibility and visibility are present.
The existing and proposed circulation system
described above, and the site's identification
with the Highway Ill Corridor and the proposed
Highway 111 Bypass are important factors to be
evaluated in determining the highest and best
use of the subject property. This consideration
is also recognized in the City's General Plan
which notes that one purpose of the mixed -use
policy is to use the Highway 111 exposure in the
most efficient manner so that fiscal benefits to
the City can be maximized.
c. The Environmental Information Form which was
filed on March 5, notes that gas, electrical and
water services are located in Washington Street
adjacent to the site. The Coachella Valley
Water District has master planned sewer lines
OSandra Bonner
April 30, 1986
Page 3
and additional water lines for installation in
Adams Street and Avenue 48. The District has
indicated its capability to provide these ser-
vices for a mixed -use development subject to
payment of fees and annexation to Improvement
District No. 55.
The District has also indicated that the site
is considered safe from flooding except in rare
instances. In keeping with the City's current
policy, drainage will be handled locally pending
the completion and implementation of a master
plan of drainage which is now in process.
Other elements of the infrastructure, i.e. solid
waster disposal, telephone service, schools,
parks, public safety services, etc., would not
be adversely impacted by a mixed use commercial
development on the subject site.
d. As noted in the Environmental Information Form
and in previous environmental studies of the
site, there are minimal environmental con-
straints associated with the development of the
property. Any impacts related to future site
specific projects could be mitigated in the
design of the projects and by conditions of
approval placed thereon.
e. The size and configuation of the subject pro-
perty - some 154.5 acres configured as a square
with side dimensions of approximately 1/2 mile -
provide optimum conditions for creating a mixed -
use commercial development that is functional
and that has adequate buffers and land use
compatibility between commercial and residential
uses both within the project and with surround-
ing roperties.
2. A well planned, mixed -use commercial development
including a mixture of residential housing types
with density ranges from medium (4-8 D.U./Acre) to
high (8-16 D.U./Acre), and a mix of commercial uses
of various types and intensity, would ensure a
logical and orderly land use transition from the
potentially more intense mixed use commercial
development to the north and east of the subject
property, and the low density (2-4 D.U./Acre)
residential developments to the west and south.
11
Sandra Bonner
April 30, 1986
Page 4
;I
a. A conceptual site plan, including an exhibit
depicting community design features, has been
submitted as part of the filing for GPA 86-011.
The plan demonstrates a land use concept that is
sensitive to the surrounding areas which are
designated as low density residential, and which
addresses the importance of compatibility
between different uses within the project and
with the areas to the north and east which are
designated for mixed -use commercial.
b. The conceptual site plan shows a mix of residen-
tial and commercial uses which are intended to
complement similar or related existing and
possible future developments in the City of La
Quinta and in other areas of the Coachella
Valley.
The commercial designations are generic in
nature in that they could include a wide variety
of specific uses. The Tourist Commercial and
Hotel designations reflect a continued strong
support throughout the Coachella Valley for
recreational and tourist related facilities.
Recreation and tourism is still the largest
industry in Riverside County with the Coachella
Valley being the focus of a large share of these
activities. The City's General Plan recognizes
these uses as highly desirable since they pro-
vide future revenue base for the City.
The Health Care and Medical/Professional Office
designations are responsive to the national,
regional and community support for total health
care facilities. This activity is particularly
strong in the Southern California area and is in
evidence in the Coachella Valley. As noted
previously, the uses depicted on the conceptual
site plan are intended to complement other
similar or related uses in the general area.
While the Coachella Valley is home to a number
of health care facilities, there appears to be a
viable interest for similar or related facili-
ties in the La Quinta area. These could include
alternative delivery systems to health care,
'ia,=
Sandra Bonner
April 30, 1986
Page 5
urgent care, wellness programs, diet centers,
etc. The natural setting enjoyed by the City
would be a very positive factor in attracting
these types of facilities.
The uses designated for Residential (Adult
Living) could include a variety of housing types
to meet the needs of an older age group in the
moderate to upper income bracket. The Housing
Element of the General Plan includes a policy
statement to the effect that mixed -use commer-
cial developments with a residential component
are encouraged in the northerly portion of the
City along Highway 111. The mixed -use concept
shown on the site plan affords the opportunity
for those who have the need or the desire, to
live in proximity to commercial and/or health
care facilties. The housing types could include
single-familty, condominiums, apartments, con-
gregate care, etc.
3. The development of the site as mixed -use commercial
with a residential component comprising a variety of
housing types with density ranges of Medium (4-8
D.U./Acre) and High (8-16 D.U./Acre) would be
consistent with the goals as outlined in the Plan
Summary Section of the General Plan.
a. The achievement of these goals would be ensured
in the case of a mixed -use commercial develop-
ment by the implementation policies which
require:
1. Approval of a master plan and development
agreement prior to any land division or
other development approval action.
2. Responsibility for improvements to be
stipulated in project approvals and develop-
ment agreement.
3. Project design to include approximate stand-
ards to establish adequate buffers and land
use compatibility between commercial and
residential uses both within the mixed -use
project and with surrounding property.
H QAM Sandra Bonner
April 30, 1986
Page 6
The mixed -use commercial development as proposed
would strongly support the goals of the Commun-
ity Development Element, i.e. achieve a balanced
growth to enhance a healthy local economy with
opportunities for housing and employment, and
the Housing Element, i.e. provide adequate
housing, including a range of housing types and
cost, for all existing and future residents of
La Quints.
As noted previously, the land use classifications
depicted on the conceptual site plan are generic in
nature. They are based in part on earlier marketing
studies of the Coachella Valley area, recent data pub-
lished by various economic development activities, famil-
iarity with current and proposed housing and commercial
developments in the Valley, including the market for
those products, intimate knowledge of the development
profile in La Quinta and the general area, interest and
support expressed by possible users, etc. The concepts
shown on the site plan with respect to land uses, circu-
lation, etc. will be further refined and become more
specific prior to submittal of the master plan and
development agreement referred to above.
Your assistance in processing this application is
very much appreciated. Please let us know if we can
furnish any additional information that would assist in
your evaluation of this requested amendment.
Very truly yours,
PSOMAS & ASSOCIATES
dohnQVAdams
Vice President
JQA:pr
CC: Mervin B. Johnson, President
M. B. Johnson Properties
ITEM NO. • ��
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: BRVW •. r• 7• 1MDMN kWLING• . r ,r
SECOND II DE GASP=LVMLLING••1 I• 'G
ROLL CALL VOTE:
COM IISSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
FOR
SINGLE-FAMILY HOUSES
CITY OF LA QUINTA
TABLE OF CONTENTS
DEVEL OPPUff STANDARDS
SITE DEVELDFTU'dT REQUIREMENTS
GENERAL REQUIREMENTS ........................................... 1
FENCING REQUIREMENTS ........................................... 6
BUILDING DESIGN STANDARDS
FLOORPLAN REQUIREMENTS ........................................ 7
EXTERIOR DESIGN REQUIREMENTS ................................... 8
ARCHITECTURAL STYLES PERMITTED ................................. 9
ADDITIONAL DESIGN OPPORTUNITIES 10
SITING CONSIDERATIONS ............................................. 11
BUILDING DESIGN OPPORTUNITIES 12
ROOF DESIGN .................................................... 13
WINDOWDESIGN ................... 17
WALLTREATMENTS ................................................ 18
ATRIUMSAND PATIOS ............................................. 19
0 0
Ll
EVEL®PM
GENERAL REQUIREMENTS
THE FRONT YARD OF ALL LOTS, AND IN ADDITION, THE SIDE YARD OF CORNER LOTS,
SHALL BE LANSCAPED TO THE PROPERTY LINE,
[10 MECHANICAL EQUIPTMENT IS ALLOWED WITHIN THE REQUIRED SETBACK AREAS,
BOTTLED GAS TANKS AND REFUSE CONTAINERS MUST BE CONCEALED BY LANDSCAPING
OR OTHER APPROPRIATE MEANS,
ELECTRIC, TELEPHONE AND OTHER UTILITY SERVICES MUST BE INSTALLED UNDERGROUND,
ALL. EXTERIOR LIGHTING MUST BE LOCATED AND DIRECTED SO THAT IT DOES NOT SHINE
DIRECTLY ONTO ADJACENT PROPERTIES OR OTHERWISE BE A NUISANCE,
THE REAR AND SIDE YARDS MUST BE ENCLOSED AND SCREENED BY A MINIMUM FIVE-FOOT
FENCE,
2
I ■ E ■ ■ UII
INTERIOR LOT
I
FRONTYARD: 20 FT.
MINIMUM
SIDEYARDS: 5 FT.
MIN, EACH SIDE
CONCRETE
PAD
ASPHALT
CONNECTING
PAVEMENT
w/ 2"X4„
HEADERS
SEPARATION BETWEEN DETACHED
STRUCTURES: 10 FT. MINIMUM
AREA TO BE
LANDSCAPED
CURBLINE
REARYARD: 10 FT,
MINIMUM
I
I
PROPERTY LINES
3
0
'ITE REQUIREM
CORNER LOT
REARYARD: 10 FT.
MINIMUM I
ENTS
SIDEYARD: 5 FT,
MINIMUM
------------
GARAGE SETBACK: 20
MINI
CONCRETE
PAD I
i
� _ll
I
AREAS TO BE
LANDSCAP D
FRONTYARD: 20 Ft
MINIMUM
iL-------------+.
LOCATE DRIVEWAY
AWAY FROM THE
INTERSECTION.
ASPHALT
CONNECTING
PAVEMENT
W/ 2"X4„
HEADERS
CURBLINE
SIDEYARD: 10 FT.
MINIMUM
LINES
n
Ll
SITE REQUIREMENTS
CORNER LOT
SIDEYARD: 5 FT.
MINIMUM
SIDEYARD: 10 FT,
MINIMUM
- ` REARYARD: 10 FT.'
