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1986 05 27 PCr J 46 0 T)ON (J A 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 27, 1986 7:00 p.m. 1. CALL TO ORDER A. Flag Salute 2. ROLL CALL 3. HEARINGS AA PLOT PLAN NO. 86-274, A request to construct retail/office buildings totaling 10,216 sq.ft site; John Feld, La Quinta, Ltd., Partnership (Continued) 1. Report from Staff. 2. Motion for Adoption. three, two-story J on a .846-acre !!// - Applicant. 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 Residential (16-24 units/acre); Western Corporation, Applicant. (Continued) 1. Report from Staff. 2. Motion for Adoption. ,the 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. (Continued) 1. Report from Staff. 2. Motion for Adoption. AGENDA - PLANNING COMMISSION May 27, 1986 Page 2. 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 (General Commercial; Western Corporation, Applicant. (Continued) 1. Report from Staff. 2. Motion for Adoption. 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-acre site; Western Corporation, Applicant. (Continued) Report from Staff. Motion for Adoption. 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 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; M. B. Johnson Properties, Applicant. (Continued) 1. Report from Staff. 2. Motion for Adoption. G. PUBLIC USE CASE NO. 86-003, Approval to expand an existing private school from 35 to 150 students and to construct six additional classrooms and one multi -purpose building; Marywood Country Day School, Applicant. 1. Report from Staff. 2. Motion for Adoption. 4. CONSENT CALENDAR STREET VACATION NO. 85-010, Approval to vacate portions of Adams Street between a point 1827.2 feet north of the Avenue 50 centerline, southerly to a point approximately 2630 feet south of the Avenue 52 centerline; City -Initiated and Landmark Land Company, Applicants. B. PLOT PLAN NO. 86-290 (REVISED), A request for approval to construct a single-family dwelling on the east side of Avenida Ramirez; 150' south of Calle Arroba; Joel Colombo, Applicant. I_U, 002 AGENDA - PLANNING COMMISSION May 27, 1986 Page 3. C. PLOT PLAN NO 86-291 (REVISED), A request for approval to construct a single-family dwelling on the east side of Avenida Ramirez; 100' south of Calle Arroba; Joel Colombo, Applicant. D. PLOT PLAN NO. 86-292 (REVISED), A request for approval to construct a single-family dwelling on the east side of Avenida Villa; 200' south of Calle Monterey; Joel Colombo, Applicant. E. PLOT PLAN NO. 86-293 (REVISED), A reuqest for approval to construct a single-family dwelling on the west side of Avenida Juarez; 150' south of Calle Colima; Joel Colombo, Applicant. F. PLOT PLAN NO. 86-294 (REVISED), A request for approval tc construct a single-family dwelling on the west side of Avenida Juarez; 100' south of Calle Colima; Joel Colombo, Applicant. G. PLOT PLAN NO. 86-307, A request for approval to construct a single-family dwelling on the east side of Avenida Vallejo; 200' north of Calle Chihuahua; Leonard Meier, Applicant, H. PLOT PLAN NO. 86-308, A request for approval to construct a single-family dwelling on the south side of Sagebrush Drive; approximately 358' east of Washington Street; Rick Johnson Construction, Applicant. I. PLOT PLAN NO. 86-309, A request for approval to construct a single-family dwelling on the north side of Saguaro Drive; 158' east of Washington Street; Rick Johnson Construction, 4PApplicant. (JJ PLOT PLAN NO. 86-310, A request for approval to construct a �" ��/ single-family dwelling on the west side of Avenida Herrera; �" 175' south of Calle Sonora; Rick Johnson Construction, Applicant. K. PLOT PLAN NO. 86-311, A request for approval to construct a single-family dwelling on the east side of Avenida Diaz; 150' north of Calle Tecate; Pine Creek Development/James Laier, Applicant. L. PLOT PLAN NO. 86-312, A request for approval to construct a single-family dwelling on the east side of Avenida Velasco; 150' south of Calle Chihuahua; Pine Creek Development/James Laier, Applicant. AGENDA - PLANNING COMMISSION May 27, 1986 Page 4. M. PLOT PLAN NO. 86-313, A request for approval to construct a single-family dwelling on the east side of Avenida Vallejo; 100' north of Calle Chihuahua; James Meier, Applicant. N. PLOT PLAN NO. 86-314, A request for approval to construct a single-family dwelling at the southeast corner of Avenida Herrera and Calle Colima; Joe Bierek, Applicant. PLOT PLAN NO. 86-315, A request for approval to construct a single-family dwelling on the west side of Avenida Vallejo; n, 100' north of Calle Nogales; Carbon C. Dubbs, Applicant. yo P. PLOT PLAN NO. 86-316, A request for approval to construct a 0 ` / single-family dwelling on the west side of Avenida Vallejo; 50' north of Calle Nogales; Carbon C. Dubbs, Applicant. Q. MINUTES of the regular meeting of April 92, 1986. 5. BUSINESS �j 6. ADJOURNMENT V �I' ITEM NO. DATE PLANNING COMMISSION MEETING r r D r, r. y. . 1moRAN MULM THORNBURGH SECOND BY: BRANDT DE GASPERINDR r 1 1. •R l KJRGH DISCUSSION: ROLL CALL COINISSIONERS: UNANIMOUSLY ADOPTED: AYE NO ABSTAIN ABSENT PRESENT YES NO y. 007, 0 RE: ITEM NO. DATE PLANNING COMMISSION MEETING 44 MOTION BY: BRMN DE MSPERIN WRAN FLING THORNBURMi SECOND BY: DE GASPERIN MORAN M LLING THOYCEURGH DISCUSSION: ROLL CALL VOTE: COWISSIONERS: UNANIMOUSLY ADOPTED: AYE NO YES ABSTAIN NO ABSENT PRESENT A_lI 0 0 MEMORANDUM CITY OF LA QUINTA Z. 4 TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NOT. 86-274 LOCATION: North Side of Avenida Montezuma; Between Avenida Navarro and Avenida Bermudas APPLICANT: John Feld, La Quinta, Ltd., Partnership REQUEST: Approval to Construct Three, Two -Story, Retail/Office Buildings Totaling 10,216 Sq.Ft. on a .846-Acre Site. BACKGROUND At the last Planning Commission meeting, the above application was continued to the May 27, 1986, meeting in order to allow the Applicant additional time to submit information on site revisions, colors, and materials. The deadline date for this information was established as May 20, 1986. As of May 22, 1986, no contact had been made by the Applicant, nor was any information received. As the deadline has passed, adequate time to review and report on the required information is not available to facilitate Planning Commission review. RECOMMENDATION The Community Development Department recommends that the proposed Plot Plan No. 86-274 be tabled until such time as the requested information is submitted. At that time, the project will be set for hearing and renoticed. SU/B�MITTED: n Lawrence L. Stevens, AICP Community Development Director LLS:WN:dmv 007 78-105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564-2246 June 2, 1986 Mr. John Feld Care Development 2546 Denise Corporation Orange, CA 92667 SUBJECT: Plot Plan No. 86-274 Dear Mr. Feld: This letter is to advise you that the La Quinta Planning Commission, at their meeting of May 27, 1986, unanimously voted to table this matter until such time that receipt of adequate information regarding building colors and sketches showing alternatives creating the appearance of openness along the Bermudas/Montezuma corner area is received. Upon receipt of the requested information, Planning Staff will reset/renotice this matter for public hearing. If you need further clarification, please do not hesitate to contact this office. Very truly yours, COMMUNITY DEVELOPMENT DEPARTMENT PLANKDIVISION Y', Lawrence L. Stevens, AICP Community Development Director LLS:dmv cc: Patrick Conover & Associates 18001 Skypark South "J" Irvine, CA 92714 MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 ITEM NO. `1 ,� �. DATE /l�iy PLANNING COMMISSION MEETING RE: %Z!, ll 40o7, MOTION BY: BRANDT DE GASPERIN \r"119Y WUING THORNBURGH SECOND BY: BRANDT DE GASPERIN MORAN F1AI,LING RNBURGH DISCUSSION ROLL CALL VOTE: COM IISSIONERS: UNANIMOUSLY ADOPTED: AYE NO/ ABSTAIN ABSENT PRESENT v/ YES NO o MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 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 to High Density Residential to "Very High Density Residential". BACKGROUND This matter was continued from the May 13, 1986, meeting to allow Staff to prepare alternatives for consideration by the Planning Commission of various methods to allow the increase in density requested by the Applicant. STAFF COMMENTS Staff has prepared four alternatives for Planning Commission consideration. These include: ALTERNATIVE #1 - APPLICANT'S REQUEST This would would establish a new General Plan Land Use classification of "Affordable Density Residential" for projects between 16 and 24 units/acre. Policies to implement this classification are also provided. The Applicant's 30-acre site could then be designated with this classification. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. ALTERNATIVE #2 - AFFORDABLE HOUSING BONUS This alternative retains the existing land use categories, but allows for density bonuses to be granted for affordable housing in the Medium (4-8 units/acre) and High (8-16 units/acre) Density Residential categories. The associated policies set for the same criteria for this bonus. The Applicant's 30-acre site would retain its current land use designation. ALTERNATIVE #2A - OTHER BONUSES This alternative has been designed as a supplement to the above alternative to allow some limited bonuses for certain design amenities (such as subterranean parking). It would require some minor re -working to stand by itself. ALTERNATIVE #3 - STAFF RECOMMENDATION This would deny the Applicant's request. FINDINGS To be prepared upon selection of alternative. SU I T T E7`P Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atch: Alternatives for Consideration ALTERNATIVE NO. 1 - APPLICANT'S REQUEST 1. Establishes Affordable Density Residential category. 2. Provides policies for new category. INSERT on Page VI-6 (after "High Density") the following text: Affordable Density: Affordable Density Residential (16.0 - 24.0 Dwelling Units Per Acre) - This classifica- tion is intended to provide opportunities for higher density apartments and condominiums to assure affordable housing envisioned by the Housing Element. Only limited areas of the community are appropriate for this use. When considering projects within this classi- fication, the following factors shall be evaluated to assure that such uses will be compatible with surrounding areas: * Suitability of the proposed site for very high density uses * Availability of, or ability to provide, community services, including infra- structure * Traffic impacts * Market needs * Amount and type of affordable housing to be provided ADD the following residential policies: POLICY 6.2.7. - ALL AFFORDABLE DENSITY RESIDENTIAL PROJECTS SHALL BE LOCATED ON MAJOR OR PRIMARY ARTERIALS. A TRAFFIC STUDY SHALL BE CONDUCTED FOR ALL SUCH PROJECTS. POLICY 6.2.8. - AFFORDABLE DENSITY RESIDENTIAL PROJECTS SHALL ONLY BE ALLOWED WITH APPROPRIATE GUARANTEES ON THE PROVISION OF AFFORDABLE HOUSING. DEVELOPMENT AGREEMENTS, DEED RESTRICTIONS AND SIMILAR MECHANISMS SHALL BE USED TO ASSURE COMPLIANCE. POLICY 6.2.9. - HIGHER ZENSITY RESIDENTIAL PROJECTS SHOULD NOT BE ALLOWED TO EXCESSIVELY BURDEN COMMUNITY FACILI- TIES, PUBLIC SERVICES OR INFRASTRUCTURE WITHOUT ADEQUATE MITIGATION MEASURES. ALTERNATIVES - GPA 86-009 Page 2. ALTERNATIVE NO. 2 - AFFORDABLE HOUSING 1. Establishes density bonus for residential categories. 2. Provides policies for use of density bonus. INSERT on Page VI-5 between paragraphs 3 and 4 the following text: In order to achieve targets for affordable housing established within the Housing Element, it is appropriate to establish a density bonus program. Such a program could allow the City to support the obvious need for such housing while minimizing more direct public subsidies. It seems appropriate to allow for such a program in the Medium and High Density Residential classifications. In allowing such bonuses, the City should seek adequate guarantees that the affordable housing remains as such. AMEND POLICY 6.2.1. by adding the following phrase (underlined portion): POLICY 6.2.1. - ...MAXIMUM DENSITY FOR THE SITE, EXCEPT WHERE INDI ADD the following residential policies: POLICY 6.2.7. - A DENSITY BONUS OF UP TO 25 PERCENT FOR HOUSING AFFORDABLE TO MODERATE INCOME PERSONS AND FAMILIES AND UP TO 35 PERCENT FOR HOUSING AFFORDABLE TO LOW AND VERY LOW INCOME PERSONS AND FAMILIES MAY BE ALLOWED IN THE MEDIUM AND HIGH DENSITY RESIDENTIAL CLASSIFICATIONS. ALL HOUSING UNITS ALLOWED ABOVE THE BASE DENSITY SHALL SATISFY CRITERIA FOR AFFORDABLE HOUSING. POLICY 6.2.8. - PROJECTS REQUESTING DENSITY BONUSES SHALL ONLY BE ALLOWED WITH APPROPRIATE GUARANTEES ON THE PROVISION OF AFFORDABLE HOUSING. DEVELOPMENT AGREEMENTS, DEED RESTRICTIONS AND SIMILAR MECHANISMS SHALL BE USED TO ASSURE COMPLIANCE. POLICY 6.2.9. - SITES CONSIDERED FOR DENSITY BONUSES SHALL BE EVALUATED ON AN INDIVIDUAL BASIS CONSIDERING SUCH FACTORS AS COMPATIBILITY, AVAILABLE SERVICES, INFRASTRUCTURE, TRAFFIC IMPACTS AND SIMILAR ISSUES. 013 ALTERNATIVES - GPA 86-009 Page 3. POLICY 6.2.10. - THE CITY SHALL ESTABLISH GUIDELINES FOR THE IMPLEMENTATION OF A DENSITY BONUS PROGRAM. ALTERNATIVE NO. 2A - OTHER BONUSES 1. Adds additional bonus options to Alternative No. 2. 2. Provides associated policies for additional bonuses. INSERT on Page VI-5 after new paragraph for Alternative No. 2, the following: It is the desire of the City to encourage the use of innovative, attractive, and imaginative designs in residential projects. The approval of densities at the higher, rather than the lower, end of a residential land use classification remains the primary means to award such designs. However, the City may also elect to grant a density bonus for certain particularly desirable design amenities. AMEND POLICY 6.2.1. by adding the following additional phrase (underlined portion to Alternative No. 2): POLICY 6.2.1. - ...A DENSITY BONUS FOR PROVIDING AFFORDABLE HOUSING OR FOR PARTICULARLY DESIRABLE DESIG AMENITIES IS ALLOWED. INDICATED... ADD the following residential policies in addition to Alternative No. 2: POLICY 6.2.10. - Change number to 6.2.11. POLICY 6.2.10. (new) - A DENSITY BONUS MAY BE GRANTED FOR INCORPORATING PARTICULARLY DESIRABLE DESIGN AMENITIES INTO A PROJECT. THIS BONUS SHALL NOT EXCEED 10 PERCENT. ALTERNATIVE NO. 3 - STAFF RECOMMENDATION 1. Makes no changes to General Plan. r0 (Q MEMORANDUM CITY OF LA QUINTA TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: June 3, 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". On May 13 and 27, 1986, the Planning Commission conducted public hearings on the above referenced matter and approved (on a 3-2 vote, Brandt and De Gasperin dissenting) the General Plan Amendment per Alternative No. 2A set forth in the attached May 27 Staff Report. This retained the existing Medium and High Density designations on the 30-acre site, but created a density bonus system as follows: * Up to 25% for housing affordable for moderate incomes * Up to 35% (not cumulative) for housing affordable to low and very low incomes * Up to 10% for particularly desirable design amenities There was considerable discussion among the Commissioners on this matter. Primary topics were: * Reasons that General Plan was adopted with maximum of 16 dwelling units per acre (Village image... overall low density philosophy) * Need for higher density to provide support for development of Village area 1.6 015 STAFF REPORT - CITY COUNCIL June 3, 1986 Page 2. * Benefits of a density bonus for affordable housing * Opportunity to encourage "good design" with density bonus * Need for flexibility in General Plan It was the consensus of the Planning Commission that a Very High Density or Affordable High Density Residential land use designation would not be appropriate, but that a density bonus system with associated text modifications to the General Plan would be the better approach to allowing some higher density projects. Tim Ealey, Applicant; Craig Coombs, Project Architect; Mike Smith, Project Engineer; and George Parmenter, Project Traffic Engineer, spoke in support of the project. Regarding the General Plan Amendment, they did not support any particular alternative as long as the ability to construct the desired density was provided. The following persons spoke in favor of the project: - Earl Ellson, representing the Chamber of Commerce - Lee Sleight, representing the La Quinta Property Owners Association - Chuck Jiminez, representing Plaza Tampico - Bruce Cathcart, local realtor - Kevin Manning, Landmark Land Company The following persons spoke in opposition to the project: - Ann Young, Cove resident - Audrey Ostrowsky, resident and commercial property owner - Kiki Haynes, Cove resident - Dorothy Becker, Cove resident - Wayne Nystrom, Duna La Quinta resident - Gene Sheftner, Cove resident Various letters received concerning the project are enclosed. rn TED BYZ �ce L. Stevens, AICP Community Development Director LLS:dmv Atchs: 1. Letters Received 2. Staff Reports of May 13 and 27, 1986 0?6 ® o ITEM NO. C DATE ;' % 1 � $ 6 PLANNING COMMISSION MEETING RE: NOTION BY: BRANDY DS GASPERIN MORAN WALLING THORNBURGH SECOND BY: BRANDT DEG MS UE N RAN WALLING TH0RPIBURGI ROLL CALL VOTE: COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT - DE GASPERIN - MDRAN - WALLING - THORNBURMi - UNANIMOUSLY ADOPTED: YES NO U 1 7 MEMORANDUM CITY OF LA QUINTA s TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 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. Consideration of this request was continued from the May 13, 1986, hearing to allow the Planning Commission additional time to review the related applications submitted by Western Corporation on Phase 7 of this Specific Plan. Discussion on the proposed amendment to the "Duna La Quinta" Specific Plan was primarily focused on the Western project. The other concerns regarding the Specific Plan included the following: Densit Staff recommended that the density on Phases 2 nd 5 be retained at 6, rather than be increased to 8.15 and 8.72 units per acre as requested by Applicant. The Staff recommendation for Phase 3 along the south side of r/1(the channel levee was modified from 3 to 5 units per acre, as requested by Landmark. The Planning Commission must A) determine the density for Phase 7. Height: The Applicant disagreed with the recommended eight limitation of one story (20 feet) for all new esidential approvals within 200 feet of the project erimeter, excluding the channel, and within 200 feet f public streets. The Applicant's representative requested this condition be modified as follows: - Retain the height limitation as proposed for only the area at the south end of Phase 8 adjacent to the City Park. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. - Modify the height limitation to one story (20 feet) within only 100 feet of the project's perimeter adjacent to Calle Rondo and Avenida Ultimo. - Eliminate this limitation and allow two-story units (35 feet) along Avenue 50 and Adams Street. Park Requirement: The Applicant opposed the requirement for the dedication of parkland or the payment of in -lieu fees. Staff's position was that this requirement is consistent with that placed on the "Oak Tree West" and "The Grove" projects, and the Open Space/Community Facilities Plan of the General Plan designates an addi- tional neighborhood park to the west of this site for which land or in -lieu fees area needed. FINDINGS SEE STAFF REPORT OF MAY 13, 1986. PREPARED BY: APP OVED BY (��.�„ � �f'D Sandra L. Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Director SLB:LLS:dmv =_U MEMORANDUM CITY OF LA OUINTA TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: June 3, 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. On May 13 and 27, 1986, the Planning Commission conducted public hearings on the above referenced matter and unanimously approved (Walling abstained) the Duna La Quinta Specific Plan Amendment as recommended by Staff. Revisions were made to the density chart (primarily due to the Western project) and are attached. In their discussion on this matter, the Planning Commission considered the following issues: * Density - primarily as it relates to Phase 7 (Western) and Phase 3 (the estate lots). * Building height limits. * Additional park dedication. The Planning Commission consensus is expressed in their recommenda- tion on each of these matters. Kevin Manning, Landmark Land Company representative, spoke noting concerns with the density changes, the building height limits and additional park dedication. '0 (0 STAFF REPORT - CITY COUNCIL June 3, 1986 Page 2. No one else appeared on the matter. SU GI�TTE%D B}f:��1 Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atchs: 1. Revised Chart of Density/Land Use 2. Staff Reports of May 13 and 27, 1986. MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 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. Consideration of this request was continued from the May 13, 1986, hearing to allow the Planning Commission additional time to review the related applications submitted by Western Corporation on Phase 7 of this Specific Plan. Discussion on the proposed amendment to the "Duna La Quinta" Specific Plan was primarily focused on the Western project. The other concerns regarding the Specific Plan included the following: * Density: Staff recommended that the density on Phases 2 and 5 be retained at 6, rather than be increased to 8.15 and 8.72 units per acre as requested by Applicant. The Staff recommendation for Phase 3 along the south side of the channel levee was modified from 3 to 5 units per acre, as requested by Landmark. The Planning Commission must determine the density for Phase 7. * Height: The Applicant disagreed with the recommended height limitation of one story (20 feet) for all new residential approvals within 200 feet of the project perimeter, excluding the channel, and within 200 feet of public streets. The Applicant's representative requested this condition be modified as follows: - Retain the height limitation as proposed for only the area at the south end of Phase 8 adjacent to the City Park. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. - Modify the height limitation to one story (20 feet) within only 100 feet of the project's perimeter adjacent to Calle Rondo and Avenida Ultimo. - Eliminate this limitation and allow two-story units (35 feet) along Avenue 50 and Adams Street. * Park Requirement: The Applicant opposed the requirement for the dedication of parkland or the payment of in -lieu fees. Staff's position was that this requirement is consistent with that placed on the "Oak Tree West" and "The Grove" projects, and the Open Space/Community Facilities Plan of the General Plan designates an addi- tional neighborhood park to the west of this site for which land or in -lieu fees area needed. FINDINGS SEE STAFF REPORT OF MAY 13, 1986. PREPARED BY: APP OVED BY: Sandra L. Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Director SLB:LLS:dmv tv O ITEM NO. DATE PLANNING COMMISSION MEETING 2 Z, / 93/b MOTION BY: BRXW DE GAMMRINN MORAN y� 7HORMURGH SECOND BY: BRANDT DE GASPMMt:]� FTUJNG THORNBURGH DISCUSSION: P^ 5 ROLL CALL VOTE: C011MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANX DE GASPERIN MORAN — TV.IZING THO[MURGH v — UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA 3u TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: CHANGE OF ZONE NO. 85-020 LOCATION: East Side of the Desert Club Alignment, Approximately 450' North of Calle Tampico APPLICANT: Western Corporation REQUEST: Change of Zone from R-2-3350 (Multiple Family Residential) to R-3 (General Residential) on a 30.01-Acre Site. on May 13, 1986, the Planning Commission conducted a public hearing on the proposed zoning change and continued the matter to this meeting. If the Planning Commission chooses to recommend approval of this request and the Applicant's other related cases, it is suggested that a new zoning district which will apply to affordable residential projects should be developed which could better address the need for affordable housing in La Quinta. The Applicant should be aware that such a zoning district may eventually be applied to the project site. If the Planning Commission deems it appropriate to recommend approval of Change of Zone No. 85-020, the following findings should be made: FINDINGS 1. The zoning is consistent with the La Quinta General Plan and the Duna La Quinta Specific Plan, as amended. 2. The proposed zoning will be compatible with the surrounding area. 3. Approval of the proposed zoning is consistent with the actions taken regarding General Plan Amendment No. 86-009 and Specific Plan No. 83-001, Amendment No. 3. 025 A STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. 4. A new zoning district should be developed and applied to the project site, at a future date, which addresses affordable housing supply needs in La Quinta. PREPARED BY: APPROVED BY: 6 .7, w. - C4, 67Z M- Gary W. Price Lawrence L. Stevens, AICP Associate Planner Community Development Director GWP:LLS:dmv c® MEMORANDUM CITY OF LA OUINTA TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: June 3, 1986 SUBJECT: CHANGE OF ZONE NO. 85-020 LOCATION: East Side of the Desert Club Alignment, Approximately 450' North of Calle Tampico APPLICANT: Western Corporation REQUEST: Change of Zone from R-2-3350 (Multiple Family Residential) to R-3 (General Residential) on a 30.01-Acre Site. On May 13 and 27, 1986, the Planning Commission conducted public hearings on the above referenced matter and, on a 4-1 vote (De Gasperin against), approved the requested change to R-3. There were no substantive discussions by the Planning Commission on matters directly relating to the zone change request. There were no public comments on matters directly related to the zone change. SU��TTE /L— Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atchs: Staff Reports of May 13 and 27, 1986. ITEM NO DATE 0 PLANNING COMMISSION MEETING RE: �� /0�, • z 7 MOTION BY: BR DE C�SPERIN MDRAN {FLUNG THORNBURGH SECOND BY: HRAN<7!' DE GASPERIN NgRAN ING CaTHORNBURM DISCUSSION:/ ('a h 7 ROLL CALL VOTE: COWISSIONERS: AYE NO ABSTAIN ABSENT PRESENT 41- — BRANDT — DE GASPERIN — l nRAN — HUZING — 44iOtMURMi — UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 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 This matter was continued by the Planning Commission from its May 13, 1986, meeting to allow Staff to work with the Applicant on possible conditions of approval. Staff has met with the Applicant twice and prepared the attached list of conditions for consideration by the Planning Commission. STAFF COMMENTS Traffic and Circulation: These conditions generally provide for street and related on -site improvements including those for the six -acre parcel on Calle Tampico which is owned by the Applicant, but which is not part of this project. In addition, various off -site improvements including paving of Calle Tampico and Desert Club Drive and a new traffic signal at Tampico and Washington are required. Furthermore, cash contributions to widen Washington Street and the Evacuation Channel Bridge are provided for. Each of the off -site and cash contribution require- ments are based on the recommendations of mitigation contained in the Traffic Study. Site Design: The section of conditions includes the maximum number of units to be allowed, their density and associated bonuses. Due to Staff's recommendation on the project, blanks are left for the Planning Commission to fill in on these matters. A set of standards for STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. building separation has been included in order to assure minimum distances based on varying circumstances. In addition, a general condition on creating an "interesting" internal circulation pattern has been included. Building Design: These conditions generally approve the plans submitted except for the redesign of the roof of the three-story buildings. The maximum building height has been left for the Planning Commission to complete. Public Services and Utilities: These conditions are fairly standard except for an "up -front" contribution for the Avenue 52 Fire Station. Recreation and Open Space: Provision has been made for Planning Commission review of the final recreation amenities plan. In addition, provision has been made for the dedication of land or an in -lieu fee to go for additional public recreation needs associated with the increased density. Affordable Housing: This section of conditions is intended to establish some basic criteria for the affordable housing component of the development and includes a requirement for a development agreement to provide addi- tional guarantees for the affordable units. Walls Fencing Landscaping and Screening: For the most part, this group of conditions is fairly standard, although generalized conditions for upgraded landscaping to insure mature plantings and emphasis in several special areas are also included. FINDINGS (If Planning Commission approves this Plot Plan) Plot Plan No. 85-254 is consistent with the goals and policies of the La Quinta General Plan and the Duna La Quinta Specific Plan. 2. The proposed project will be compatible with the surrounding area provided that conditions of approval for road improvements (both on- and off -site), public services and utilities, public and private recreation improvements and various building and site design features are implemented. A-k U l( 09r . `r STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. 3. The proposed project can comply with applicable zoning regulations. 4. That the project's building height, mass, bulk, and intensity can be compatible with existing or planned development in the vicinity. 5. Approval of this Plot Plan including any density bonus to assure the development of affordable, rental housing will contribute to achieving goals identified in the Housing Element of the La Quinta General Plan. TTED B SUBM K*-_i Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atch: Proposed Conditions of Approval CONDITIONS OF PLOT PLAN NO. MAY 27, 1986 GENERAL APPROVAL — PROPOSED 85-254 1. The development of the project site shall comply in concept with Exhibits A, B, and C as contained in the Community Development Department file for Plot Plan No. 85-254 and the following condi- tions, which conditions shall take precedence in the event of any conflict with these exhibits. 2. Plot Plan No. 85-254 shall comply with the standards and require- ments of the La Quinta Land Use and Subdivision Ordinances unless otherwise modified by the following conditions. Plot Plan No. 85-254 shall be consistent with the La Quinta General Plan. The Applicant shall comply with all applicable conditions of approval for Specific Plan No. 83-001, as amended. This approval shall be used within two (2) years after final approval; otherwise, it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substantial construction of permanent buildings (not including grading) authorized by this approval, which construction shall thereafter be pursued diligently to completion. Prior to issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following public agencies: * City Engineer * City Fire Marshal * City Community Development Department, Planning Division * Riverside County Environmental Health Department * Coachella Valley Water District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. CONDITIONS - PROPOSED; PLOT PLAN NO 85-254 MAY 27, 1986 Page 2. 7. This plot plan approval shall not take effect and no building permits shall be issued hereunder until and unless Change of Zone No. 85-020 is approved and becomes effective. GRADING AND DRAINAGE 8. A thorough preliminary engineering geological and soils engineer- ing investigation shall be done and the report submitted for review along with the grading plan. The report's recommendation 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. 9. Applicant shall comply with all terms and provisions of the Master Plan of Drainage including payment of any drainage fees associated therewith. Drainage disposal facilities shall be as required by the City Engineer. 10. 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. 11. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code. Method of dust control shall be subject to review and approval of the City Engineer. 