MINIMUM
T
a
�I
j
i
" —CURBLINE
it
Ig
LINES
AREAS TO BE
LANDSCAPED
CONCRETE
FRONTYARD: 20 FT.' ' PAD
MINIMUM
i
ASPHALT
CONNECTING
PAVEMENT
W/ 2" X4"
}HEADERS
LOCATE DRIVEWAY
AWAY FROM THE
INTERSECTION 5
9 T ®R C
SI ■ E REQU�, ■EMENTS
FENCING
A MINIMUM FIVE—FOOT HIGH FENCE
SHALL ENCLOSE AND SCREEN THE
REAR AND SIDE YARDS.
FENCES AND WALLS CANNOT EXCEED
SIX FEET IN HEIGHT.
FENCES AND WALLS MAY BE INSTALLED
ADJACENT TO ALL THE PROPERTY LINES,*
EXCEPTING THE TWENTY FOOT CORNER
CUT —BACK AREA WHERE HEIGHT IS
LIMITED TO 42 INCHES ABOVE THE
CROWN OF THE STREET,
ALL FENCES AND WALLS SHALL BE
MAINTAINED IN GOOD REPAIR.
�MIINIMUM
uTnuu�e�i�Ti➢wuaq--
REQUIRED FENC
FENCING RECOMMENDATIONS
USE ONLY LOW OR OPEN TYPES OF FENCING
IN THE FRONT YARD — THIS IMPROVES YOUR
SECURITY BY ALLOWING THE POLICE AND
NEIGHBORS TO WATCH YOUR HOUSE.
AVOID OR USE ONLY LOW FENCING (LESS THAN 42'
ALONGSIDE THE DRIVEWAY SO THAT THE VIEW
OF ONCOMING CARS AND PEDESTRIANS ON THE
STREET IS NOT BLOCKED.
USE A FENCE TYPE OR DESIGN WHICH
COMPLIMENTS THE HOUSE AND LANDSCAPING.
Ci11:73Talkw • y,
11
f
BUILDING SIGN STANDARDS
FLOOR PLAN
J
PROVIDE A MINI.NJM
OF 1 i BATHS FOR U
ONE AND TWO -BEDROOM
HOUSES, A MINIMUM
OF 1 3/4 BATHS FOR rj
LARGER HOUSES Li
CONNECTING� =J�
PEDESTRIAN DOOR gFROM GARAGE INro
THE HOUSE
PROVIDE A MINIMIJM�
OF THREE OUTSIDE L
WATER SPIGOTS L
o• •
MINIMUM' DWELLING SIZE
11
VII
ALL BEDROOMS MUST
HAVE MINIMUM
10'X10' INTERIOR
CLEAR DIMENSIONS
GARAGE MUST HAVE
MINIMUM 201X20'
CLEAR INTERIOR
DIMENSIONS;
PROVIDE AN
ADDITIONAL 4' IF
MECHANICAL EOUIPT-
MENT IS LOCATED
WITHIN THE GARAGE
A
1200 SQUARE FEET, AS MEASURED FROM THE EXTERIOR OF
THE OUTSIDE WALLS,
II
C
M
BUIL®IM
EXTERIOR
DARDS
CONCRETE OR CLAY 11!_E
REQUIRED
MAXIMUM HEIGHT: 17 FEET IN THE S-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.
ACCESSORY USES: HEATING AND COOLING MECHANICAL EQUIPTMENT, SATELLITE
RECEIVING DISHES AND SIMILAR COMMUNICATION DEVICES
SHALL BE GROUND -MOUNTED OR SCREENED ON ALL SIDES BY
THE ROOF STRUCTURE,
N
ARCHITECTURAL STYLES
THE FOLLOWING GENERAL ARCHITECTURAL STYLES ARE PERMITTED. SIGNIFICANT I
VARIATIONS FROM THESE STYLES WILL REQUIRE PLANNING COMMISSION APPROVAL.
r�
a�
si ��
0
E
I
1111, ., � �� . .a
10
LATIONSFILP BETWEEN HE
ND THE SITE
CONCERNING THE RELATIONSHIP OF THE HOUSE WITH THE SITE, THERE ARE TWO BASIC
DESIGN CONSIDERATIONS; THE APPEARANCE OF THE HOUSE WITH RESPECT TO THE
NEIGHBORHOOD, AND THE INTERRELATIONSHIP BETWEEN THE HOUSE DESIGN AND THE LOT,
AM 'N�C-ir=-FiNWLY
oR dt�Flxtu WWIJis+��X... Wcalwr
115c" oe r
cis, two �uRn�nis.
EACH HOUSE MUST BE DESIGNED WITH THE STREETSCAPE IN MIND, PARTICULARLY
WHEN THE DENSITY IS MORE THAN FIVE UNITS PER ACRE, FOR NEIGHBORHOOD
APPEAL, THE IMPACT OF THE GARAGES SHOULD BE MINIMIZED, FENCING AMID
LANDSCAPING AROUND AND AMONG UNITS TIE HOUSES TOGETHER AND CREATE A
FLOWING, COHERENT STREETSCAPE, THIS RELIEVES DENSITY AND HELPS TO
SOLVE THE BIG HOUSE/SMALL LOT VISUAL PROBLEM.
THE DESIGN OF THE FLOOR PLAN AND HOW IT
RELATES TO THE SURROUNDING YARD AREAS IS
AN EFFECTIVE WAY TO INCREASE THE APPEARANCE
OF THE ROOM SIZES BY PROVIDING FOR AN
INDOOR —OUTDOOR FLOW OF SPACE, AND TO
tWIMIZE THE USE OF THE LOT AREA,
11 SOURCE: Builder magazine
0
ILDINC DESIGN OPPORTUNITIES
DESIGN OPPORTUNITIES FOR THE BUILDING CAN INCLUDE:
THE TYPE AND VARIATION OF THE ROOF DESIGN
THE USE OF SPECIAL WINDOW DESIGNS OR ACCENTS
THE USE OF WALL TREATMENTS, SUCH AS TRIM OR FACING
THE VARIATION OF THE GARAGE DESIGN
THE DESIGN OF PATIOS AND ATRIUMS INTO THE FLOOR PLAN
12
U
ROOF DESIGN
BASIC TYPES
GABLE
`a
AS THE MAJOR ARCHITECTURAL FEATURE, THE
TYPE AND DESIGN OF THE ROOF HAS THE
GREATEST INFLUENCE ON THE OVERALL
APPEARANCE OF THE HOUSE,
13
0
MANSARD
WE
SHED
FLAT
MEN
I
M
14
0
(ROOF DESIGN
VARIATIONS
VARYING THE ROOF DESIGN IS AN EFFECTIVE WAY TO CREATE INTEREST AND
AVOID A HOUSE WHICH APPEARS "BOXY " VARIATIONS CAN BE PROVIDED BY
REPEATING THE SAME ROOF TYPE, MIXING ROOF TYPES, VARYING ROOF
PITCHES, AND BREAKING -UP THE ROOF LINE,
REPEAT SAME ROOF
TYPE
MIX ROOF TYPES
�_ �_-
_.r
15
C
VARY ROOF PITCHES
VARY ROOF LINE
M
WINDOW SIGN
11
THE INCORPORATION OF SPECIAL WINDOW
TYPES INTO THE DESIGN AND THE USE
OF SHELVES OR TRIM TO ACCENT THEM
IS ONE WAY TO IMPROVE THE HOUSES
APPEARANCE,
TRIM AND SHELVES AS ACCENTS
17
WALL TREITMENTS 4'
THE USE OF MINOR DESIGN ACCENTS SUCH AS BRICK FASCADES AND SPECIAL
DESIGN TREATMENT OF VENTS ADD TO THE OVERALL "FINISHED" APPEARANCE
OF THE HOUSE AND PROVIDE VISUAL INTEREST,
STONE AND MASONARY ACCENTS
SPECIAL TREATMENT
OF ATTIC VENTS
!! L " -- ; --,
stT avi
mini
iu
ATRIUMS AND PATIOS
FOR HOUSES ON SMALLER LOTS, ADDITIONAL
PRIVATE OUTDOOR AREAS CAN BE PROVIDED
BY INCORPORATING COURTYARDS AND ATRIUMS
INTO THE FLOOR PLAN, THIS MERGING OF
THE INDOOR -OUTDOOR SPACES WILL INCREASE
THE SENSE OF THE HOUSE'S SIZE AND MAXI-
MIZE THE USE OF THE YARD, FOR LOTS
WITHOUT A VIEW, THE VIEWS FROM THE
ROOMS CAN BE FOCUSED INWARD TOWARDS
THE COURTYARD RATHER THAN OUTWARD
ONTO THE NEIGHBORING HOUSES, WHICH
WILL INCREASE THE SENSE OF PRIVACY,
W
Do
11
City of La Quinta
TABLE OF CONTENTS
PAGE
LANDSCAPE REQUIREMENTS - SINGLE FAMILY HOUSES ............................ 1
MINIMIZINGWATER USAGE .................................................... 2
RECOMMENDEDDROUGHT TOLERANT PLANTS ....................................... 6
SINGLE FAMILY HOUSES
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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 THREE (3)_15-GALLONTREES .SHALL -BE
PLANTED IN THE FRONTYARD OF INTERIOR LOTS, AND A
MINIMUM OF FIVE (5) 15-GALLON TREES SHALL BE PLANTED
IN THE YARDS ADJACENT TO THE STREET,
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 (rx4") 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,
1
�li�rLl�ilCA
—
HOW TO SAVE WATER IN THE LANDSCAPE
DESIGN
dour of the basic elements in landscape: the
plants, the irrigation, the soil, and the paving.
Each of these elementt�ss can ea ily be developed
to save water. \AV I I' .� //
e
J
l±l\ 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 transpiration in 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.
E. Place all plants that require summer watering in sites
protected from drying winds and out of direct sunlight.
2
January 1982
THE IRRIGATION SYSTEM
1. In your irritation schedule, specify watering in the cool of
the day to reduce evaporation.
2. If possible, specify irrigating trees and shrubs (with deep
root systems) longer and less frequently than shallow -rooted
plants, which require smaller amounts of .rater more frequently.
3. Include an,automatic timer in the irrigation system. Automatic
timers allow watering on a schedule suited to each area of
the landscape and allow watering in the cool of the day.
Tensiometers allow the system to water only when needed.
4. Use water efficient irrigation systems such as drip. Drip
irrigation applies water at a slow rate, which reduces runoff
and allows for deep watering; and it applies water only where
needed - at the base of the plant, which encourages good root
growth.
THE SOIL -c
1. In your planting plan, specify the use of soil amendments to
improve the soil's water holding capacity. Gypsum and lime
added to clay soils will improve drainage and aeration. Perlite,
pumice, and vermiculite improve the texture of clay soils and
improve sandy soils by increasing their capacity to hold water
and dissolved nutrients.
2. Specify the use of mulch, such as woodchips (ground bark), grass
clippings, compost, animal manuers, straw, hoed or pulled weeds,
dry leaves, or sawdust on top of exposed soil. Mulch reduces
evaporation, soil compaction, and weeds, and keeps the soil. cool
and moist longer.
THE PAVING
Use porous paving such as brick or decomoosed granite. Porous
paving allows rainfall to penetrate to the soil, preventing
runoff into conventional drainage features (i.e. gutters).
3
0
MAINTENANCE
Listed below are several ways to save water while maintaining a
landscape.
1. Don't over water. Water only when the soil is dry. Stick a
pencil about u 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.
S. In winter, water plants in leaf
for days or weeks on much less
summer.
infrequently as they can exist
water than they demand in
4
6 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 6 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.
5
3/1/82
• 1/I
DROUGHT
• TOLERANT PLANTS
THE FOLLOWING PAGES LIST THE RECOMMENDED DROUGHT TOLERANT PLANTS WHICH
SHOULD BE INCORPORATED INTO ALL LANDSCAPING PLANS IN ORDER TO MINIMIZE
WATER USAGE.
ADDITIONAL. INFORMATION ON DROUGHT TOLERANT PLANTS CAN BE OBTAINED FROM
THE DESERT WATER AGENCY AT (619) 323-49711 AND FROM THE COACHELLA VALLEY
RESOURCE CONSERVATION DISTRICT AT (619) 347-7658.
W
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25
ITEM NO. �• •
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: GASPERIN NDRAN WALLING THOMMURGH
SECOND BY: BRAN T DE GASPERIN :M RD WALLING THORUMMi
n7ScnsSION:
ROLL CALL VOTE:
COMKISSIONERS:
AYE NO ABSTAIN ABSENT . PRESENT
UNANIMOUSLY ADOPTED: YES NO
I�
MEMORANDUM
CITY OF LA QUINTA
/ h
� 111i
To: 'The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Cate: May 13, 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
Consideration of this proposal was continued from the April 22, 1986
Planning Commission hearing to allow additional time to review the
proposed "Special Residential" zoning ordinance.
PLEASE BRING THE MATERIALS PREVIOUSLY DISTRIBUTED TO YOU AT THE 4/22/86
MEETING ON THIS MATTER.
PREPARED BY:
Lawrence L. Stevens, AICP
Community Development Director
LLS:dmv
0
ITEM NO. W
DATE
P,/LANNING COMMISSION MEETING
MOTION BY: BRANDT DE �MDRAN VALLING THORNBURGH
SECOND BY: c2T�� DE GASPERIN MORAN FTA'LLING THORNBUR H
DISCUSSION: a
ROLL CALL VOTE:
C011MISSIONERS :
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT
r
u
,MEMORANDUM
CITY OF LA QUINTA
4 A.
TO: The Honorable Chairman and Members of the Planning Commission
FROM: The Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-297
LOCATION: North Vest Corner of Avenida Diaz and Calle Temecula
APPLICANT: Rick Johnson Construction
REQUEST: Approval to Construct a Pre -sold Single -Family Dwelling
189R69O9ND
1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre).
2. Zoning: R-lay+ (One Family Dwellings, 17' Height Limit, 1200-Square
Foot Minimum Dwelling Size).
3. Existing Conditions: The site is composed of two vacant 5000-square
foot lots. Parcel Merger Application 86-028 is currently being
processed with this Plot Plan Application to make one 10,000-square
foot parcel, which will facilitate development of the unit. The
subject block is moderately developed; 12 of the 24 lots are
developed with single-family homes. These existing units are
predominantly stucco sided with rock or gravel roofs, and vary in
design, condition and age. Roof pitches run from 2:12 to 5:12, with
heights between 13-15'. Calle Temecula and Avenida Diaz are designated
as local streets by the La Quinta General Plan, with existing
rights -of -ray to implement those designations.
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.
S. Description of Request: The Applicant proposes a 1551-square foot
floor plan with 2 full bathrooms and 3 bedrooms which exceed the
required 10' x 10' clear dimension. Pedestrian access from garage to
unit is via the front entry. The garage itself measures 19.5' x 23.5'
and incorporates laundry facilities.
dip
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2
The site plan provides the following setbacks:
Front yard - 20-feet
South sideyard - 40-feet
North sideyard - 10-feet
Rear yard - 13-feet
Features in the exterior design of the house include a bay window area
at the front of the house, and pop -out windows on the north and rear
elevations. The roof line will be a standard gable, with gabled
extensions over the bay and pop -out windows. The roof pitch is 4:12 at
a height of 14.5-feet. Stucco color will be dove gray, with light blue
fascia/trim and a slate gray tile roof.
STAFF -COMMENTS
Rick Johnson Construction has received 45 previous single-family
development approvals. Most of these units have been built and sold; the
rest are in varying stages of development or processing. Staff has
requested that the Applicant submit an updated inventory of approved units
and their status, to be maintained and periodically updated. The
Applicant also has two other applications on this agenda. Regarding this
proposal, garage depth and width must be increased 6-inches to provide
20' x 24' clear dimensions. Two additional trees, at a minimum, oust be
provided as the site is now a corner lot.
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-la++ 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 REPORT - PLANNING COMMISSION
May 13, 1986
Pagd 3
STAFF -RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-297 in accordance with Exhibits
A, B and C and subject to the attached conditions.
PREPARED BY:
Wallace H. Nesbit
Planning Assistant
WHN:psn
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
/lam :' ;�p /&rL.,
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•-297, 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 four (4)
15-gallon, street trees. The plan shall indicate the irriga-
tion system and the location of the required three (3) outdoor
water spigots. Prior to the issuance of a Certificate of
Occupancy, the Applicant shall install landscaping in
accordance with the approved landscape plan. All trees and
plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and cooling mechanical equipment shall be ground
mounted, or screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
8. The driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from
the following agencies prior to submitting these plans to
the Building Department for plan check:
* Riverside County Health Department
* City Fire Marshal
* Community Development Department, Planning Division
* Desert Sands Unified School District
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-297
10. The Applicant shall pay a school development fee as
determined by the Desert Sands Unified School District
in accordance with the school mitigation agreement as
approved by the City Council and in effect at the time of
issuance of a building permit. A letter from Desert Sands
Unified School District stating that these fees have
been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a
building permit.
11. The structure shall have a Class "A" roof covering.
12. The garage shall be increased by 6-inches in width and depth
to provide a 20' x 24' clear dimension.
13. Parcel Merger 86-028 shall have been recorded prior to
issuance of any construction permits.
14. All tub/shower connections shall be shown or noted on plans
submitted for plan check.
MEMORANDUM
CITY OF LA OUINTA
TO:
The Honorable Chairman
and Members
of the Planning Commission
FROM:
Community Development
Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-298
LOCATION: South Side of Avenida Ultimo, 270-feet East of Washington
APPLICANT: Rick Johnson Construction
REQUEST: Approval to Construct a Presold Single -Family Dwelling
BACKGROUND
1. General Plan: Low Density Residential (2-4 Dwellings Per Acre).
2. Zoning: R-la (One Family Dwellings, 1200-Square Foot Minimum Dwelling
Size).
3. Existing Conditions: The site is approximately 11,520-square feet in
area, located on a predominantly vacant block. The only existing
structure is the satellite golf course maintenance facility on the
east side of the Washington Street bridge grade approach over the
La Quinta Stormwater Channel. This is a tile roofed structure with a
4:12 roof pitch and cream -colored stucco siding. Avenida Ultimo is
designated as a local street by the La Quinta General Plan, and
existing right -of -ray is adequate.
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.
S. Description of Request: The Applicant proposes a unit with 1371-square
feet of net living area as measured by City standards. The house has
3 bedrooms and 1 3/4 bathrooms. All bedrooms exceed the 10' x 10'
clear dimensions required. There is no direct access from the garage
to the unit itself. The clear dimensions of the garage are 20' x
23'.6". The front entry area is enclosed by a 6-foot high stucco wall
with access to a courtyard via a wrought -iron gate. All sliding doors
and windows are noted as having wrought -iron security bars on them.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2
The siting of the house provides the following setbacks:
Front yard - 20-feet 6-inches
West sideyard - 10-feet 9-inches
East sideyard - 10-feet 6-inches
Rear yard - 45-feet
A future jacuzzi area with a 6-foot high wing wall for privacy is
shown along the easterly side yard. A trellissed patio shall be
located at the rear of the house, which will be cream colored stucco
with brick accent facing. The trim/fascia will be brown, while the
roof will be a clay tile. The roof will be a gable design with
trellis extensions at the rear and west side elevations. Roof pitch
is 4:12 with a height of about 15-feet.