12. If excess material is exported from the site, Applicant shall provide a plan describing the method and location of disposal for review and approval by the City Engineer. TRAFFIC AND CIRCULATION 13. The Applicant shall comply with the following requirements of the City Engineer: a. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer, including the Calle Tampico frontage owned by the Applicant which is not part of this project (Desert Club Drive - 60' right-of-way minimum; Calle Tampico - 110' total right-of-way). b. That the Applicant shall construct street improvements for the east one-half of Desert Club (28' minimum pavement area for interim street pavement) and for the north half of Calle CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 3. Tampico along the entire frontage owned by the Applicant, to the requirements of the City Engineer and the La Quinta Municipal Code (LQMC). Improvements on Calle Tampico entrance to include acceleration/deceleration lane. c. 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. d. Public street improvements applicable to Plot Plan No. 85-254 shall be constructed with a minimum structural section of 3" of asphalt concrete over 4" of Class 2 rock base. All streets shall be designed for the following: * Subgrade soil strength * Anticipated traffic loading * Design life of 20 years minimum e. 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. f. Gated entries shall be per City standards. g. Any median openings on Calle Tampico shall be reviewed as part of the Village Specific Plan and a determination will be made at that time when and where any such openings may be allowed. 14. Applicant shall have prepared a traffic impact analysis for the on- and off -site traffic circulation; said analysis to include the analysis of the access and design of the subterranean parking areas, alignment of the north portion of Desert Club to loop to the west and connecting to a potential extention of Avenida Bermudas, to address the potential of Desert Club north of Calle Tampico to be upgraded from Local Street, and to recommend timing of any required off -site improvements as they relate to project phasing. 15. The following off -site improvements shall be requirements of Plot Plan No. 85-254: a. Calle Tampico, to its full paved width (not including curb, n a gutter, sidewalk or landscaped median), from Desert Club Drive to Washington Street. CONDITIONS - PROPOSED: PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 4. b. Desert Club Drive, to its full paved width (not including curb, gutter, sidewalk or landscaped median), from the project entrance to Calle Tampico. c. Installation of a full traffic signal, including any associated road improvements, at Calle Tampico and Washington Street. d. The City will establish a reimbursement district, or similar mechanism, to repay Applicant's costs for any off -site road improvements. Cost of the traffic signal shall be allowed as a credit to the Infrastructure Fee. e. The City shall, if necessary, obtain any required right-of-way and shall recover any costs associated therewith through the reimbursing mechanism. f. The timing of installation of off -site improvements shall be established by the City Engineer based upon his review and approval of the traffic analysis required in Condition No. 14. 16. The following monetary contributions shall be requirements of Plot Plan No. 85-254: a. 6-1/2% of the estimated cost, not to exceed $50,000, to widen the bridge on Washington Street over the La Quinta Stormwater Evacuation Channel. b. 6-1/2% of the estimated cost, not to exceed $35,000, to widen Washington Street between Calle Tampico and Avenue 50 (exclud- ing the bridge). 17. The main driveway entrance from Calle Tampico to the south property of the project shall comply with the following require- ments: a. Driveway easement width shall be expanded to a minimum of 60' to generally accommodate two or more exit bound lanes and an adequate left -turn lane storage for eastbound traffic enroute to Calle Tampico. The eastbound storage lane shall have a 20-foot depth to provide adequate vehicle storage at peak duration traffic periods. b. Provision shall be made to adequately accommodate pedestrian and bicycle access. c. Contiguous property owned by the Applicant shall be restricted to access from the 60-foot driveway and shall not have access directly to Calle Tampico. O CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 5. d. The driveway access point shall be shifted to generally line up with Calle Hueneme or Calle Guatamala, subject to review and approval by the City Engineer. 18. Applicant shall encourage project residents to use available public transit and shall, if requested by Sunline Transit Agency construct or participate in the cost of constructing a covered bus shelter at or near to the project. SITE DESIGN 19. This plot plan approval authorizes a maximum of 6 33 apart- ment units at a net density not to exceed 21•1 dwelling units per acre, including a density bonus of Zo o ( units per acre) for affordable housing and a density bonus of /o % ( units per acre) for the use of subterranean parking. The subject property shall include the 1.36-acre area designated as a "park site" on the plans. 20. The location of various buildings on the site shall comply with the following criteria: a. Maintain variety and interest along interior circulation paths with building and entry offsets, roof variations, balconies, meandering and curvilinear walkways, berming, variable topo- graphy and similar features. b. Provide for the following minimum building separations: (1) Two-story buildings facing each other - 20 feet (2) Three-story buildings facing two-story buildings - 35 feet (3) Between sides of two-story buildings - 15 feet if no windows, 20 feet if windows (4) Two-story buildings facing side of three-story buildings - 35 feet (5) Three-story buildings facing three-story buildings - 40 feet 21. The minimum number of parking spaces, pursuant to Section 18.12 of the Municipal Land Use Ordinance, shall be provided as calcu- lated from the number and distribution of one, two, and three bedroom dwelling units within the project. 9 Jc 03r CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 6. 22. Landscaping of exterior parking areas and striping of all parking areas within the project shall be provided in accordance with the requirements and standards of Section 18.12 of the Municipal Land Use Ordinance. 23. Roadways and access ways shall meet or exceed the following minimums: a. Access drives and driveways 28' minimum. More width is is proposed along the access serving parking areas shall be required if parallel parking 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 travelways, and aisles between rows of garages (that permit backout parking) shall be a minimum of 32' between facing garages. 24. The subterranean parking facilities shall comply with the following requirements: a. The design of parking spaces, aisle, driveway entries and ramps shall be reviewed and approved by the City Engineer after review of the Applicant's traffic analysis in order to assure that the design meets accepted standards. (Note: City of Anaheim standards submitted by Applicant generally seem adequate.) b. Lighting of the facility and its entries shall be reviewed by the Sheriff and his recommendations shall be considered into the final design. BUILDING DESIGN 25. Approval of this plot plan includes the various accessory buildings such as the guardhouse, recreation/office building, and maintenance building. 26. The maximum allowable building height shall be stories not to exceed 36' feet. 27. The type of the exterior building materials shall be in accordance with the approved Exhibits and materials sample board. Colors shall be subject to review and approval by the Community Development Department. Provision shall be made for some variety of colors including stucco coloring and doors. 28. All roof -mounted equipment shall be screened by the roof structure. �i a AIM 0 CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 7. 29. If three-story buildings are approved, the proposed third -story roofline shall be modified to vary the height and line of the roof with offsets and similar architectural techniques. Revised elevations shall be subject to review and approval by the Community Development Director. PUBLIC SERVICES AND UTILITIES 30. Fire protection shall be provided to the satisfaction of the City Fire Marshal and in accordance with the City of La Quinta's codes and ordinances in effect at the time of building permit. The following requirements shall be met/certified to, except that the City Fire Marshal may approve alternative means of compliance where deemed appropriate and equivalent or better to these standards. a. 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. b. A fire flow of 1000 GPM for a 2-hour duration at 20 PSI residual operating pressure must be available before any combustible material is placed on the job site. c. 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." d. Install complete fire sprinkler systems per NFPA 13 in buildings and subterranean parking garages. The post indicator valve and Fire Department connection shall be located to the front, not less than 25' from the building and within 50' of an approved hydrant. e. Install complete fire alarm system (waterflow) as required by the Uniform Building Code, Section 3803. System to be zoned, enunciated and monitored. f. Install combined standpipe system per UBC Section 3801(c). g. Install smoke removal equipment in subterranean/subgrade parking areas per UCB Section 705. CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 8. h. Install tamper alarms on supply valves for sprinkler systems. i. 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 maintained as fire lanes. j. Install hood and duct automatic fire extinguishing system for commercial cooking equipment, if any. k. 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, guardhouse). 31. Applicant shall provide an up front contribution for the Cove Area Fire Station as follows: a. 8.7% of the total Infrastructure Fee for Phase I (Area A and B) at time of issuance of permits for the first building in that phase. b. 8.7% of the total Infrastructure Fee for Phases 2 and 3 (Area C and D) at time of issuance of permits for the first building in either phase. 32. The Applicant shall comply with the requirements of the Coachella Valley Water District as follows: a. The Applicant shall provide an easement to the District parallel to the west property line for the east La Quinta Stormwater Channel buried conduit. b. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and CVWD. c. When there are identified conflicts, the City will withhold the issuance of any building permit until arrangements have been made with the District for the relocation of these facilities. d. The project site shall be annexed into Improvement District No. 55 of the Coachella Valley Water District for sanitation service. 33. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance of any building permits within the tract. CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 9. 34. All on -site utility improvements shall be installed underground. 35. In order to mitigate impacts on public schools, the Applicant shall comply with the following: a. Prior to building permit issuance, the Applicant shall enter into an agreement to pay School Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD). b. Prior to the issuance of any building permits, the Applicant shall provide the Community Development Director with written clearance from the DSUSD stating that the per unit impact fees have been paid.e"', p(yr - 36. Applicant shall provide a trash storage facili ies plan which has been approved by Palm Desert Disposal Company. The approval shall specifically provide for a collection method for any facilities located in the subterranean parking area. If a central pickup point is established, it shall be designed and operated to avoid conflicts with other uses designated for the central pickup point. RECREATION AND OPEN SPACE 37. The Applicant shall submit a recreation plan for review and approval by the Planning Commission prior to issuance of a building permit. The recreation plan shall show all recreational amenities including, but not limited to: * Pools & Spas (dimensions & square footages) * Recreation & Community Buildings * Tennis Courts * Playgrounds and/or "Tot Lots" (include equipment used) * Volleyball, Basketball, and Handball Courts (if any) * Use of the 1.36-acre land area which was added to the project site The Planning Commission may require additional facilities if the plan does not include adequate facilities for the private recrea- tional needs of residents. 38. The grade of the lighted tennis courts shall be lowered to minimize the effect of light and glare on surrounding residences. ® 9 CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 10. 39. Applicant shall dedicate 1.5 acres of land for recreation use or may pay $50,000 in lieu thereof as mitigation for any density increase in excess of current General Plan limits. This dedica- tion and/or contribution shall not be allowed as a credit to the Infrastructure Fee. AFFORDABLE HOUSING 40. The Applicant shall reserve 20 $ of its dwelling units for low and moderate income persons/families meeting income limita- tions as set forth by the U.S. Department of Housing and Urban Development for a minimum period of 20 years from the date of project completion and occupancy. 41. To assure that the project maintains the affordable housing reservation requirement, the Applicant shall enter into a Development Agreement with the City which commits a specific number and percentage of units for affordable housing purposes. In addition, a restriction on the deed of the subject property shall be placed which also specifies number and percentage of units to be reserved for low and moderate income persons. The City shall be authorized to periodically review the performance of the project's affordable housing program. 42. Applicant shall acknowledge that the City may establish a new zoning district to govern density bonuses/affordable housing projects and may elect to place such zoning on the subject property. WALLS FENCING SCREENING, AND LANDSCAPING 43. Prior to the issuance of building permits, the Applicant shall submit to the Community Development Department, Planning Division, for review and approval, a plan (or plans) showing the following: a. Landscaping, including revisions to plant types, sizes, spacing, and locations as required by these conditions, or proposed by the Applicant. b. Landscape irrigation system. c. Location and design detail of any proposed and/or required walls. d. Location and design of sidewalks on -site and adjacent streets. e. Exterior lighting plan. f. Design of walled enclosure for trash bin. 9_ J El CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 PAGE 11. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy and viable condition for the life of the project. Landscaping within 10' of all driveway approaches shall not exceed 30" in height. Landscaping shall not interfere with vehicle overhang areas. 44. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscaping plans for the site. 45. Provision shall be made for a minimum 6-foot-high, solid, masonry wall along the perimeter of the project. The exact location, design, and materials shall be subject to review and approval by the Community Development Department. 46. Provision shall be made to lower the elevation of the area designated recreation vehicle parking and the maintenance building to assure that those facilities are adequately screened from adjacent property. 47. All lighting facilities shall be designed to minimize light and glare impacts to surrounding property and shall be subject to review and approval by the Community Development Department. 48. The landscaping plan shall include the use of mature landscaping throughout the project site with shading plants and trees concen- trated along the east and west building orientations to help reduce structural sun exposure. The plan shall also emphasize heavy and mature landscaping along the main driveway entrance and along the setback areas of Desert Club Drive. Heavier land- scaping shall also be required along the northeast portion of the project to visually screen maintenance and RV parking activities l� from adjoining properties. Landscape plans shall incorporate the fI use of seasonal color at entry points. They shall also show the location and design of various water elements to be provided throughout the project. 