STAFF -COMMENTS
Rick Johnson Construction has received 45 previous Single-family
development approvals. Most of these units have been bult and sold; the
rest are in varying stages of development or precessing. Staff has
requested that the Applicant submit an updated inventory of approved units
and their status to be maintained and periodicaly updated. The Applicant
also has two other applications on this agenda. Regarding this proposal,
the garage must be revised to show access into the courtyard area at the
front of the unit. Future construction of the jacuzzi will be subject to
Building Division approval and shall not encroach within 5-feet of the
property line. Any security -barred windows or doors shall be subject to
Fire Marshal review.
FINDINGS
1. The project will not have a significant adverse impact on the
environment.
2. The request is consistent with the requirements of the R-le++ 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 REPORT - PLANNING COMMISSION
May 13, 1986
Page 3
STAFF_RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-298 in accordance with Exhibits A,
B and C and subject to the attached conditions.
PREPARED BY:
Wallace H. Nesbit
Planning Assistant
WHN:psn
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.
86-298, 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.
S. 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.
T. 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:
a Riverside County Health Department
a City Fire Marshal
a Community Development Department, Planning Division
a Desert Sands Unified School District
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-298
10. The Applicant shall pay a school development fee as
determined by the Desert Sands Unified School District
in accordance with the school mitigation agreement as
approved by the City Council and in effect at the time of
issuance of a building permit. A letter from Desert Sands
Unified School District stating that these fees have
been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a
building permit.
11. The structure shall have a Class "A" roof covering.
12. The garage shall show an access to the interior front
courtyard area in order to comply with established City
policy
13. Bathroom i2 shall show proposed tub/shower combination if
provided by the floor plan
14. Proposed wrought -iron security shall be delineated, and
plans for this system shall be submitted in a format so as to
facilitate an adequate review by the City Fire Marshal. The
Applicant shall contact the Fire Marshal for information on
requirements for his review.
15. The proposed jacuzzi, wing walls, and any ground mounted or
installed mechanical equipment shall not be located within
any setback areas.
:J
MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning Commission
FROM: Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-299
LOCATION: West Side of Avenida Navarro, 50-feet North of Calle Arroba
APPLICANT: Rick Johnson Construction
REQUEST: Approval to Construct a Pre -sold Single -Family Dwelling
BACKGROUND
1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre).
2. Zoning: R-laa♦ (One Family Dwellings, 17' Height Limit, 1200-Square
Foot Minimum Dwelling Size).
3. Existing Conditions: The site is a typical 5000-square foot cove area
lot on the west side of Avenida Navarro, 50-feet north of Calle Arroba.
Avenida Navarro is a local street with an existing 60-foot right -of -ray
which is in conformance with the La Quinta General Plan. Existing area
development is limited, consisting primarily of older housing units.
These have either stucco or wood siding with rock or gravel roof
coverings. The roof lines range fro■ 2:12 to 4:12 generally, with
standard or dutch gable designs. Color schemes are primarily light
earth tones with darker trim.
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.
S. Description of Request: The Applicant proposes a 1473-square foot
unit, based on net living area calculations employed in review. It
is a standard floor plan of the Applicant, with 3 bedrooms and 2
bathroom areas which do not indicate tub/shower connections.
Pedestrian access to the garage is via the front entry area. The
garage incorporates laundry facilities and measures 20' x 23.5' clear.
The house is in compliance with all other single-family development
standards and policies.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2
The siting of the unit provides the following setbacks:
Front yard - 20-feet
Side yard - 5-feet
Rear yard - 13-feet
Regarding the house design, a twin -gable roof design is shown at the
front elevation, with a 4:12 pitch and a height of 14-feet. Pop -out
style windows are shown at the north side and rear elevations.
Railroad tie accents and planters are delineated. Colors of the house
will be a cream stucco with brown trim. The roof material will be a
gold asphalt shingle.
STAFF -COMMENTS
The Applicant has received 45 previous single-family development
approvals. Most of these units have been built and sold; the rest are in
varying stages of development or processing. Staff has requested that the
Applicant submit an updated inventory of these approved units and their
status, to be maintained and updated periodically. Regarding this
proposal, the garage must be deepened 6-inches to proved a 24-foot clear
depth. The proposed planters shall not be located within setback areas.
The Applicant must show or otherwise note whether bathtubs will also have
shower heads.
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-la++ 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. 86-299 1n accordance with Exhibits A,
0 and C and subject to the attached conditions.
El
STAFF REPORT
May 13, 1986
Page 3
PREPARED BY:
- PLANNIN6 COMMISSION
Wallace H. Nesbit
Planning Assistant
WHN:psn
Atchs: 1. Conditions
2. Exhibits A, B and C
APPROVED BY:
/.-" 91'71i-L—
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 they
Exhibits A through C contained in the file for Plot Plan No.
86-299, unless otherwise amended by the following conditions.
2. The approved plot, plan shall be used within two years of the
approvals 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 4uinta.
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.
S. 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
AMK
CONDITIONS (C:ont'd) - PLOT FLAN NO. 86-244
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.
ii. The structure shall have a Class "A" roof covering.
Q . The garage shall be deepened to allow 24' clear depth for
the proposed laundry facilities
M All bathroom connections shall be noted or shown on plans
submitted for plan check
14. The proposed planters shall be relocated so as to be out of
any setback areas.
A MEMORANDUM
CITY OF LA OUINTA
TO: The Honorable Chairman and Members of the Planning Commission
FROM: Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-300
LOCATION: Southeast Corner of Avenida Cortez and Calle Sonora
APPLICANT: James Roberts
REQUEST: Approval to Construct a Single -Family Dwelling
Intended for Personal Residence
BACKGROUND
1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre)
2. Zoning: R-ls++ (One Family Dwellings, 17' Height Limit, 1200-Square
Foot Minimum Dwelling Size).
3. Existing Conditions: The site is an approximate 5,500-square foot lot
located in the Cove area on the southeast corner of Avenida Cortez and
Calle Sonora. Regarding area development, the block has 6 of its 22
lots developed with a variety of single-family houses. The majority
of these houses have stucco sidings and sloping gravel covered roofs
with simple "California Ranch" style designs. One house, however, has
a "Modern Spanish" design incorporating a red mission tile roof.
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,
S. Description of Request: The Applicant is proposing to develop a
single-family house for his family's personal residence. The house
has approximately 1300-square feet of net usable living area including
three bedrooms, all exceeding 10' x 10' clear and two full bathrooms.
The garage has a 20' x 21.5' clear dimension with a directly connecting
pedestrian door.
The house design has a typical "California Ranch" style design with
"Spanish" accents. The stucco sided house will be "Dove Gray" with
white trim. The 4 and 12 pitch sloping roof will incorporate a
"California Charcoal" color roof tile. The maximum roof height is
13.5 feet. The house is sited in an south/north orientation with
ANA
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2
the front facing onto Avenida Cortez. The setbacks are as follows;
a front yard - 20-feet
a rear yard - 10-feet
a side yards - 5-feet interior
15-feet facing onto Calle Sonora
STAFF -COMMENTS -AND -ANALYSIS
The house fully complies with the City's Residential Development stndards
for single-family housing construction in the R-la++ Zone. The house is
compatible with neighboring development relative to siting, bulk and size.
The proposed house colors are quite a contrast to the colors of the
existing neighborhood development. Prior to submittal of plans for
building permit issuance the Applicant should provide a sample of the
colors to the Planning Division for review and approval. The colors and
materials of the house should be compatible with neighboring development.
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-la++ 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. 86-300 in accordance with Exhibits A,
B and C and subject to the attached conditions.
E
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3
PREPARED BY:
Gary W. Price
Associate Planner
GWP:psn
APPROVED BY: � n
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.
86-300, 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)
IS -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.
S. 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:
a Riverside County Health Department
a City Fire Marshal
a Community Development Department, Planning Division
a Desert Sands Unified School District
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-300
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. Prior to submittal of plans for building permit issuance the
Applicant shall submit a color and materials sample for the
house, for review and approval by the Planning Division.
Colors and materials of the house shall be compatible with
area development.
,MEMORANDUM4 J�� 7
CITY OF LA QUINTA
TO:
The
Honorable
Chairman and Members of the Planning Commission
FROM:
The
Community
Development Department
DATE:
May
13, 1986
SUBJECT: PLOT PLAN NO. 86-301
LOCATION: West Side of Avenida Obregon, 72-feet South of Calle Ensenada
APPLICANT: Ronald Piekaar
REQUEST: Approval to Construct a Single -Family House Intended for Sale
BACKGROUND
1. 6eneral Plan: Medium Density Residential (4-8 Dwellings per acre).
2. Zoning: R-la++ (One Family Dwellings, 1200 square foot minimum
dwelling size, 17-foot height limit).
Change of Zone No. 86-022, a city -initiated proposal
to rezone the cove area to "Special Residential" is in
process.
3. Existing Conditions: The 62' x 100' lot is located on Avenida Obregon
south of Calle Ensenada. Development of this block is light, with
the majority of the houses having the typical California architectural
style, gable roofs covered with concrete or clay tile, and stucco
siding. Two of the houses have flat roofs. With the exception of one
house, all the existing houses are constructed on one 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.
S. Description of Request: The Applicant, a contractor, is requesting
approval of a three bedroom, two bath house. The dwelling will have
1290+ square feet net living area, 1450 square feet gross area. All
the bedrooms have clear 10' x 10' dimensions. The garage, which has
mechanical equipment located along the side, has 20' x 22' dimensions.
There are pedestrian doors leading into the house and onto the
sideyard.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2
Regarding the exterior, the general architectural style is typical of
the Cove area with the exception that several special design
treatments have been added: a varied roof design with hip and gable
styles; special window treatment with a bay window accented by the
hip style roof and with the use of multipane windows; special
treatment of the front attic vent; and the design of the front entry
area. The house is approximately 17-18 feet high (plans unclear).
The roof will have a 6 and 12 pitch, minimum 24-inch eaves. Exterior
materials and colors are as follows:
Stucco - light beige
Trim - dark reddish -brown
Roofing - flat concrete, adobe red, unglazed
The house is sited with a 20-foot front yard, a 10-foot rear yard, and
S-foot and 24-foot sideyards. Mechanical equipment is located outside
the setback areas.
STAFF -COMMENTS -AND -ANALYSIS
This request is one of four applications submitted by Mr. Pickaar which
are being reviewed at this meeting. Two are proposed on adjacent lots
located on Avenida Obregon south of Calle Ensenada, and two are on
adjacent lots located on Avenida Alvarado south of Calle Nogales. The
Applicant has received one previous approval for a house on Avenida Diaz.
All five homes are sold.
The floor plan complies with the City's standards provided that the
interior dimensions of the garage are increased to 20' x 24' to provide
adequate area for the mechanical equipment. The height of the structure
will be limited to 17-feet as measured fro■ the finished grade. The
design is attractive and incorporates a number of the special design
treatments encouraged by the City. The layout of the floor plan and the
siting of the house with a larger sideyard onto which the main room views
out, maximizes the use of the site. The Applicant has varied the exterior
colors on all four houses. Some additional variety between the adjacent
houses can be provided by varying the minor design treatments, such as the
garage doors, attic vent and chimney design.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3
FINDINGS
1. The house is consistent with the requirements of the R-lava and
proposed SR Zones, and the goals and policies of the La Quinta
General Plan.
2. The proposed design will be compatible with area development.
3. Approval of the request will not have a significant environmental
effect.
STAFF -RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-301, in accordance with Exhibits
A, B and C and subject to the attached conditions.
PREPARED BY:
S�L. Bonner
Principal Planner
SLB:psn
Atchs: 1. Conditions
2. Exhibits A, 8 and C
AWED B
��
Lawrence L. Stevens, AICP
Community Development Director
I'lll
El
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.
86-301, unless otherwise amended by the following conditions.
The approved plot plan shall be used within two years of the
approval date; otherwise, it shall become null and void and
of no effect whatsoever. By "use" is meant the beginning
of substantial construction, not including grading, contem-
plated by this approval which is begun with the two-year
period and is therefore diligently pursued to completion.
3. Water and sewage disposal facilities shall be installed in
accordance with the requirements of the Riverside County
Health Department.
4. Fire protection shall be provided in accordance with the
standards of the Uniform Fire Code as adopted by the City of
La Quinta.
5. Prior to the issuance of a building permit, the developer
shall submit and have approved, a detailed landscape plan for
the front yard showing the species, size, location and spacing
of all planting materials, including a minimum of two (2),
15-gallon, street trees. The plan shall indicate the irriga-
tion system and the location of the required three (3) outdoor
water spigots. Prior to the issuance of a Certificate of
Occupancy, the Applicant shall install landscaping in
accordance with the approved landscape plan. All trees and
plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and cooling mechanical equipment shall be ground
mounted, or screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be
concealed by fencing or landscaping.
8. The driveway shall be surfaced with concrete and have
asphaltic concrete connecting pavement (a 2" x 4" header)
to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from
the following agencies prior to submitting these plans to
the Building Department for plan check:
* Riverside County Health Department
* City Fire Marshal
* Community Development Department, Planning Division
* Desert Sands Unified School District
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-301
10. The Applicant shall pay a school development fee as
determined by the Desert Sands Unified School District
in accordance with the school mitigation agreement as
approved by the City Council and in effect at the time of
issuance of a building permit. A letter from Desert Sands
Unified School District stating that these fees have
been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a
building permit.
11. The structure shall have a Class "A" roof covering.
12. The garage shall have minimum 20' x 24, clear interior
dimensions.
13. The height of the structure shall not exceed 17-feet.
14. Prior to the issuance of a building permit, the Applicant
shall provide plans or information that modifications to the
design treatment and siting will provide adequate variation
from adjacent Plot Plan No. 86-304
,MEMORANDUM
CITY OF LA QUINTA
}F
TO: The Honorable Chairman and Members of the Planning Commission
FROM: The Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-302
LOCATION: West Side of Avenida Alvarado, 250' North of Calle Chihuahua
APPLICANT: Ronald Piekaar
REQUEST: Approval to Construct a Single -Family House Intended for Sale
BACKGROUND
1. General Plan: Medium Density Residential (4-8 Dwellings per acre).
2. Zoning: R-la++ (One Family Dwellings, 1200 square foot minimum
dwelling size, 17-foot height limit).
Change of Zone No. 86-022, a city -initiated proposal
to rezone the cove area to "Special Residential" is in
process.
3. Existing Conditions: The 50' x 100' lot is located on Avenida
Alvarado, north of Calle Chihuahua. There is moderate development
along this block, with all the houses having the typical California
Ranch or modern Spanish styles of architecture. All the existing
homes have stucco siding and gable roofs with rock or tile roofing.
All the houses are built on single lots.
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,
S. Description of Request: The Applicant, a contractor, is requesting
approval of a three bedroom, two bath house. The dwelling will have
1290+ square feet net living area, 14SO square feet gross area. All
the bedrooms have clear 10' x 10' dimensions. The garage, which has
mechanical equipment located along the side, has 20' x 22' dimensions.
There are pedestrian doors leading into the house and onto the
sideyard.
STAFF REPORT
May 13, 1986
Page 2
- PLANNIN6 COMMISSION
Regarding the exterior, the general architectural style is typical of
the Cove area with the exception that several special design
treatments have been added: a varied roof design with hip and gable
styles; special window treatment with a bay window accented by the
hip style roof and with the use of multipane windows; special
treatment of the front attic vent; and the design of the front entry
area. The house is approximately 17-18 feet high (plans unclear).
The roof will have a 6 and 12 pitch, minimum 24-inch eaves. Exterior
materials and colors are as follows:
Stucco - adobe/medium brown
Trim - dark brown
Roofing - flat concrete tile, cedar tan color, unglazed
The house is sited with a 20-foot front yard, a 10-foot rear yard, and
5-foot and 12-foot sideyards. Mechanical equipment is located outside
the setback areas.
STAFF -COMMENTS -AND -ANALYSIS
This request is one of four applications submitted by Mr. Pickaar which
are being reviewed at this meeting. Two are proposed on adjacent lots
located on Avenida Obregon south of Calle Ensenada, and two are on
adjacent lots located on Avenida Alvarado south of Calle Nogales. The
Applicant has received one previous approval for a house on Avenida Diaz.
All five homes are sold.
The floor plan complies with the City's standards provided that the
interior dimensions of the garage are increased to 20' x 24' to provide
adequate area for the mechanical equipment. The height of the structure
will be limited to 17-feet as measured fro■ the finished grade. The
design Is attractive and incorporates a number of the special design
treatments encouraged by the City. The layout of the floor plan and the
siting of the house with a larger sideyard onto which the main room views
out, maximizes the use of the site. The Applicant has varied the exterior
colors on all four houses. Some additional variety between the adjacent
houses can be provided by varying the minor design treatments, such as the
garage doors, attic vent and chimney design.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3
FINDINGS
I. The house is consistent with the requirements of the R-I*++ and
proposed SR Zones, and the goals and policies of the La Quinta
General Plan.
2. The proposed design will be compatible with area development.
3. Approval of the request will not have a significant environmental '
effect.
STAFF_RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-302, in accordance with Exhibits
A, B and C and subject to the attached conditions.
PREPARED BY: APPROVED BY:
Sandra L. Bonner Lawrence L. Stevens, AICP
Principal Planner Community Development Director
SLB:psn
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.
86-302, 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
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-302
10. The Applicant shall pay a school development fee as
determined by the Desert Sands Unified School District
in accordance with the school mitigation agreement as
approved by the City Council and in effect at the time of
issuance of a building permit. A letter from Desert Sands
Unified School District stating that these fees have
been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a
building permit.
11. The structure shall have a Class "A" roof covering.
12. The garage shall have minimum 20' x 24' clear interior
dimensions.
13. The height of the structure shall not exceed 17-feet.
14. Prior to the issuance of a building permit, the Applicant
shall provide plans or information that modifications to the
design treatment and siting will provide adequate variation
from adjacent Plot Plan No. 86-303.
0
MEMORANDUM
CITY OF LA OUINTA
�fG
TO:
The
Honorable
Chairman and Members of the Planning Commission
FROM:
The
Community
Development Department
DATE:
May
13, 1986
SUBJECT: PLOT PLAN NO. 86-303
LOCATION: Vest Side of Avenida Alvarado, 300' North of Calls Chihuahua
APPLICANT: Ronald Piekaar
REQUEST: Approval to Construct a Single -Family House Intended for Sale
QACR6ROUND
1. General Plan: Medium Density Residential (4-8 Dwellings per acre).
2. Zoning: R-la++ (One Family Dwellings, 1200 square foot minimum
dwelling size, 17-foot height limit).
Change of Zone No. 86-022, a city -initiated proposal
to rezone the cove area to "Special Residential" is in
process.
3. Existing Conditions: The 50' x 100' lot is located on Avenida
Alvarado, north of Calle Chihuahua. There is moderate development
along this block, with all the houses having the typical California
Ranch or modern Spanish styles of architecture. All the existing
homes have stucco siding and gable roofs with rock or tile roofing.
All the houses are built on single lots.
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.
S. Description of Request: The Applicant, a contractor, is requesting
approval of a three bedroom, two bath house. The dwelling will have
1190+ square feet net living area, 1450 square feet gross area. All
the bedrooms have clear 10' x 10' dimensions. The garage, which has
mechanical equipment located along the side, has 20' x 22' dimensions.
There are pedestrian doors leading into the house and onto the
sideyard.
0
STAFF REPORT - PLANNIN6 COMMISSION
May 13, 1986
Page 2
Regarding the exterior, the general architectural style is typical of
the Cove area with the exception that several special design
treatments have been added: a varied roof design with hip and gable
styles; special window treatment with a bay window accented by the
hip style roof and with the use of multipane windows; special
treatment of the front attic vent; and the design of the front entry
area. The house is approximately 17-18 feet high (plans unclear).