49. Adequate provision shall be made for continuous maintenance of landscaping and related features. MISCELLANEOUS 50. Plot plan approval shall be secured prior to establishing any construction facilities. 51. Prior to the issuance of a building permit for signs, the Applicant shall submit a sign plan showing the location, type, size, colors, and type of illumination (if any) of all proposed identification and directional signs. Identification signs shall CONDITIONS - PROPOSED; PLOT PLAN NO. 85-254 MAY 27, 1986 Page 12. be limited to building name or directory type signs. All on -site traffic, directional, or informational signs shall be installed in accordance with the approved plan prior to the issuance of a Certificate of Occupancy. 52. Prior to the issuance of building permits, the Applicant shall comply with the City's adopted requirements regarding Infrastructure Fees. 53. Project phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Community Development Department. 54. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. 55. The Applicant acknowledges that the City is considering a City- wide Landscape and Lighting District and by recording a subdivi- sion map agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. 56. 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. 57. A noise study shall be conducted by a licensed acoustical engineer to both determine the increased noise levels of the project on adjoining residential properties and interior noise levels within the dwelling units. The study shall recommend methods of reducing noise levels both on -site and off -site. Interior noise levels within all dwelling units shall meet or exceed the required noise limits of the General Plan Noise Element. The noise study shall be submitted for review and approval by the Community Development Department prior to submittal of project construction plans to the Building Division for plan check. .b 0�3 � f MEMORANDUM CITY OF LA OUINTA TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: June 3, 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. On May 13 and 27, 1986, the Planning Commission conducted public hearings on the above referenced matter and unanimously approved the apartment project subject to the attached conditions, with the following revisions: 19. - 633 apartments at 21.1 dwelling units/acre - 20% bonus for affording housing (96 units at 3.2 dwelling units/acre) - 10% bonus for subterranean parking (57 units) 26. - 3 stories at maximum height of 36 feet - 2 stories at maximum height of 25 feet 36. Community Development Department to approve plan. 40. 20% bonus for affordable housing. 45. Planning Commission review required. 58. 24-hour, manned gate and related security is required. Both Commissioners Brandt and De Gasperin dissented on the approval of density bonuses and three-story buildings. There was considerable discussion by the Planning Commission on this matter, with the primary topics being as follows: * Appropriate density for the project, including the granting of any density bonuses. STAFF REPORT - CITY COUNCIL June 3, 1986 Page 2. * Design of Tampico entrance. * Building separation within the project. x Adequate guarantees for mature landscaping. * Appropriateness of three-story buildings. * Adequacy of recreation facilities. * Traffic and related on- and off -site road improvements. The consensus of the Planning Commission is expressed in their recommendation regarding the conditions of approval. Tim Ealey, Applicant; Craig Coombs, Project Architect; Mike Smith, Project Engineer; and George Parmenter, Project Traffic Engineer, spoke in support of the project generally pointing out the merits of the project and responding to the various concerns expressed above and in the May 13 Staff Report. At the May 27 meeting, the Applicant objected to a number of the proposed conditions as outlined in the attachment entitled "Objections to Conditions and Recommendations". Persons speaking on this matter are listed in the memo on the General Plan Amendment. SUBMIG�TED BY* l n Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atchs: 1. May 13, 1986 Staff Report 2. May 27, 1986 Staff Report w/Objections to Conditions and Recommendations 3. Traffic Report Prepared by J. F. Davidson Associates aJ i ITEM NO. DATE PLANNING COMMISSION MEETING MOTION BY: BRANDTP DE C�f.SPERIN MDRAN MULING THORNBURGH SECOND BY: BRANDT DE GFL M0� VV%LLlNG TMF40UPJGH DISCUSSION: ROLL CALL VOTE: COMMISSIONERS: UNANIMOUSLY ADOPTED: AYE NO / ABSTAIN YES NO ABSENT PRESENT ® 0 MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 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 This matter was continued by the Planning Commission from its May 13, 1986, meeting to allow for additional review. At that meeting, some questions were raised about traffic - among other issues. Staff contacted BSI concerning trip generation rates and has made some notes on the attached sheet for the Planning Commission to review. SUB �TTED B7/ /f (/tom Lawrence L. Stevens, AICP Community Development Director LLS:dmv Atch: Trip Generation Comparison Chart 7 .ln _ �,S,Z vH I`�/%�lf. /�a �Csf d��e�...,.I� GwTc�r / ho li�•--c �s /�,i // G�.•. trq{j U^7 �UG/n f�/ /`�CJL Atcn/�J do J� /yu �f�c /f .i /j// If/6 n(�G. /�C�f. /Micl ,(.✓. J/R.. /S:c� Di S,L S✓�fJ r, L7 /rw. �/�c. {1 (%� 6•JLt/J/JCJ_ �•. ycwc w� /•n �y ✓'eV w�. na J %Lr- /n..i.LniC �ti CZG m'�Xl �n✓,n 0./'GQ a/(JWf� p,V YCI L.2n /Sa/ /01), yr UJt «"sp n.tiy ntrL� E 6D v�;rldl /z' veZlle ,s .,✓.11 6c L•, .r. s/ �.- edH Lc.-n 14e -e^h,e /iay !// l✓.-i,A�� 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 4•21"894 DU 4,650 1,236- 6,430- 218- 1,135- /3 5 $- (Condominium) 2,472 12,855 437 2,275 z 7/3' Health Care 16.7//vo c, — _ _ _ 705,890 11,790 i/ ?90 (Hospital) S{' SF Medical/Pro- 54.6/�0 S f _ _ _ _ 107,811 5,885 3/ 88s fessional Office SF Tourist 49.7/1 uvs{_ _ _ _ 466,528 23,185 18)94a Commercial yp.�Ioaoysf� SF Hotel 10.5/rfn _ _ _ _ 300 Rm. 3,150 311,50 TOTAL DAILY TRIPS 4,650 6,430- 45,145- '//J/ 7O 129855 460285 Y 2i 5-3D *Source: Institute of Transportation Engineers, Trio Generation, Third Edition, 1982. T 3-S'4 Un +VLdy Oi J✓rN.SL evv4&-1 /Club IV, 117J 1 f IUL✓�11 tl.'.Ki I/pr.K 4, ul Fr,J Jy 1 1T .,I,- ' , ( / �� M'XILtT oic �t%rJ U� 1,) 7VleWfr f 4c—G 1-jliw Ci /7-1 ! Y A cc..fc— p„ ,�f �✓.c vJcs,✓c✓ YUJ_,rvu/Oud S_/_ �ca c✓�.,... c.c...1 5Ae — Cue zcNT /� y•S a c X /L du /a c = 24 72 coo /J / 3.5/ /�L�lltl .2.0 i MEMORANDUM CITY OF LA QUINTA TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: June 3, 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. The Planning Commission conducted a public hearing for this request on May 13, 1986, and May 27, 1986, and voted 4-1 (Brandt opposing) to recommend approval of the amendments to the Land Use and Circulation Plans in accordance with the Staff recommendation (see May 13 report). The Planning Commission discussed the land use consistency and traffic impacts of the request. Regarding land use, it was deter- mined that the redesignation would be a logical expansion of the Highway 111 Corridor commercial area, and that this redesignation is consistent with what the site would have been designated on the Land Use Plan if it had not been for the approved "Isla Mediterranea" project. Regarding traffic, the majority agreed that the provision of a traffic study at the time of the submittal of the required master site plan will provide adequate opportunity for the review of traffic impacts through the approval of the type and size of land uses, and the on -site development and circulation plans. Approval of the master plan is required prior to approval of any land division or use permit requests on the site. Mery Johnson, Applicant, and John Adams and Steve McCormick, the Applicant's representatives, spoke in support of the request noting past history, the proposed conceptual plan and ongoing studies related to the site. STAFF REPORT - CITY COUNCIL June 3, 1986 Page 2. At the May 13, 1986 hearing, five persons (Chris Clarke, Audrey Ostrowsky, Joe Hammer, George Marzicola, and Neal Liddicott) spoke in opposition to the request; three of whom are property owners in the Highway 111 Corridor area. At the May 27, 1986 hearing, three persons (Audrey Ostrowsky, George Marzicola, and Maurice Kurtz) spoke against the request; one of whom is a property owner in the corridor area and one who is a consultant for that property owner. The main issues cited by these people were the following: * The change in land use from residential to Mixed Use Commercial will generate substantially more traffic than that created by High Density Residential. * There is already sufficient area within the Highway 111 Corridor which is designated as Mixed Use Commercial. * The General Plan Amendment should be processed concurrently with a specific development proposal. No one else appeared on the matter. PREPARED BY: jPP..,.VED BY: Sandra L. Bonner Lawrence L. Stevens, AICP Principal Planner Community Development Director SLB:LLS:dmv Atchs: May 13 and 27 Staff Reports .O" Q 7Q ITEM NO. J. 0, . DATE L2t, 2�S G PLANNING COMMISSION MEETING • r - n,. rE r. y. r WRAN HULING WORNBUMV SECOND BY: r y. E. r • .. HULING TH• i r •.ty DISCUSSION: ROLL CALL VOTE: COWISSIONERS: AYE NO ABSTAIN ABSENT PRESENT BRANDT - DE GASPS IN - MORAN - UNANIMOUSLY ADOPTED: YES NO / (® �0 f 4 awCv �Gv , -.,, / 78-105 CALLE ESTADO June 2, 1986 Mary O'Neill, Director Marywood Country Day School P. O. Box 627 La Quinta, CA 92253 LA QUINTA, CALIFORNIA 92253 - (619) 564-2246 SUBJECT: Public Use Case No. 86-003 Dear Ms. O'Neill: This letter is to report that the Planning Commission, at their meeting of May 27, 1986, unanimously continued this matter to their next meeting date of June 10, 1986. This continuance was granted to allow you to meet with the Fire Marshal so that information can be obtained and submitted regarding the provision of adequate fire flow to the property, and also to give you time to prepare and submit a revised site plan to the Community Development Department. Should you need any further information or clarification regarding this matter, please do not hesitate to contact this office. Very truly yours COMMUNITY DEVELOPMENT DEPARTMENT (PLANNING DIV SION Lawrence L. Stevens,. StevensAICP Community Development Director LLS:dmv 0„2 MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 The Board of Country Day concerns set Directorsfaculty, School would like to forth in the report parents, and children of Marywood submit his stat ment and address the by the p9anning commission staff. The concerns of Marywood Country Day School are the same as tho expressed by the Planning Commission staff concerning the expa is n with regard to adequate services of water, fire protection and traf is flow. Marywood Country Day School would like to continue to serve the community and accommodate our neighbors. Our intention is to continue to serve La Quinta by offering the best education, continuing to be unique in offering a small caring, intimate learning atmosphere which is not available elsewhere in the Coachella Valley. Our need to expand is due partly to our uniqueness with our small classrooms which offer a low teacher/student ratio. In order to continue having classrooms with this ratio, it is necessary to expand due to our limited space at the present time. Our application was submitted with a maximum of 150 studentsiwhich was intentionally high. We would like to answer several of the concerns as follows: 1. Fire Protection - Marywood Country Day School was issued a permit by the County of Riverside in February of 1981. At that time, there was adequate water flow in the hydrant which accesses tUt chool. During the meeting with Sandy Bonner and the Fire Marshon April 7, 1986, we were informed that there is NO pressure in hydrant at this time and were referred to CV Water District (see attached letter). We were told several valves had been completely turned off in the area due to deterioration of the old pipe system. Members of our board met with Mr. Levy, the General Manager of CV Water District, on Friday, May 23, 1986, to see what could be done to establish water flow to the surrounding area hydrants so the children would be protected as well as the upper cove community. This indeed must be the number 1 concern and priority for all of us. 2. Traffic - The school has an established ride/share program at this time. With 35 children as our maximum enrollment there iso at any given time, no more then 25 cars for drop�off anW picj! 'p times. These include our administration and faculty who do not arrive or leave during peak hours and also participate in our car pool program. The school is more than willing to establish a bus program when necessary to comply with the City and our neighbors' requests. 3. Noise - The n structure is designed so that the circulation and activity occ rr in areas that will direct the noise into the playground an away from residents. 4. The school understands that the multi -purpose room is not feasible due to the parking limitations. An alternative plan will be submitted at the June meeting. The current drive will become a parking lot and parking spaces will be eliminated on the plan adjacent to Phase II,a�d turning it into a dual drop-offs pi�up/ fire lane. Marywood Country Day School would like to remain in its present setting in a quiet, serene atmosphere. We want to be in our ent neighborhood, which we love. We do feel with encour gme and support from the City and its' public services, we will con a to serve and enrich our community. �Jj . O 3 MEMORANDUM CITY OF LA OUINTA 3.G TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PUBLIC USE CASE NO. 86-003 LOCATION: North Side of Calle Potrero, Between Avenida Juarez and Avenida Madero APPLICANT: Marywood Country Day School REQUEST: Approval to Expand an Existing Private School from 35 to 150 Students and to Construct Six Additional Classrooms and One Multi -Purpose Building. BACKGROUND 1. General Plan: REFER TO ATTACHMENT NOS. l.a. and l.b. 2. Zoning: REFER TO ATTACHMENT NO. 2. 3. Existing Conditions: The Marywood Country Day School is an existing private elementary school (K-6) located within a converted single-family house. The school buildings are located on four lots along the north side of Calle Potrero between Avenida Juarez and Avenida Madero. Two lots adjacent to the north along Avenida Juarez are used as a fenced -in play yard. The existing structure is approximately 2317 gross square feet, with three classrooms, library, kitchen and an administrative office. There is an existing, detached garage located to the west of the main building, and a swimming pool located on the north side of the house. The site slopes downward towards the north. Regarding surrounding development, the area to the north and southwest has a substantial number of single-family houses, while the lots to the south and southeast are vacant within the close vicinity of the school (refer to Attachment No. 3). Almost all the homes were constructed prior to the City's incorporation, with two new houses approved or constructed to the southeast and to the west of the site. The streets adjacent to and providing access to the site are local, public roads with 60-foot-wide, rights -of -way and 15- to 20-foot-wide, paved travelways. There are no curbs or gutters. 9_i 0 J STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. Water is available to the site via 4-inch water mains. Electric and phone service is provided from existing overhead lines along the center of the block. Sanitation is provided by an on -site private septic system. 