The roof will have a 6 and 12 pitch, minimum 24-inch eaves. Exterior
materials and colors are as follows: --
Stucco - white
Trim - dark brown
Roofing - rippled red concrete tile, glazed
The house is sited with a 20-foot front yard, a 10-foot rear yard, and
S-foot and 12-foot sideyards. Mechanical equipment is located outside
the setback areas.
STAFF -COMMENTS -AND -ANALYSIS
This request is one of four applications submitted by Mr. Pickaar which
are being reviewed at this meeting. Two are proposed on adjacent lots
located on Avenida Obregon south of Calle Ensenada, and two are on
adjacent lots located on Avenida Alvarado south of Calls Nogales. The
Applicant has received one previous approval for a house on Avenida Diaz.
All five homes are sold.
The floor plan complies with the City's standards provided that the
interior dimensions of the garage are increased to 20' x 24' to provide
adequate area for the mechanical equipment. The height of the structure
will be limited to 17-feet as measured from the finished grade. The
design is attractive and incorporates a number of the special design
treatments encouraged by the City. The layout of the floor plan and the
siting of the house with a larger sldeyard onto which the main room views
out, maximizes the use of the site. The Applicant has varied the exterior
colors on all four houses. Some additional variety between the adjacent
houses can be provided by varying the minor design treatments, such as the
garage doors, attic vent and chimney design.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3
FINDINGS
1. The house is consistent with the requirements of the R-la++ and
proposed SR Zones, and the goals and policies of the La Quinta
General Plan.
2. The proposed design will be compatible with area development.
3. Approval of the request will not have a significant environmental
effect.
STAFF -RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-303, in accordance with Exhibits
A, B and C and subject to the attached conditions.
PREPARED BY: APPROVED BY:
Sandra L. Bonner Lawrence L. Stevens, AICP
Principal Planner Community Development Director
SLB:psn
Atchs: 1. Conditions
2. Exhibits A, 8 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.
86-303, 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. 86-303
10. The Applicant shall pay a school development fee as
determined by the Desert Sands Unified School District
in accordance with the school mitigation agreement as
approved by the City Council and in effect at the time of
issuance of a building permit. A letter from Desert Sands
Unified School District stating that these fees have
been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a
building permit.
11. The structure shall have a Class "A" roof covering.
12. The garage shall have minimum 20' x 24' clear interior
dimensions.
13. The height of the structure shall not exceed 17-feet.
14. Prior to the issuance of a building permit, the Applicant
shall provide plans or information that modifications to the
design treatment and siting will provide adequate variation
from adjacent Plot Plan No. 86-302
Auk
MEMORANDUM �-
CITY OF LA QUINTA
TO: The Honorable Chairman and Members of the Planning Commission
FROM: The Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-304
LOCATION: West Side of Avenida Obregon, 134-feet South of Calle Ensenada
APPLICANT: Ronald Piekaar
REQUEST: Approval to Construct a Single -Family House Intended for Sale
BACKGROUND
1. 6eneral Plan: Medium Density Residential (4-8 Dwellings per acre).
I. Zoning: R-law+ (One Family Dwellings, 1200 square foot minimum
dwelling size, 17-foot height limit).
Change of Zone No. 86-022, a city -initiated proposal
to rezone the cove area to "Special Residential" is in
process.
3. Existing Conditions: The 60' x 100' lot is located on Avenida Obregon
south of Calle Ensenada. Development of this block is light, with
the majority of the houses having the typical California architectural
style, gable roofs covered with concrete or clay tile, and stucco
siding. Two of the houses have flat roofs. With the exception of one
house, all the existing houses are constructed on one 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.
S. Description of Request: The Applicant, a contractor, is requesting
approval of a three bedroom, two bath house. The dwelling will have
1290+ square feet net living area, 1450 square feet gross area. All
the bedrooms have clear 10' x 10' dimensions. The garage, which has
mechanical equipment located along the side, has 20' x 22' dimensions.
There are pedestrian doors leading into the house and onto the
sideyard.
STAFF REPORT
May 13, 1986
Page 2
- PLANNING COMMISSION
Regarding the exterior, the general architectural style is typical of
the Cove area with the exception that several special design
treatments have been added: a varied roof design with hip and gable
styles; special window treatment with a bay window accented by the
hip style roof and with the use of ■ultipane windows; special
treatment of the front attic vent; and the design of the front entry
area. The house is approximately 17-18 feet high (plans unclear).
The roof will have a 6 and 12 pitch, minimum 24-inch eaves. Exterior
materials and colors are as follows:
Stucco - light gray
Trim - medium gray
Roofing - dark gray concrete tile, unglazed
The house is sited with a 20-foot front yard, a 10-foot rear yard, and
5-foot and 22-foot sideyards. Mechanical equipment is located outside
the setback areas.
STAFF -COMMENTS -AND -ANALYSIS
This request is one of four applications submitted by Mr. Pickaar which
are being reviewed at this meeting. Two are proposed on adjacent lots
located on Avenida Obregon south of Calls Ensenada, and two are on
,adjacent lots located on Avenida Alvarado south of Calls Nogales. The
Applicant has received one previous approval for a house on Avenida Diaz.
All five homes are sold.
The floor plan complies with the City's standards provided that the
interior dimensions of the garage are increased to 20' x 24' to provide
adequate area for the mechanical equipment. The height of the structure
will be limited to 17-feet as measured from the finished grade. The
design is attractive and incorporates a number of the special design
treatments encouraged by the City. The layout of the floor plan and the
siting of the house with a larger sideyard onto which the main room views
out, maximizes the use of the site. The Applicant has varied the exterior
colors on all four houses. Some additional variety between the adjacent
houses can be provided by varying the minor design treatments, such as the
garage doors, attic vent and chimney design.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3
FINDINGS
1. The house is consistent with the requirements of the R-lea and
proposed SR Zones, and the goals and policies of the La Quinta
General Plan.
2. The proposed design will be compatible with area development.
3. Approval of the request will not have a significant environmental
effect.
STAFF_RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-304, in accordance with Exhibits
A, B and C and subject to the attached conditions.
PREPARED BY: APPROVED BY:
Sandra L. Bonner Lawrence L. Stevens, AICP
Principal Planner Community Development Director
SLB:psn
Atchs: 1. Conditions
2. Exhibits A, 8 and C
n
l
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.
86-304, 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.
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
CONDITIONS (Cont'd) - PLOT PLAN NO. 86-304
10. The Applicant shall pay a school development fee as
determined by the Desert Sands Unified School District
in accordance with the school mitigation agreement as
approved by the City Council and in effect at the time of
issuance of a building permit. A letter from Desert Sands
Unified School District stating that these fees have
been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a
building permit.
11. The structure shall have a Class "A" roof covering.
12. The garage shall have minimum 20' x 24' clear interior
dimensions.
13. The height of the structure shall not exceed 17-feet.
14. Prior to the issuance of a building permit, the Applicant
shall provide plans or information that modifications to the
design treatment and siting will provide adequate variation
from adjacent Plot Plan No. 86-301
® MEMORANDA
CITY OF LA OUINTA
9I
TO: The Honorable Chairman and Members of the Planning Commission
FROM: Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-305
APPLICANT: Lawrence Spector
REQUEST: Approval to Zonstruct a Single -Family Dwelling Intended
For Personal Residence
BACKGROUND
1. General Plan: Low Density Residential (2-4 Dwellings Per Acre).
2. Zoning: R-2-12000 (Multiple Family Dwellings and R-I Uses, 12,000-
Square Foot Minimum Lot Size.
3. Existing Conditions: The proposed site is a vacant sand dune located
on the border of two existing parcels. Revised Parcel Map 419834
created three parcels, one of which is the subject site consisting
of approximately 10 acres. The site consists of varying topographic
features along the crest of the dune, with steep slopes around the
base of the dune. This dune is surrounded by existing citrus
orchards. The dune itself is relatively clear of vegatation, with
low lying mesquite brush around the perimeter, and is located generally
at the center of the parcel. Access to the site is currently via a
dirt roadway bordering the two existing parcels. Revised Parcel Map
#19834 is currently in Final Map processing for recordation.
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.
S. Description of Request: The Applicant request approval to construct
a +3200-square foot residence with a separate guest quarters and
swimming pool area with a changing room and gazebo. The guest quarters
will be just under 1000-square feet, with a rear balcony looking east.
Pedestrian access to the proposed parking area and pool will be via
meandering walkways from the guest facility. The house floor plan
shows one master bedroom with a study, 1 ■aster bathroom and a powder
room (1/2 bath). The proposed use is in accordance with applicable
zoning regulations currently in effect.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2
The parking area provides a 2 car garage with an attached 2 car
carport. Parking for 2 additional vehicles is provided opposite the
garage/carport. Access to this area is via a 12-foot wide drive
which angles up to the site at a 180 degree turn.
With respect to building design, the house represents a drastic
departure from the customary spanish or ranch style architecture
normally associated with single family development in La Quinta.
However, the site is adjacent to The Orchard project area, and the
design incorporates the neo-classic features approved with the
Specific Plan for The Orchard project. There is extensive window
area provided along the elevation and the roofline, which is a flat
design but varying in elevation. The roof will be covered gravel,
and partially screened by parapet walls with a height of 16-feet.
Stucco color will be peach with ivory window sashes and trim. The
windows will be steel frame with some areas utilizing tinted glass.
The driveway acess will be of inter -locking stone.
,STAFF -COMMENTS
The residence is not under regulation of standard R-1 policies and
requirements, but it exceeds or meets those standards. There are no
height or minimum size requirements which would affect the proposed
design. Some additional review by the City Engineer would appear to be in
order based on location, grade elevations, access and other concerns.
FINDINGS
I. The project will not have a significant adverse impact on the
environment.
2. The request is consistent with the requirements of the R-2-12000 Zone,
goals and objectives of the La Quinta General Plan, and The Orchard
Specific Plan.
3. The building design is compatible with the area development contingent
upon the condition of approval.
STAFF_RECOMMENDATION
Based upon the above findings, the Community Development Department
recommends approval of Plot Plan No. 86-305 in accordance with Exhibits A,
B-1, B-2, C-1 to C-3 and subject to the attached conditions.
Mil
STAFF REPORT - PLANNING COMMISSION
May 13, 1906
Page 3
PREPARED BY:
Wallace H. Nesbit
Planning Assistant
APPROVED BY:
/Z" 12
Lawrence L. Stevens, AICP
Community Development Director
WHN:psn
Atchs: 1. Conditions
2. Exhibits A, B-1, 8-2, C-1 to C-3
THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS;
1. The development of the site shall be in conformance with the Exhibits
A, B-1, B-2, C-1 to C-3 contained in the file for Plot Plan No.
86-305, 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, contemplated by this approval
which is begun within the two-year period and is thereafter
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.
S. Prior to the issuance of a building permit, the developer shall submit
and have approved a detailed landscape plan for the site, showing the
species, size, location and spacing of all planting materials. The
plan shall indicate the irrigation system and the location of 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 construction and materials proposed shall be subject to
review by the City Engineer. Grading and driveway plans shall be
prepared by a registered Civil Engineer for the review of the City
Engineer.
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;
e Riverside County Health Department
e City Fire Marshal
e Community Development Department, Planning Division
e Desert Sands Unified School District
a City Engineer
CONDITIONS (cond't.) - PLOT PLAN 86-305
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. No grading or other construction permits shall be issued pending
recordation of Parcel Map #19834,
ITEM NO.
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY:/ HRAND1'J DE GASPERIN MDRAN KULnC THORNBURGH
SECOND BY: W%LLING THORNBURMi
DISCUSSION:
ROLL CALL VOTE:
COMKISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
16 -
BRAN T —
DE GASPERIN —
MORAN —
WALLING —
THORNBURGH —
UNANIMOUSLY ADOPTED: YES NO
11
MEMORANDUM
CITY OF LA OUINTA
5 A ,
TO: The Honorable Chairman and Members of the Planning
Commission
FROM: Community Development Department
DATE: May 13, 1986
SUBJECT: PLOT PLAN NO. 86-285
LOCATION: Northeast Corner of Avenida Nuestra and Calle Rondo at
Oak Tree West.
APPLICANT: Landmark Land Company
REQUEST: Approval to Construct a 6,000 sq.ft., Golf Maintenance
Facility for Oak Tree West.
BACKGROUND
1. General Plan Designations:
A. Site: Medium Density Residential (4-8 units per acre).
B. Surrounding: Medium Density Residential to the north, east
and south; Low Density Residential (2-4 units per acre) to
west.
2. Zoning:
A. Site: R-2.
B. Surrounding: R-2 to the north and east; R-2-20,000 to the
south; R-1* to the west.
3. Existing Conditions:
The subject site is approximately one acre in size and is located
on the northeast side of the intersection of Calle Rondo and
Avenida Nuestra. This location is along the westerly boundary,
within the Oak Tree West Specific Plan area. The site is level,
with low lying vegetation predominantly scattered throughout the
area. The south site boundary is traversed by a dirt road, built
up about 3' above the Nuestra/Rondo pavement. Only one structure
exists in the surrounding area, located on the northwest corner
of the Nuestra/Rondo intersection. This is a single-family home
which from a design standpoint is purely uncharacteristic of
single-family dwellings in La Quinta. No other structures exist
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 2.
in the surrounding area.
4. Environmental Assessment:
Environmental Assessment No. 85-034 addressed environmental
impacts associated with the Oak Tree West Specific Plan (SP85-006)
The maintenance facility under construction is exempt from review
under the California Environmental Quality Act (CEQA), and a
Notice of Determination will be filed with the County Recorder.
Mitigation measures set forth in the original Environmental
Assessment which are applicable to this request have been incor-
porated into the conditions of approval.
5. Description of Request:
The Applicant proposes a 6,000 sq.ft. golf course maintenance
building, incorporating the following:
- 2 Offices
- Restroom & Lunchroom Facilities
- 3 Interior Enclosed Storage Areas
- 1 Interior Open Storage Area
- Interior Mechanical Storage Area,
with Separate Mechanical Parts Storage
A total of 15 employees will be working at the site, possibly all
at the same time. The parking area is located at the northwest
corner of the site, with access from Calle Rondo. The access
from Rondo is shown as gated so as to obscure views into the
facility. A second gate separates this parking area from the
actual facility, and is shown as a chainlink fence. Access from
an interior perimeter roadway is also shown for access to the
golf course areas. The site is bordered by a 6' high wall, except
at the north boundary which is shown as chainlink. The site plan
shows a total of 18 parking spaces. Transplanted citrus trees are
also shown as being incorporated as a visual buffer around the
site perimeter. Regarding setbacks, the wall is set back 15' from
Calle Rondo right-of-way and 20' from Avenue 52 ultimate right-of-
way. The building itself is 50' from Rondo at the closest point
and 35' from Avenue 52.
The general building design will be earthtone stucco with a hip
style roof line. The roof pitch will be 5 and 12 with a height
of about 21.5'. Roof covering is shown as asphalt shingle. Metal
maintenance doors will be utilized about the structure, presumably
painted to match or be otherwise compatible with the building
scheme. The Applicant has indicated that the color scheme will
be consistent with that outlined in the Specific Plan for Oak Tree
West, but that a color scheme has not been decided upon.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 3.
6. Comments from Other Agencies:
A. City Engineer:
(1) Dedicate all necessary public street and utility ease-
ments as required by the CIty Engineer. Construct
street improvements for Calle Rondo to requirements of
the City Engineer.
(2) Prepare street improvement plans by a Registered Civil
Engineer and conforming to City Standards.
(3) Prepare grading plan by a Registered Civil Engineer.
Submit a thorough engineering geological and soils
engineering investigation for review with the grading
plan.
(4) Drainage disposal facilities to be provided as required
by the City Engineer and to be compatible with the City
Master Plan of Drainage.
(5) All utilities to be installed and trenches compacted
to City Standards prior to street construction.
(6) Applicant to pay required processing, plan checking and
inspection fees as are current at time of work being
accomplished by City Staff.
(7) Applicant acknowledges that City is considering a
City-wide Landscape and Lighting District and agrees to
be included in the district.
(8) Project improvements to be compatible with pending
Avenue 52 and Avenida Nuestra street and parkway improve-
ments.
(9) Access from Calle Rondo to be a secondary access.
B. Fire Marshal:
(1) Fire Department is required to set minimum fire flow
using procedure established in Ordinance No. 68. Provide
or show there exists water system capable of delivering
2250 GPM flow for 2-hour duration at 20 psi residual
operating pressure. Fire flow of 500 GPM for 2-hour
duration at 20 psi residual operating pressure to be
available prior to combustibles being placed on site.
Required flow to be available from a Super hydrant
(6" x 4" x 2-1/2" x 2-1/211) located no less than 251nor
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 4.
more than 165' from any portion of building, as measured
along approved vehicular travelways. Combination of on -
and off -site Super hydrants required as above; flow to be
available from any two adjacent hydrants in the system.
(2) Applicant to provide one copy of water system plans to
Fire Department for review.
(3) Install portable fire extinguishers.
(4) Fueling facilities to comply with Article 79 of Uniform
Fire Code.
(5) Offices, restrooms and lunchroom to be separated by
1-hour fire resistive construction from storage areas.
(6) Installation of automatic fire protection system may be
used to lessen fire flow requirements.
(7) Applicant responsible to prove or show there exists
conditions set forth by Fire Marshal. Final conditions
to be addressed at plan check review.
C. Community Safety Department - No comment.
D. Building Division - No comment.
E. Coachella Valley Water District: Area is in Zone A3 (3-foot
depth). District will furnish domestic water service to the
area. Sanitation service not feasible at this time; property
shall be connected to community sewer when available.
F. General Telephone Company: Facilities available; no other
comment.
Comments were requeste, but not received from Imperial Irrigation
District, Southern California Gas Company, and Riverside County
Sheriff.
STAFF COMMENTS
The proposal is consistent with the Specific Plan for Oak Tree West
in terms of use and design. Staff has some concern about the location
being adjacent to the existing residential subdivision, the access
provisions to Calle Rondo, and the visual impacts associated with the
project.
Provision of the 6' wall as both a noise and visual barrier will help
to mitigate these impacts, but increased landscape buffering methods
should also be instituted to further mitigate these effects.
0
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 5.
Concerning Access, the entrance at Calle Rondo will serve as a main
access for both employee and business parking as well as job -oriented
traffic. The use of Rondo as access for a quasi -commercial use
including maintenance and delivery may not be acceptable. Rondo could
be used as a secondary access particularly for emergency vehicles. A
more amenable location would be a curvilinear access off Avenue 52,
which would be more suitable for this type of use. Funneling traffic
onto local residential streets from arterials would not be consistent
with a logical circulation pattern. Changing the access will affect
the site design since the employee parking is fenced separately from
the remainder of the site.
A further concern is the existing grade elevation on the site relative
to the lower lying surrounding property. The building height is about
21.51. With the grade elevation currently existing, the structure
will be considerably higher than the surrounding residential develop-
ment areas. A reduction in building height may be required as per
Condition No. 31 of the original Specific Plan approval which limits
the height of residential buildings to 20 feet within 200' of any
public street.
In addition, a change in roof materials for the building is necessary
to assure compatibility with the residences to be constructed in the
project. A change from asphalt shingle to tile would be appropriate.
CONCLUSIONS
1. The proposal is consistent with requirements of the R-2 Zoning and
the Municipal Land Use Ordinance.
2. The building design is consistent with the Oak Tree West Specific
Plan.
3. Environmental Assessment 85-034 addressed the environmental
impacts associated with the Oak Tree West Specific Plan.
4. The structure height as proposed is not compatible with existing
residential development in the area.