4. Environmental Considerations: An environmental assessment prepared on the proposed project indicated that the following are major concerns or impacts: fire protection/water service; traffic; and noise. Fire Protection/Water Service. This is the main concern with respect to the proposal. Any expansion of the current use will require substantial additions and upgrading to the current water system in order to provide adequate fire flow. Construction of Phase I of the project will require construction of a new booster pump station, extension of a 12-inch main to the site and related improvements to the water system adjacent to the site, including the installation of "Super" fire hydrants. This requirement is in addition to installing built-in fire protection (e.g., automatic sprinklers) within the new and existing structures. Construction of the latter two phases will require additional improvements to the water system to provide for the increased required fire flow. Adequate fire protection and the avoidance of a serious threat to health and safety can only be provided by completing substantial improvements to the water system (this is discussed in more detail in the analysis section of this report). Traffic/Circulation: The school at buildout with 150 students is anticipated to generate from 75 to 270 average daily vehicle trips. This range is based upon traffic generation rates for elementary schools; since this is a private school which draws students from a wide area, thus making busing and carpooling more difficult, the traffic generated by Marywood School is anticipated to be towards the upper end of this range. Due to the school's location in the southwest corner of the Cove area away from the larger collector streets, the traffic will impact the adjacent 60-foot-wide, local streets (Calle Potrero, Calle Temecula, and Avenida Madero). All these streets are only improved with approximately 20-foot-wide paving for travel lanes. Traffic impacts and the impacts of local streets can be reduced by requiring the Applicant to implement a ride sharing program, by the school starting a bus service, and by improvements to the local streets. tb nJ j STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. Noise: This is a potential impact, with noise being generated by the increased traffic generated by the school. The requirement for a noise study and implementation of mitigation measures will minimize noise impacts to the extent feasible. 5. Project Description: Marywood Country Day School is a private elementary school which was established within a converted single- family house on Calle Potrero between Avenida Juarez and Avenida Madero. This use was approved by Riverside County in 1980 under a public use permit which limited enrollment to 35 students. The Applicant is requesting to expand the existing school as follows: * Increase the maximum allowed enrollment from 35 to 150 students, with grades K through 8. * Expand the school site from 30,000 to 45,000 square feet of land area. * Construct three (3) new buildings and convert one (1) existing structure to add approximately 3360 square feet of building area to the existing 2300 square feet of floor space. This would add six (6) classrooms and a multi -purpose room to the current three classrooms, library, kitchen and administrative office. * Construct a 12-space parking lot with drive through area on Avenida Madero. 6. Comments from Other Agencies: a. City Engineer: (1) The proposed enrollment of 150 students will result in a significant increase in local traffic patterns. A policy decision is needed as to whether this use is appropriate for a single-family residential area. (2) A policy decision is needed regarding whether the school, as a commercial use, should construct street widenings, curbs and sidewalks as required for other commercial uses in the City. (3) A policy decision is needed as to whether approval of this expanded use necessitates upgrading the street system from local, 60-foot-wide streets to a collector street. q� � STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 4. Presuming that the City determines that the school is an appropriate use for a residential area, and that full improve- ments are necessary, the following conditions of approval are deemed necessary. (4) The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. (5) The Applicant shall construct half -width street improve- ments for the abutting streets in accordance with City standards (Note: streets may have to be lowered to comply with flood protection requirements). (6) The Applicant shall prepare street improvement plans and submit them for City Engineer approval. The design shall comply with the City standards and General Plan policies. (7) The Applicant shall submit a grading plan to the City Engineer for review and approval. Grading shall be conducted in accordance with the City Engineer's require- ments. (8) A preliminary geological and soils engineering investiga- tion shall be done and the report submitted to the City Engineer, along with the grading plan, with the recommendations incorporated into the grading plan. (9) On -site drainage disposal facilities shall be provided as required by the City Engineer. (10) 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. (11) All utilities will be installed and trenches compacted to City standards prior to construction of any streets. (12) A detailed plan showing the parking lot layout and construction shall be submitted for review and approval. b. City Fire Marshal: (1) The Fire Department is required to set a minimum fire flow for the remodel or construction of all commercial buildings using the procedure established in Ordinance 68. A fire flow of 1750 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. 057 11 Ul STAFF REPORT May 27, 1986 Page 5. (2) (3) PLANNING COMMISSION Applicant may lessen fire flow requirements by installa- tion of automatic fire protection systems, or by the separation of areas using 2-hour fire resistive construction. (4) The required fire flow shall be available from a Super hydrant, (6" x 4" x 2-1/2" x 2-1/2"), located not less than 25 feet or more than 165 feet from any portion of the building as measured along approved vehicular_ travelways. (5) A combination of on -site and off -site Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/211) will be required located not less than 25 feet or more than 165 feet from any portion of the building as measured along approved vehicular travelways. The required fire flow shall be available from any 2 adjacent hydrant(s) in the system. (6) Applicant/Developer shall furnish one (1) copy of the water system plans to the Fire Department for review. Plans shall conform to fire hydrant type location and spacing, 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 Fire Department." (7) Provide written certification from CVWD that hydrant(s) will be installed and will produce the required fire flow. (8) Install a fire alarm system as required by the Uniform Building Code Section(s) 809. (9) Certain designated areas will be required to be maintained as fire lanes. (10) Install portable fire extinguishers as per NFPA, Pamphlet No. 10. Community Safety Coordinator: (1) Provide fire protection as required by the City Fire Marshal. US STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 6. (2) Eliminate chainlink fences under the electrical lines. d. Coachella Valley Water District: (1) The area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. The site is designated Zone B on Federal Flood Insurance Rate Maps. (2) The District will furnish domestic water to this area in accordance with the current regulations of this District. These regulations provide for the payment of certain fees and charges by the developer. e. General Telephone: Facilities are available. f. Chamber of Commerce: Acknowledged receipt of plans which will be kept on file in their office. g. Comments were requested of, but not received from the Imperial Irrigation District, Riverside County Sheriff's Office, and the La Quinta Property Owners Association. 7. Related Actions and Approvals Public Use Permit No. 425-E was approved by Riverside County in 1980. This permit allowed a maximum of 35 students. STAFF COMMENTS AND ANALYSIS The main considerations of the proposed expansion are the provision of adequate services, particularly water service for fire protection, and the issue of land use compatibility. Land use compatibility includes the review of the type of use proposed and its use character- istics, with traffic and noise being the major issues here. Fire Protection/Water Service This is the most significant concern with respect to expansion of the use. Construction of only Phase I of the proposal will require that a 1750-gallon-per-minute fire flow be provided to the site; this can be reduced to 750 gallons per minute if built-in fire protection is provided (e.g., sprinklering of both existing and proposed structures). In order to provide fire protection in accordance with the Uniform Fire Code and City requirements for Phase I only, the following improvements to the water system will be required: STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 7. * Construction of a new booster pump station which is capable of providing the fire flow (the existing pumps cannot do this). * Extension of a new 12-inch main from approximately nine blocks east of the site to the school. * Installation of related improvements to the water system, including "Super" fire hydrants. NOTE THE FOLLOWING: Any expansion of the enrollment or facilities above that currently exist will require these improvements to the water system: Construction of Phase II and III of the school expansion will require increased fire flows and additional improvements to the water system. The cost of Phase I improvements will be substantial; cost of the booster station alone is $50,000, and related improvements will bring the cost to an estimated $150,000 to $200,000. The above requirements were presented and discussed on April 23, 1986, at a meeting with the Applicant, City Fire Marshal, and Planning Staff. At this meeting, City Staff also informed the Applicant that they would not support any waiver of these fire protection require- ments since this would be in conflict with the Uniform Fire Code and City standards and would create a serious health and safety hazard. In addition, the waiver of these requirements could place the City in a liability problem if adequate fire protection is not provided to this use. While undoubtedly the cost of the improvements is nearly prohibitive for such a small school, it does highlight a major point; the school, which is a commercial type of use, is located within a single-family residential area which has lower demands for certain services and utilities. The school's location at the southwest corner of the Cove and the requirement for fire flows exceeding that needed by the surrounding single-family residential uses are the two main factors which lead to the very high cost for the provision of adequate water service. This indi- cates that a school may be more appropriate at another location nearer a commercial area where a higher level of services will be planned or provided. Traffic Generation: As discussed in the section on environmental considerations, the proposed school will generate between 0.5 to 1.8 trips per day per student, with 1.02 trips per day average for a public elementary school. Since this school is private and draws its students from a wider range than a public school would with set enrollment boundaries, the traffic is anticipated to be towards the upper end of the range. Of the students attending Marywood Country STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 8. Day School, 13 of the families live in La Quinta, 11 in Palm Desert, 4 in Rancho Mirage, 4 in Indian Wells, 4 in Indio and 1 in Bermuda Dunes. The estimated amount of traffic, 75 to 270 cars per day at buildout, is substantial in light of the school's location within a single- family neighborhood and the fact that all the streets leading to and adjacent to the school are 60-foot-wide, local streets with only minimal paving improvements. The amount of traffic generated by the school can be significantly reduced by the following: * Condition the approval to require the Applicant to prepare and carry out a ride sharing program. A maximum number of allowed trips per day can also be specified within this approval, with compliance determined by the Applicant's submittal of annual reports and by the city's traffic counts. Noncompliance with the standards could lead to voiding the use permit. * Condition the approval to require bus or van service by the school in conjunction with the ride sharing program. Both of the above methods would be feasible ways for reducing the amount of traffic generated by the school. Improvements to the adjacent streets will also be required to reduce traffic impacts. Related Traffic and Circulation Concerns These concerns are the provision of adequate parking and drop-off areas. The City standards require the provision of 1-1/2 parking spaces per classroom and 1 space per 22.5 square feet of floor area for multi -purpose rooms. This latter standard is to provide adequate parking for special events which are held in these areas. While the plan provides or can provide adequate parking for the classrooms (12 spaces), the 49-space requirement for the multi -purpose room is not feasible to meet. Therefore, deletion of the multi -purpose building will bring the school into compliance. Additional parking over the 12 spaces proposed should be provided, since the Applicant indicates that there will be 6, full-time and 5, part-time teachers. To provide the necessary parking realistically needed, Staff recommends that the area designated for the Phase III multi -purpose room be developed as a parking lot. Approximately 20 spaces can be provided with 90-degree parking. As proposed, the student drop-off area is through the parking lot which has a single lane, 14-foot-wide aisle. Currently, the adjacent public streets are used for this purpose. A two-lane, one-way, 0 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 9. drop-off zone or driveway can be provided in the area currently shown as the parking lot on the site plan; this would allow adequate width for waiting vehicles along one side, while providing space for vehicles exiting the zone. In addition to the Applicant enforcing the use of this drop-off zone rather than the vehicles waiting on the adjacent streets, this modification to the site plan will minimize the congestion impacts of the school to the extent feasible. Noise: As required by the adopted General Plan, a noise study must be prepared and mitigation measures incorporated into the site and building design. The main sources of noise will be the playground area and the traffic generated by the use. The installation of noise barriers as necessary and the reduction in traffic as discussed previously will reduce the noise level to the extent feasible, though it will still exceed the noise commonly generated by single-family residential uses. CONCLUSIONS The determination of the school's compatibility with the surrounding residential land uses is a policy decision based upon balancing the benefits of this private school and the unavoidable negative aspects of the school (traffic and noise). Obviously, the size of the facility is a major factor; what may be a compatible use at a small scale may become less compatible as the size of the facility increases. Aside from land use compatibility, the issue of fire protection and adequate fire flow remains the major issue at this time. As stated previously, the current water system will not provide the necessary fire flow for any expansion of the school enrollment or facilities. Since adequate fire protection must be provided for primarily the health and safety of the school occupants, but also from the aspect of City liability, it would be appropriate at this time for the Applicant to provide information which demonstrates that this requirement can be complied with at this time. In addition, since the construction of Phase II will require additional fire flow, Staff recommends that the Applicant also review these requirements and their financial ability to provide these future water system improvements. Upon the review of this information and the Applicant's determination that they are financially able to comply with this requirement, Staff recommends that a revised site plan showing the deletion of the multi -purpose building, and the provision of the parking and drop-off zones be submitted to allow the further review of this application request by the Planning Commission. This plan should also include any changes to the size of the facility in light of the water situation. �_i� 062 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 10. RECOMMENDATION The Community Development Department recommends continuance of Public Use Case No. 86-003 to June 17, 1986, to allow the Applicant time to submit information on the provision of adequate fire flow and to prepare and submit a revised site plan. PREPARED BY: Sandra L. Bonner Principal Planner SLB:LLS:dmv APPROVED BY: Lawrence L. Stevens, AICP Community Development Director r m C i SITE LOCATION W W m o = C ; < 2 W M .. W RESIDENTIAL El VERY LOW DENSITY ElLOW DENSITY MEDIUM DENSITY 0-2 dwellings/acre 2-4 dwellings/acre 4-8 dwellings/acre HIGH DENSITY 8-16 dwellings/acre ATTACHMENT #1a GENERAL PLAN LAND USE MAP N At. L S. A N-A* 377 CAL,E wlld M,7-1 N 13�1 IT A f T ............. 