5. Primary project access from Calle Rondo is inconsistent with the
La Quinta General Plan Circulation Element.
FINDINGS
The proposal is consistent with the La Quinta General Plan and
the R-2 Zone with the conditions of approval.
2. The project is consistent with the Oak Tree west Specific Plan.
STAFF REPORT - PLANNING COMMISSION
May 13, 1986
Page 6.
3. The project will not have a significant effect on the environ-
ment.
4. The project is compatible with surrounding land uses subject to
the attached conditions.
RECOMMENDATION
The Community Development Department recommends approval of Plot Plan
No. 86-285, based on the above Findings and subject to the attached
conditions, in accordance with Exhibits A, B and C.
PREPARED BY:
Wallace Nesbit
Planning Assistant
WN:dmv
Atchs. 1. Conditions of Approval
7PP
VED BY*
*----
Lawrence L. Stevens, AICP
Community Development Director
0
CONDITIONS OF APPROVAL LA QUINTA LODGE/OAK TREE WEST
MAY 13, 1986 GOLF MAINTENANCE BUILDING
LANDMARK LAND COMPANY
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. 86-285, 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. 86-285 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 Planning Commission,
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
application for a building permit for the use contemplated
herewith.
The Developer shall comply with all applicable conditions of
approval for Specific Plan No. 85-006.
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. 86-285, except where these
conditions shall make any amendments.
CONDITIONS - PLOT PLAN No. 86-285
May 13, 1986
Page 2.
7. The type of the exterior building materials shall be in accordance
with the approved Exhibit C, except that the roof material shall
be changed from asphalt shingle to tile. Colors shall be subject
to review and approval by the Community Development Department.
8. All roof -mounted equipment shall be ground -mounted or screened by
the design of the roof structure when viewed from adjacent
residential areas and public streets.
9. No portion of the building shall exceed a maximum height of
twenty (20) feet.
10. 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
11. 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.
(b) The Applicant shall construct street improvements for Calle
Rondo, to the requirements of the City Engineer and the
La Quinta Municipal Code.
(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.
CONDITIONS - PLOT PLAN NO. 86-285
May 13, 1986
Page 3.
(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.
(f) Drainage disposal facilities shall be provided as required
by the City Engineer, and shall be compatible with the City
Master plan of Drainage facilities.
(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 subcon-
tractors for the Planning, Building, or Engineering
Divisions.
(i) 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.
(j) 52oandtAvenidaements Nuestrahall be street andpatible with pendinparkway improvementAvenue
s
22. Plans shall be revised to show access from Avenue 52 rather than
Calle Rondo. The access from Avenue 52 should employ a
curvilinear -type design. The access to Calle Rondo shall be
eliminated.
Site Design
13. The site design shall be revised as follows (due to access
changes):
A. Provide parking near Avenue 52 entrance on the easterly
side of the site (generally in the location currently
proposed for the building).
CONDITIONS - PLOT PLAN NO. 86-285
May 13, 1986
Page 4.
B. Shift the maintenance building to the northwesterly
portion of the site and face overhead out to the
east (generally in the location currently proposed
for employee parking).
14. Chainlink fencing long the northerly line of the maintenance
facility is not ac eptable and shall be changed to a masonry
(or building) wall except for those portions of that fencing
that will be withi the perimeter project wall.
15. The parking design shall conform to standards set forth in
Section 18.12 of t e LQMC governing off-street parking.
16. Plans showing the ocation, design and materials for all fencing
and walls shall be submitted for review and approval by the
Community Developm nt Department.
Public Services and Utilities
17. 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 and shall comply with the following unless
alternate equivalent requirements are approved by the Fire
Marshal:
A. Provide or show there exists a water system capable of
delivering 2250 GPM fire flow for a 2-hour duration at
20 psi residual operating pressure.
B. A fire flow of 500 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 ire flow of 2250 GPM shall be available from
a Super hydra t, (6" x 4" x 2-1/2" x 2-1/2"), will be
required loca ed not less than 25 feet or more than 165 feet
from any port on of the building as measured along approved
vehicular tra elways.
D. A combination
(6" x 4" x 2-
less than 25
the building
The required
adjacent hydr
E. Developer she
plans to the
types, locat:
requirements
of on -site and off -site Super fire hydrants,
/2" x 2-1/2"), will be required located not
eet or more than 165 feet from any portion of
.s measured along approved vehicular travelways.
ire flow shall be available from any two
Lnts .
1 furnish one (1) copy of the water system
ire Marshal, which shall conform to hydrant
n and spacing, and shall meet fire flow
Plans shall be signed and approved by a
CONDITIONS - PLOT PLAN NO. 86-285
May 13, 1986
Page 5.
Registered Civil Engineer and CVWD with the following
certification: "I certify that design of the water system
is in accordance with the requirements prescribed by the
La Quinta Fire Department."
F. Install portable fire extinguishers as per NFPA, Pamphlet
#10.
G. Fueling facilities shall comply with Article 79 of the
Uniform Fire Code.
H. Offices, restrooms and lunchroom shall be separated by a
one -hour fire resistive construction from storage areas.
I. Installation of automatic fire protection system may be
used to lessen fire flow requirements, subject to review
of the Fire Marshal.
J. All gates shall be equipped for immediate emergency access
in an approved manner.
K. Developer shall be responsible to provide or show there
exists conditions set forth by the Fire Marshal. Final
conditions shall be addressed when building plans are
reviewed by Building Division.
18. Water service shall be provided in accordance with the require-
ments of Coachella Valley Water District and the City of La
La Quinta.
19. Location and design of the sewage 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.
20. All on -site utilities shall be installed underground.
Miscellaneous
21. 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.
0
CONDITIONS - PLOT PLAN NO. 86-285
May 13, 1986
Page 6.
B. Landscape irrigation system.
C. Location and design detail of any proposed and/or required
walls.
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 condi-
tion 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.
22. The Applicant shall submit a master plan for main and satellite
maintenance facilities for the golf course and homeowners
associations to the Planning Commission and City Council for
review and approval.
23. Prior to the issuance of building permits, the Applicant shall
comply with the City's adopted requirements regarding
Infrastructure Fees.
24. The location and design of all signage shall be subject to the
review and approval of the Community Development Department.
25. All repair work and repair -related activities (including
sharpening of tools and/or blades) and the use of power tools
shall be confined to closed buildings.
26. The Applicant shall submit a detailed lighting plan showing
the location, design, type and intensity of all proposed
exterior lighting. All lighting shall be screened so as to
not shine directly on properties outside the project nor to
create a substantial light wash which may be a nuisance to
surrounding residents.
ITEM NO. S U
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: �BRANDT DE GASPERIN MDRAN VviLLING M:01:iBURGH
SECOND BY:/ t un' / DE CASPERIN NDRAN VMLLING TH0RNBURGH
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS:
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES 140
0 0 5.3
MEMORANDUM
TCITY OF
I, lilt.
TO: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: May 13, 1986
Subject: 1986 GENERAL PLAN REVIEW - CYCLE II
As of April 15, 1986, the established deadline date for this second
General Plan Review Cycle, only one application was submitted. This
request is the following:
General Plan Amendment No. 86-012 (J.C.C. Enterprises, Inc.)
a. Amend the Community Development Element Land Use Plan
from Medium and Low Density to High Density on an area
between Washington Street and Adams Street, and between
Fred Waring Drive and the Whitewater River Channel.
This request is discussed in greater detail later in this report.
The purpose of this review is to assure that the application being
considered is:
• Appropriately and adequately defined as to the extent of
land area being considered for a change in land use
designation (i.e., is it reasonable to look at a larger
land area for a particular change).
° Appropriately and adequately defined as to any affected
policies set forth in the General Plan related to the
application (i.e., are there conflicting policies that
may need to be revised or deleted or new policies to be
added).
It is not the purpose of this review to evaluate the merits of a
particular application or to take a position in support or opposition
to a particular application.
In addition, this review enables the Council, Commission or Staff to
initiate other amendments not related to a particular application if
they see a need to do so.
-4* 0
STAFF REPORT
May 13, 1986
Page 2.
- PLANNING COMMISSION
STAFF COMMENTS AND ANALYSIS
Description of the Request
The Applicant is requesting that portions of a total 251.5-acre site
be redesignated on the General Plan Land Use Plan from Low Density
Residential (2-4 units per acre) and Medium Density Residential (4-8
units per acre) to High Density Residential (8-16 units per acre).
As shown on Attachment No. 1, 70 acres adjacent to Fred Waring Drive
is currently Low Density Residential, and the center 128 acres is
designated as Medium Density Residential, and 53.5 acres of High Density__
Residential is located at the southerly end of the project site.
The Applicant has submitted a conceptual plan only. The plan shows
a 2,380-unit condominium project oriented around an 18-hole golf course.
The average density is 9.46 units per acre.
General Plan Considerations
In evaluating the surrounding property and its General Plan designations,
it would seem appropriate to consider expanding the land area to be
considered in this proposal to include the two, 10-acre parcels located
at the northwest corner of Adams Street and Miles Avenue. Since this
property could be bounded on three sides by High Density Residential,
the change of this area to the same classification would create a more
logical land use pattern. The property is currently developed with a
mobile home park on the westerly parcel, and a church is under constructioi
on the easterly parcel.
No other amendments to the Land Use Plan or other portions of the
General Plan are requested or recommended at this time.
RECOMMENDATION
The Community Development Department recommends that the scope of
consideration for the 1986 General Plan Review - Cycle II be as
follows:
General Plan Amendment No. 86-012
° Consider amending the Land Use Plan of the Community
Development Element for the land area requested by the
Applicant, and also for the 20-acre area located at the
northwest corner of Miles Avenue and Adams Street.
PREPARED BY: A�GOi E
2 A'
Sandra L. Bonner Lawrence L. Stevens, AICP
Principal Planner Community Development Director
SLB:dmv
Atch: 1. General Plan Amendment Exhibit
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