71 = - , N-A* .. � ATTACHMENT *lb CIRCULATION 1111111611 LOCAL STREET DESIGNATION So FOOT RIQ,.HT-OF-WAY 3 LOCAL STREET - -- 60, 0- 12'1 36 1 40' 10- 12t I 1., 065 4 I . . . I �4� I � Lo r AL N—A* NO SC 117; FT, I av E-� E • lw Lfl-1 ID N—A w�:� c use *8&-oct3 ATTACHMENT #2 EXISTING ZONING N—A* 066 1 7EMECULw zoo rr t t► 24/ f©O a ev N O O 23 O pn 261 22 © x R MO d o /5 d v n s yl 21,10 / 3 •. '` 20 o 5 ® by h Nm6 ti /'�� 6 N^ W 2 ro 26 O O 7 B p 303 /7 U 7 B /7 BO 4 R /9 B16 /� ' /� /J ✓ro /J® I /y 14 "h f�B A 6 © - Cc��--r t oo — +I'erp -- — /+..ee : EXiSrBNG 9 J „ y` 2I /O $ er /3 a- I SGB100L _ aa. 264 /O y 4 23'_' 2 23 �� 2 M e'/{IIY ✓d 3 � •J ,i /3 $ +' 200 / ao 5 J "I 2 x kq BLl N 65266 N /s . J Q " /6O gq 7 /B 7 o N o /6 /6� 17 �/c�) /91 B Z V 1Z6 `" 170, �. /60 9 /6 (9 9 Q /B /5Q0 1� /o� 150 /o �. J '• /9:y a Il /d // ( // I /4 ATTACHMENT #3 OEXISTING HOUSE ® � C7 /7 0/ ITEM NO. `Y Cp DATE la� /% 7 �6 - /-� PLANNING COMMISSION MEETING RE: / i6-29a �6-29/. �`-ag S�� 2-93� q� �6-.3� �6-30 8. 86 -309 , g�-3/0. 86 -all MOTION BY: BRANDT DE GASPERIN HORAN NiIIM THORNBURGH SECOND BY: BRANDT DE GASPERIN NDRAN WAIZJNG THORNBURGH DISCUSSION ROLL CALL VOTE: COINISSIONERS: UNANIMOUSLY ADOPTED: AYE NO YES ABSTAIN NO ABSENT PRESENT v 068 ITEM NO. fr. DATE %' PLANNING COMMISSION MEETING MOTION B�I7E Gl'- ERIN MJRAN 'W-'ING 7HORNBMR2' SECOND BY:: BRAAID'P DE GASPERIN NDRAN MUZ.TNG THORNBUR(GH DISCUSSION ROLL CALL VOTE: C0WISSIONERS: UNANIMOUSLY ADOPTED: AYE NO ABSTAIN ABSENT PRESENT YES NO q., 069 MEMORANDUM CITY OF LA OUINTA TO: The Honorable Mayor and Members of the City Council FROM: Planning Commission DATE: June 3, 1986 SUBJECT: STREET VACATION NO. 86-010 LOCATION:: Adams Street Between a Point Approximately 1,827 Feet North of Avenue 50 Centerline, Southerly to a Point Approximately 2,630 Feet South of the Avenue 52 Centerline. APPLICANT: City Initiated and Landmark Land Company of California REQUEST: Approval to Vacate Portions of Adams Street On May 27, 1986, the Planning Commission reviewed the conformance of the proposed Adams Street vacation with the La Quinta General Plan and unanimously adopted Resolution No. P.C. 86-001 determining that the subject request is in conformance with the General Plan. One letter was received from the owner of the 30.75-acre parcel located along the north side of the La Quinta Stormwater Evacuation Channel (refer to Attachment No. 1), who supports the vacation only if favorable consideration is given to extending Date Palm Drive within the existing 60-foot, private easement along the site's western boundary. The reason for this request is that due to the parcel's shape and limited frontage on Sagebrush Drive, a public street along another side of the site is needed in order to provide for adequate on -site circulation and a second access to the future development. The Planning Commission discussed the vacation with respect to this access concern and agreed that it would be reasonable to add the requirement for the northerly extension of Date Palm Drive as a condition of the Adams Street Vacation. This has been reviewed with Staff working on the adjacent Wright Brothers' residential project and the extension of Date Palm Drive along the southerly portion of the project site's east side appears feasible. 0 I�i 9C'� STAFF REPORT June 3, 1986 Page 2. PREPARED BY: - CITY COUNCIL Saindraa L. Bo ner Principal Planner SLB:LLS:dmv APPROVED BY: Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Letters Received 2. Council Resolution w/Exhibit 3. Planning Commission Report 4. Planning Commission Resolution No. P.C. 86-001 a � �1 Mr 0 MEMORANDUM CITY OF LA OUINTA 4- A TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: STREET VACATION NO. 85-010 LOCATION: Adams Street between a point 1827.2 feet north of the Avenue 50 centerline, southerly to a point approximately 2630 feet south of the Avenue 52 centerline. APPLICANT: City -Initiated and Landmark Land Company of California REQUEST: Approval to Vacate Portions of Adams Street BACKGROUND 1. General Plan: Adams Street is not shown on the Circulation Plan; therefore, it is designated as a 60-foot-wide, local street. REFER TO ATTACHMENT NO. 1. 2. Zoning: REFER TO ATTACHMENT NO. 2. 3. Existing Conditions: Adams Street is a dirt road between Avenue 50 and Avenue 52. The other portions north of Avenue 50 and south of Avenue 52 are not improved as roads. There are existing electric, telephone, and force sewer main facilities within the right-of-way. Regarding the sewer main, Coachella Valley Water District is currently in the process of relocating the temporary sewage treatment facility near Adams Street. 4. Environmental Assessment: An environmental assessment has been prepared by the Community Development Department and it has been tentatively determined that approval of the request will not result in a significant adverse impact on the environment. Provisions have been made in the design of the "Oak Tree West" project and an adjacent project proposed by Morris and Grayson, Inc., to dedicate a local, 60-foot-wide street joining Calle Tampico with the city park and school site entrance on Avenue 50. Therefore, vacation of portions of Adams Street right-of-way between Avenue 50 and Avenue 52 should not adversely affect areawide circulation since this alternate access route is being provided. 9 A A STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. No other significant environmental affects were determined to result from approval of the street vacation as proposed. 5. Description of Request: This proposal is initiated by both Landmark Land Company and the City. In accordance with the conditions of approval for Specific Plan No. 85-006, Landmark has requested that the Adams Street right-of-way within the "Oak Tree West" or "La Quinta Lodge" project be vacated to allow development as approved. The Community Development Department has expanded Landmark's request to include the following additional portions of Adams Street: * The remaining 30-foot-wide, right-of-way north of Avenue 50 which bisects the school and city park site. This is necessary to allow construction of the facilities as approved. The 60-foot-wide, right-of-way between Avenue 50 and Calle Tampico. Since the park and school site entrance will be located approximately 530 feet east of the existing Adams Street centerline, the new local street which will be constructed connecting this entrance with Calle Tampico will deviate from the current Adams Street alignment. Those portions of Adams Street remaining within the new street's right-of-way will be retained. The remaining 30-foot-wide, right-of-way located adjacent to the "Oak Tree West" site and within the boundaries of "Crystal Canyon" Country Club development. Thus, the entire 60-foot-wide, right-of-way is vacated rather than just a portion. 6. Comments from Other Agencies a. City Engineer: No objection or comments on this request. b. City Fire Marshal: No comment at this time. c. Imperial Irrigation District: Existing facilities located 28-feet easterly of centerline. d. General Telephone: Existing facilities along the south sides of Avenue 50 and 52. A buried cable also exists along the west side of Adams Street between Calle Tampico and Avenue 52, approximately 22-feet west of centerline. Right-of-way will be required. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. e. Coachella Valley Water District: No comment. f. Southern California Gas Company: No facilities within proposed vacation. g. Coachella Valley Television: No comments. STAFF COMMENTS AND ANALYSIS In considering requests for the vacation or abandonment of public rights -of -ways, it is the responsibility of the Planning Commission to review the request with respect to consistency with the General Plan. Although the State Law does not require the Planning Commission to review vacation requests other than to determine General Plan consistency, the past City policy has been for the Planning Commission to review the request and proposed conditions of approval. Their comments are then forwarded to the City Council for their consideration or, where appropriate, incorporated into the conditions of approval recommended to the City Council by Staff. In considering this request, several essential determinations should be made, including: * Consistency of the proposed abandonment with the General Plan. * Evidence of public benefit of proposed abandonment. * Demonstration that roads proposed for abandonment are not needed for future use. * Compliance with provisions of the California Environmental Quality Act. General Plan Consistency: The vacation of this portion of Adams Street could be considered to be in compliance with the adopted Circulation Plan since 60-foot-wide, local streets are not shown on the General Plan. The proposal is consistent with Policy 7.29 of the plan which states that "provision shall be made to provide a public street between Calle Tampico and Avenue 50 generally along the Adams Street alignment". Following the City's approval of the design for this new local street, those portions of the existing Adams Street right-of-way not needed for the new roadway will be vacated. Public Benefit: The vacation of Adams Street will result in several benefits for the public. First, the vacation north of Avenue 50 will allow the construction of the new elementary schools in accordance with the approved plans. The vacation of this portion will also improve traffic safety for children at the school by eliminating the public street along the school's east boundary. Another benefit is that vacation of portions of Adams Street will allow the construction STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 4. of a realigned local street which will intersect Avenue 50 further to the east, thereby reducing the traffic safety hazard which is created by the grade -crossing through the La Quinta Stormwater Channel which affects sight distance along Avenue 50. Future Use: As discussed previously in this report, Adams Street will not be needed for access or for traffic circulation since a new road which will be constructed will provide adequately for both. Access to a Coachella Valley Water District facility, which is located along the east side of Adams Street alignment approximately one -quarter mile south of Avenue 50, will be provided by an easement through the adjoining "Oak Tree West" project. Vacation of Adams Street south of Avenue 52 is not needed for access to the adjoining properties. Regarding utilities, the proposed vacations are not anticipated to affect the future provision of utilities in the area. Facilities will be relocated, where necessary, and clearance will be obtained from all affected utilities prior to the actual vacation of the right-of-way. Utility easements will be reserved when necessary. Environmental Review: The road vacation will not affect areawide and neighborhood circulation or the provision of utilities and public services. CONCLUSIONS 1. The proposed vacation is not inconsistent with the Circulation Plan designation of Adams Street as a local, 60-foot-wide road and with the policy requiring a local street between the school site and Calle Tampico. 2. Construction of the new street between Calle Tampico and Avenue 50, and construction of an access road from Avenue 50, through the park to the school site, eliminates the need for retaining existing Adams Street for circulation and access. 3. Vacation of Adams Street will benefit the public by allowing construction of the schools as approved and by improving traffic safety. 4. The current Adams Street right-of-way is not needed for future roadway use. Easements for utilities will be retained where necessary. 5. Approval of the vacation will not result in any significant adverse environmental impacts. � 75 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 5. FINDINGS 1. The vacation of the Adams Street right-of-way as proposed is consistent with the La Quinta General Plan. 2. The portions of Adams Street proposed for vacation are not needed to serve any substantive public benefit associated with traffic circulation. 3. Anticipated construction of a new public roadway and the design of approved development in the area indicate that the right-of- way proposed for vacation is not needed for future roadway improvements. 4. Approval of the proposed street vacation will not cause a signi- ficant impact on the environment. RECOMMENDATION TO THE PLANNING COMMISSION Based upon the above findings, the Community Development Department recommends that the attached Resolution determining that Street Vacation No. 85-010 is consistent with the La Quinta General Plan be adopted. The Community Development Department further recommends that the Planning Commission support the attached conditions if Street Vacation No. 85-010 is approved by the City Council. RECOMMENDATION TO THE CITY COUNCIL The Community No. 85-010 be subject to the Resolution. PREPARED BY: Development Department recommends that Street Vacation approved in accordance with Exhibit "A", as amended, and conditions of approval as contained within the attached S�L. Bonner Principal Planner SLB:LLS:dmv Atchs: 1. Exhibit "A" 2. PC Resolution No. 86-001 3. Conditions of Approval APPROVED BY:� Lawrence L. Stevens, AICP Community Development Director °' 076 RESOLUTION NO. P.C. 86-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, DETERMINING THAT THE PROPOSED ABANDONMENT OF ADAMS STREET BETWEEN A POINT 1827 FEET NORTH OF THE AVENUE 50 CENTERLINE AND A POINT 2630 FEET SOUTH OF EXISTING AVENUE 52 CENTER- LINE IS IN COMPLIANCE WITH THE LA QUINTA GENERAL PLAN. WHEREAS, the City of La Quinta has adopted a General Plan pursuant to Government Code Section 65300; and WHEREAS, Government Code Section 65402 provides that no street shall be vacated or abandoned until the location, purpose and extent of such street vacation or abandonment is submitted to the Planning Commission and reported upon as to its conformity with the La Quinta General Plan; and WHEREAS, the portion of Adams Street requested to be vacated is not needed to serve any substantive public benefit associated with traffic circulation since a new local public street will be constructed between Avenue 50 and Calle Tampico and access to the park and school site will be provided by this road; and WHEREAS, vacation of existing Adams Street will provide future public benefits by improving traffic safety with the construction of a realigned local street between Avenue 50 and Calle Tampico and with the elimination of a street between the public school and park sites; and WHEREAS, approval of the requested street vacation will not cause a significant adverse impact on the environment and the preparation of an Environmental Impact Report is not necessary. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quinta hereby finds and determines that the proposed vacation of Adams Street right-of-way between a point approximately 1827 feet north of the Avenue 50 centerline to a point approximately 2630 feet south of the existing Avenue 52 centerline is in conformance with the Circulation Plan of the La Quinta General Plan. ADOPTED this day of , 1986, by the following vote: AYES: NOES: ABSENT: 077 RESOLUTION NO. P.C. 86-001 (Cont'd) CHAIRMAN, PLANNING COMMISSION ATTEST: SECRETARY, PLANNING COMMISSION APPROVED AS TO FORM: APPROVED AS TO CONTENT: CITY ATTORNEY COMMUNITY DEVELOPMENT DIRECTOR - 2 - EXHIBIT "A" LEGAL DESCRIPTION STREET VACATION NO. 85-010 Those portions of Section 31, Township 5 South, Range 7 East, and of Sections 5, 6, 7, and 8, Township 6 South, Range 7 East, San Bernardino Base and Meridian. PARCEL 1 The Easterly 30.00 feet of the Southeast one -quarter of said Section 31, Township 5 South, Range 7 East, SBB&M EXCEPTING therefrom the Southerly 50.00 feet thereof. PARCEL 2 The Easterly 30.00 feet of all of said Section 6, Township 6 South, Range 7 East, SBB&M, EXCEPTING therefrom the Northerly 30.00 feet thereof within the Avenue 50 right-of-way, and EXCEPTING therefrom the Southerly 30.00 feet thereof within the Avenue 52 right-of-way. PARCEL 3 The Westerly 30.00 feet of the Northwest one -quarter of the Northwest one -quarter of said Section 5, Township 6 South, Range 7 East, SBB&M, EXCEPTING therefrom the Northerly 30.00 feet thereof within the Avenue 50 right-of-way. PARCEL 4 The Westerly 30.00 feet of the Southwest one -quarter of the Northwest one -quarter, and of the South one-half of said Section 5, Township 6 South, Range 7 East, SBB&M, EXCEPTING therefrom the Southerly 30.00 feet thereof within the Avenue 52 right-of-way. PARCEL 5 The Easterly 30.00 feet of the Northeast one -quarter of the Northeast one -quarter of said Section 7, Township 6 South, Range 7 East, SBB&M, EXCEPTING therefrom the Northerly 30.00 feet thereof within the Avenue 52 right-of-way. PARCEL 6 The Easterly 30.00 feet of the Southeast one -quarter of the Northeast one -quarter of said Section 7, Township 6 South, Range 7 East, SBB&M. PARCEL 7 The Westerly 30.00 feet of the Northwest one -quarter of said Section 8, Township 6 South, Range 7 East, SBB&M, EXCEPTING therefrom the Northerly 30.00 feet thereof with the Avenue 52 right-of-way. �-"j 079 0 TYPICAL CROSS SECTION 'A' F _30-1 i CL TYPICAL CROSS SECTION 'S' NNE: VACATION EXCLUDES ►ORTION& WITHIN AVENUE 00 S 6E RIGHTS OF WAY. IN ACCORDANCE WITH THE LA OUINTA GENERAL RAN EXHIBIT "B" IN S STREET VACATION NO. 85-010 PORTION OF ADAMS STREET APPLICANTS: City of La Quinta, Landmark Land Co. °.0, 08 Ah CONDITIONS OF APPROVAL PROPOSED STREET VACATION NO. 85-010 MAY 27, 1986 1. Prior to Street Vacation No. 85-010 becoming effective, the following conditions shall be complied with. a. Construction of a local, 60-foot, public street between Calle Tampico and the Avenue 50 Park entrance shall be constructed in accordance with the conditions of approval for Specific Plan No. 85-006, "Oak Tree West". (1) Full width improvements shall be installed in accordance with the requirements of the City Engineer and with the standards in effect at the time of construction. (2) All necessary right-of-way shall be dedicated to the City. (3) Engineered plan drawings for road improvements shall be submitted to the City Engineer for review and approval. (4) Any required encroachment permits shall be secured prior to beginning any work with rights -of -way. (5) In lieu of the completion of public roadway improve- ments, the Community Development Director may enter into an agreement or accept bonds or similar instruments which will guarantee the construction of this roadway. 2. An access easement shall be provided to the existing Coachella Valley Water District site located along the east side of the Adams Street alignment approximately 1322 feet south of the Avenue 50 centerline. 3. Prior to the recordation of Street Vacation No. 85-010, written clearances shall be obtained from all affected utilities. Easements shall be retained where necessary. 081 ® AVENUE 48 CIRCULATION PLAN MAJOR ARTERIAL NHOWER DRIVE w I®I 20-FOOT RIGHT Of WAY ®■ ■ w w ¢ cr � vF ~ ® PRIMARY ARTERIAL • _ (n 100-110 FOOT RIGHT OF WAY O Z ® O _~ ®0 SECONDARY ARTERIAL _ Q ®� !! FOOT RIGHT OF WAY ® w = s LL L. a ® LU ® COLLECTOR 84-72 FOOT RIGHT OF WAY Y : ENUE 50 AVENUE 50 ®_= ®■®■ ■ ■iiiiiiiiiiiim ■ ■ ■■®■�� _ Z ® Lu Z ®: C) .E TAMPICO ®: fA e. _ g W uI� J a AVENUE 52 _- �� ■® I II®III I I I I I I /,�® ®: r DESERT CLUB DRIVE RIGHT-OF-WAY WILL BE 64' ®: AVENUE sD WILL BE 100' ATTACHMENT NO- 1 ®: 'IoINtI ,t + Ia1Fr��_� jIY Q R-2-8000,j1 R-1-12.000 T= Tfl I' i 6 V ..0 ... R-2 -2-12,000 RC2`*`gbo t .6� R�$� R'S R_10 +00 + ,' R-1-12,000 - oo CZI 86-019 B it 0p0 R-5 - - - R- _ 00 R-2-8350 Soo C-P-S R-1 ..' H -p- :, .. Z x� +++, Z R42 czo vs R_2 Q :) R- •20,000 9_2 20.000 "�1 :i. R-S 4.000 Q ' R-5 R if4-t 10.00 �.. z Z 185-015 I:•. `. ::i R-2 i-20,000 CZ♦ 85-015 N-p 4 -015 85 W-2-20 LQ 5 9 08 ATTACHMENT NO. 2 � / i1 1 MEMORANDUM CITY OF LA OUINTA 449 TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-290 (REVISED) LOCATION: East Side of Avenida Ramirez; 150' South of Calle Arroba APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND On April 22, 1986, the Planning Commission tabled consideration of Plot Plan No. 86-290 as well as four other concurrently submitted house plot plans due to several concerns regarding house design and incomplete elevation plans. The specific concerns brought out during the meeting have been addressed in the revised set of plans. These concerns included the following: * Revised plans which display front, side, and rear elevations of each house separately. * Specific roofing plans which relate roofing design to all elevation sections. * Revised floor plans which provides a directly connecting pedestrian door from garage to the main house, evidence that net usable floor area of each house has a minimum of 1200 square feet, and the garage has a 20' x 20' clear dimension. * A concern that the flat roof design, which incorporates a false front elevation, may be incompatible with existing or planned develop- ment in the neighborhood. Specific background information including the General Plan, Zoning, existing conditions, and environmental considerations can be referenced in the attached Staff Report for the April 22, 1986, Planning Commission meeting. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. The floor plans, site plans, and elevation plans have been completely revised. The following discussion analyzes all changes and modifica- tions to the plans from those previously reviewed by the Commission. The previously submitted plans may be reviewed at the Community Development Department. STAFF COMMENT AND ANALYSIS All five related plot plans, including Case Nos. 86-290 through 86-294, incorporate the same floor plans. The major revisions include an expansion of usable net floor area of approximately 1370 square feet with the bedrooms reoriented to the rear and the living room expanded to the front to accommodate a directly connecting pedestrian door to the garage. The bathrooms are shifted toward the center of the house which permits relocation of the master bedroom toward the garage. The garage has been reoriented to provide side entrancing of vehicles. Overall, the floor plan has been greatly improved both in terms of function and utility. Concerning the elevation plans, the project has been completely changed to encompass a more typical "California Spanish" house design. Rather than a flat roof, the house incorporates a 4 and 12 pitch gable roof design. The revised house is expected to fit well into existing and planned development of the area. Building materials will include red, Mission Tile roof, "White Crystal" stucco siding, and grey -blue wood details. In addition, the house is accented with wrought iron details. The garage orientation, which requires vehicles to enter and park parallel to the street will give visual contrast to the neighborhood by reducing the number of in -line, drive-in garages along the street. The front windows, which are attached to the garage, will be made of obscured glass to avoid street views into the garage. overall, the house's design, mass, bulk, and siting is compatible with neighboring, existing and planned development. The Applicant has appropriately addressed the concerns of the Planning Commission and Staff with the revised set of plans. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 085 0 0 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-290 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: G�- Gary W. Price Lawrence L. Stevens, AICP Associate Planner Community Development Director GWP:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C 3. Staff Report of 4/22/86 (Plot Plan No. 86-290) Ask THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-290, 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 within 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. 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 087 III E CONDITIONS (Cont'd) - PLOT PLAN NO. 86-290 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 0 8'? ( MEM ORAND61 CITY OF LA OUINTA TO: The Honorable Chairman and Members of the City Council FROM: Community Development Department DATE: April 22, 1986 SUBJECT: PLOT PLAN NO. 86-290 LOCATION: East Side of Avenida Ramirez; 150' South of Calle Arroba APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Sq.Ft. Minimum Dwelling Size). 3. Existing Conditions: The project site is a vacant partially vegetated 50' x 100' interior lot in La Quinta's Cove area. The lot is currently surrounded by vacant lots to the side and rear. Of the 21 lots on the site vicinity block, only four lots are built upon. Three of the four houses incorporate conventional "California Ranch" style architecture with sloping gravel covered roofs and earthtone stucco sidings. The small house at the south- east corner of Avenida Ramirez and Calle Chillon is of an older "Desert Hut" style design incorporating a slightly sloping roof and rock siding. The Applicant is also proposing to build another house on the northerly adjacent lot. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a contractor, is requesting approval to construct five single-family houses intended for sale. This proposal is one of the plans submitted for consideration at this meeting. All five plans have identical floor plans and site plans with variations in architectural elevations. These plans call for approximately 1200 sq.ft. of OAQ 0 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 2. net usable floor area with three bed garage has a doorway which provides the main entrance into the house. D the house, no uniform roof overhangs house height is 12 feet. The flat r parapet to conceal roof -mounted mech ment. The Applicant is proposing an The house setbacks are as follows: rooms and two baths. The covered pedestrian access to ue to the unique design of or eaves are provided. The oof design includes a roof anical or electrical equip - "Alamo" style architecture. Front Yard - 20 Feet Rear Yard - 21 Feet Side Yards - 5 Feet (Each The proposed colors for the house include an earthtone beige stucco siding with brown wood trim and orange mission tile roof- ing details. STAFF COMMENTS Considering that the project's vicinity block is primarily vacant with no adjacent surrounding development, it is difficult to determine the compatibility of the house in relationship to the neighborhood. However, the "Alamo" type architecture shown on the front elevation will introduce a unique architecture to the area. Due to the lack of development on the block, the house will be quite visible from all angles including the sides and rear. It is apparent that the Applicant intends to produce a standard, conventional, flat - roofed house with a false front to portray any architectural theme from "Desert Deco" and "Alamo" to "Country French" and "Ranch" designs. This is apparent in viewing the typical side and rear eleva- tion plans which indicates a bland cubiform design theme. To upgrade the architecture of the overall neighborhood, the elevation plans need to be revised to carry the "Alamo" design theme to the side and rear portions of the house. Therefore, prior to building permit plan check submittal, the Applicant shall present revised side and rear elevation plans, which extend the "Alamo" design architecture to the sides and rear elevations of the house, to the Planning Division for review and approval. The Applicant has indicated that he fully agrees to revise and upgrade the architecture at these portions of the house. The proposed roof design does not provide for full perimeter roof overhangs. However, with the plans modified, the mansard roof facade which will extend around the entire house will provide the minimum 18" roof eaves required. It should be noted, however, to require the full 1811, uniform perimeter roof eaves on this design would detract from the design theme of the house. 090 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 3. As indicated previously, the garage pedestrian door does not directly enter into the house. Rather, the access way to the main house entrance is fully covered to shade the pedestrian in route. The intent of the directly connecting pedestrian door into the garage is to protect the user from direct sun exposure in route. The plans indicate that mechanical equipment will be roof mounted. However, even with a surrounding roof parapet, equipment can be seen from higher elevations in the Cove. The Applicant has indicated that he intends to ground mount all electrical or mechanical equipment in the rear yard where there is ample room. To assure that this is done, the project shall be conditioned appropriately. The interior, clear garage measurements are 16' x 20.51. Pursuant to City standards, the garage plans shall be revised to provide a minimum of 20' x 20' interior clear dimensions. overall, the project, as conditioned, is consistent with the City's R-1*++ Zone and will provide refreshing architectural variety to the Cove. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-290 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: APPROVED BY: G.� ,,,,,� le"-, C;c Gary W. Price Lawrence L. Stevens, AICP Associate Planner Community Development Director WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C , 091 MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-291 (REVISED) LOCATION: East Side of Avenida Ramirez; 100' South of Calle Arroba APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND On April 22, 1986, the Planning Commission tabled consideration of Plot Plan No. 86-291 as well as four other concurrently submitted house plot plans due to several concerns regarding house design and incomplete elevation plans. The specific concerns brought out during the meeting have been addressed in the revised set of plans. These concerns included the following: * Revised plans which display front, side, and rear elevations of each house separately. * Specific roofing plans which relate roofing design to all elevation sections. * Revised floor plans which provides a directly connecting pedestrian door from garage to the main house, evidence that net usable floor area of each house has a minimum of 1200 square feet, and the garage has a 20' x 20' clear dimension. * A concern that the flat roof design, which incorporates a false front elevation, may be incompatible with existing or planned develop- ment in the neighborhood. Specific background information including the General Plan, Zoning, existing conditions, and environmental considerations can be referenced in the attached Staff Report for the April 22, 1986, Planning Commission meeting. 1 092 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. The floor plans, site plans, and elevation plans have been completely revised. The following discussion analyzes all changes and modifica- tions to the plans from those previously reviewed by the Commission. The previously submitted plans may be reviewed at the Community Development Department. STAFF COMMENT AND ANALYSIS All five related plot plans, including Case Nos. 86-290 through 86-294, incorporate the same floor plans. The major revisions include an expansion of usable net floor area of approximately 1370 square feet with the bedrooms reoriented to the rear and the living room expanded to the front to accommodate a directly connecting pedestrian door to the garage. The bathrooms are shifted toward the center of the house which permits relocation of the master bedroom toward the garage. The garage has been reoriented to provide side entrancing of vehicles. Overall, the floor plan has been greatly improved both in terms of function and utility. Concerning the elevation plans, the project has been completely changed to encompass a more typical "California Spanish" house design. Rather than a flat roof, the house incorporates a 4 and 12 pitch gable roof design. The revised house is expected to fit well into existing and planned development of the area. Building materials will include red, Mission Tile roof, "White Crystal" stucco siding, and grey -blue wood details. In addition, the house is accented with wrought iron details. The garage orientation, which requires vehicles to enter and park parallel to the street will give visual contrast to the neighborhood by reducing the number of in -line, drive-in garages along the street. The front windows, which are attached to the garage, will be made of obscured glass to avoid street views into the garage. This proposal is directly adjacent to another site in which the Applicant is proposing to build on (Plot Plan No. 86-290). To provide architectural variety between the two abutting houses, the floor plan has been reversed and additional detail accents have been added to the front elevations. It is recommended that colors of the house be varied from the adjacent house to provide for more variety. Overall, the house's design, mass, bulk, and siting is compatible with neighboring, existing and planned development. The Applicant has appropriately addressed the concerns of the Planning Commission and Staff with the revised set of plans. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-291 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: G -, w. .L Gary W. Price Associate Planner GWP:LLS:dmv APPROVED BY: /�L V 4 Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions 2. Exhibits A, B, and C 3. Staff Report of 4/22/86 (Plot Plan No. 86-291) �97 E rE THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-291, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within 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 095 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-291 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The Applicant is encouraged to provide exterior color variation between Plot Plan No. 86-291 and Plot Plan No. 86-290 (adjacent lot developments). e MEMORANDA CITY OF LA OUINTA TO: The Honorable Chairman and Members of the City Council FROM: Community Development Department DATE: April 22, 1986 SUBJECT: PLOT PLAN NO. 86-291 LOCATION: East Side of Avenida Ramirez; 100' South of Calle Arroba APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Sq.Ft. Minimum Dwelling Size). 3. Existing Conditions: The project site is a vacant partially vegetated 50' x 100' interior lot in La Quinta's Cove area. The lot is currently surrounded by vacant lots to the side and rear. Of the 21 lots on the site vicinity block, only four lots are built upon. Three of the four houses incorporate conventional "California Ranch" style architecture with sloping gravel covered roofs and earthtone stucco sidings. The small house at the south- east corner of Avenida Ramirez and Calle Chillon is of an older "Desert Hut" style design incorporating a slightly sloping roof and rock siding. The Applicant is also proposing to build another house on the southerly adjacent lot. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a contractor, is requesting approval to construct five single-family houses intended for sale. This proposal is one of the plans submitted for consideration at this meeting. All five plans have identical floor plans and site plans with variations in architectural elevations. These plans call for approximately 1200 sq.ft. of II1 E STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 2. net usable floor area with three bed garage has a doorway which provides the main entrance into the house. D the house, no uniform roof overhangs house height is 12 feet. The flat r parapet to conceal roof -mounted mech ment. The Applicant is proposing a architecture. The house setbacks are as follows: rooms and two baths. The covered pedestrian access to ue to the unique design of or eaves are provided. The oof design includes a roof anical or electrical equip - "Desert Deco" style Front Yard - 20 Feet Rear Yard - 21 Feet Side Yards - 5 Feet (Each The proposed colors for the house include a bright pink stucco siding with orange wood trim and orange mission tile roofing details. STAFF COMMENTS Considering that the project's vicinity block is primarily vacant with no adjacent surrounding development, it is difficult to determine the compatibility of the house in relationship to the neighborhood. However, the "Desert Deco" type architecture shown on the front elevation will introduce a unique architecture to the area. The Applicant's adjacent development proposal (Plot Plan No. 86-290) incorporates a similar and compatible "Alamo" style architecture. The bright pink and orange colors proposed are definitely not compatible with neighborhood development. The Applicant should revise the color scheme of this house to earthtones and pastels which are compatible with neighborhood development. Due to the lack of development on the block, the house will be quite visible from all angles including the sides and rear. It is apparent that the Applicant intends to produce a standard, conventional, flat - roofed house with a false front to portray any architectural theme from "Desert Deco" and "Alamo" to "Country French" and "Ranch" designs. This is apparent in viewing the typical side and rear eleva- tion plans which indicates a bland cubiform design theme. To upgrade the architecture of the overall neighborhood, the elevation plans need to be revised to carry the "Desert Deco" design theme to the side and rear portions of the house. Therefore, prior to building permit plan check submittal, the Applicant shall present revised side and rear elevation plans, which extend the "Desert Deco" design architecture to sides and rear elevations of the house, to the Planning Division for review and approval. The Applicant has indicated that he fully agrees to revise and upgrade the architecture at these portions of the house. '_ 1) 09,_? ikli, STAFF REPORT - April 22, 1986 Page 3. PLANNING COMMISSION The proposed roof design does not provide for full perimeter roof overhangs. However, with the plans modified, the mansard roof facade which will extend around the entire house will provide the minimum 18" roof eaves required. It should be noted, however, to require the full 18", uniform perimeter roof eaves on this design would detract from the design theme of the house. As indicated previously, the garage pedestrian door does not directly enter into the house. Rather, the access way to the main house entrance is fully covered to shade the pedestrian in route. The intent of the directly connecting pedestrian door into the garage is to protect the user from direct sun exposure in route. The plans indicate that mechanical equipment will be roof mounted. However, even with a surrounding roof parapet, equipment can be seen from higher elevations in the Cove. The Applicant has indicated that he intends to ground mount all electrical or mechanical equipment in the rear yard where there is ample room. To assure that this is done, the project shall be conditioned appropriately. The interior, clear garage measurements are 16' x 20.51. Pursuant to City standards, the garage plans shall be revised to provide a minimum of 20' x 20' interior clear dimensions. Overall, the project, as conditioned, is consistent with the City's R-1*++ Zone and will provide refreshing architectural variety to the Cove. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-291 in accordance with Exhibits A, B and C and subject to the attached conditions. STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 4. PREPARED BY: Gary W. Price Associate Planner GWP:dmv Atchs: 1. Conditions 2. Exhibits A, B and C (APPROVED BY: V 0-47 14yN- Lawrence L. Stevens, AICP Community Develooment Director log MEMORANDUM CITY OF LA OUINTA 4, D TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-292 (REVISED) LOCATION: East Side of Avenida Villa; 200' South of Calle Monterey APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND On April 22, 1986, the Planning Commission tabled consideration of Plot Plan No. 86-292 as well as four other concurrently submitted house plot plans due to several concerns regarding house design and incomplete elevation plans. The specific concerns brought out during the meeting have been addressed in the revised set of plans. These concerns included the following: * Revised plans which display front, side, and rear elevations of each house separately. * Specific roofing plans which relate roofing design to all elevation sections. * Revised floor plans which provides a directly connecting pedestrian door from garage to the main house, evidence that net usable floor area of each house has a minimum of 1200 square feet, and the garage has a 20' x 20' clear dimension. * A concern that the flat roof design, which incorporates a false front elevation, may be incompatible with existing or planned develop- ment in the neighborhood. Specific background information including the General Plan, Zoning, existing conditions, and environmental considerations can be referenced in the attached Staff Report for the April 22, 1986, Planning Commission meeting. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. The floor plans, site plans, and elevation plans have been completely revised. The following discussion analyzes all changes and modifica- tions to the plans from those previously reviewed by the Commission. The previously submitted plans may be reviewed at the Community Development Department. STAFF COMMENT AND ANALYSIS All five related plot plans, including Case Nos. 86-290 through 86-294, incorporate the same floor plans. The major revisions include an expansion of usable net floor area of approximately 1370 square feet with the bedrooms reoriented to the rear and the living room expanded to the front to accommodate a directly connecting pedestrian door to the garage. The bathrooms are shifted toward the center of the house which permits relocation of the master bedroom toward the garage. The garage has been reoriented to provide side entrancing of vehicles. Overall, the floor plan has been greatly improved both in terms of function and utility. Concerning the elevation plans, the project has been completely changed to encompass a more typical "California Spanish" house design. Rather than a flat roof, the house incorporates a 4 and 12 pitch gable roof design. The revised house is expected to fit well into existing and planned development of the area. Building materials will include red, Mission Tile roof, "White Crystal" stucco siding, and dark brown wood details. In addition, the house is accented with wrought iron details. The garage orientation, which requires vehicles to enter and park parallel to the street will give visual contrast to the neighborhood by reducing the number of in -line, drive-in garages along the street. The front windows, which are attached to the garage, will be made of obscured glass to avoid street views into the garage. overall, the house's design, mass, bulk, and siting is compatible with neighboring, existing and planned development. The Applicant has appropriately addressed the concerns of the Planning Commission and Staff with the revised set of plans. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 4 102 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-292 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: G Gary W. Price Associate Planner GWP:LLS:dmv APPROVED BY: 4, ozoll Z _-. Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions 2. Exhibits A, B, and C 3. Staff Report of 4/22/86 (Plot Plan No. 86-292) 1 103 r i` I THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-292, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. i. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of 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. 86-292 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 105 MEMORANDA CITY OF LA OUINTA TO: The Honorable Chairman and Members of the City Council FROM: Community Development Department DATE: April 22, 1986 SUBJECT: PLOT PLAN NO. 86-292 LOCATION: East Side of Avenida Villa; 200' South of Calle Monterey APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Sq.Ft. Minimum Dwelling Size). 3. Existing Conditions: The site is a typical 50' x 100' interior lot within La Quinta's Cove area. The neighborhood is typical for Cove development with vacant lots and scattered housing. Of the 23 lots in the project vicinity block, 18 lots are vacant and five lots are built upon. The built portions of the block consist of a variety of architecture; two houses having sloping tile roofs and white stucco sidings, two with sloping rock roofs and beige stucco sidings having a "Modular" type architecture, and one flat roofed "Desert" type house with a combination of rock, stucco, and wood siding. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a contractor, is requesting approval to construct five single-family houses intended for sale. This proposal is one of the plans submitted for consideration at this meeting. All five plans have identical floor plans and site plans with variations in architectural elevations. These plans call for approximately 1200 sq.ft. of 4 lots STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 2. net usable floor area with three bedrooms and two baths. The garage has a doorway which provides covered pedestrian access to the main entrance into the house. Due to the unique design of the house, no uniform roof overhangs or eaves are provided. The house height is 12 feet. The flat roof design includes a roof parapet to conceal roof -mounted mechanical or electrical equip- ment. The Applicant is proposing a "Moroccan" style architecture. The house setbacks are as follows: * Front Yard - 20 Feet * Rear Yard - 21 Feet * Side Yards - 5 Feet (Each The proposed colors for the house include a beige stucco siding with orange wood trim and orange mission tile roofing details. STAFF COMMENTS Considering that the project's vicinity block is primarily vacant with no adjacent surrounding development, it is difficult to determine the compatibility of the house in relationship to the neighborhood. However, the "Moroccan" type architecture shown on the front elevation will introduce a unique architecture to the area. Due to the lack of development on the block, the house will be quite visible from all angles including the sides and rear. It is apparent that the Applicant intends to produce a standard, conventional, flat - roofed house with a false front to portray any architectural theme from "Desert Deco" and "Alamo" to "Country French" and "Ranch" designs. This is apparent in viewing the typical side and rear eleva- tion plans which indicates a bland cubiform design theme. To 'upgrade the architecture of'the overall neighborhood, the elevation plans need to be revised to carry the "Morrocan" design theme to the side and rear portions of the house. Therefore, prior to building permit plan check submittal, the Applicant shall present revised side and rear elevation plans, which extend the "Morrocan" design architecture to sides and rear elevations of the house, to the Planning Division for review and approval. The Applicant has indicated that he fully agrees to revise and upgrade the architecture at these portions of the house. 107 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 3. The proposed roof design does not provide for full perimeter roof overhangs. However, with the plans modified, the mansard roof facade which will extend around the entire house will provide the minimum 18" roof eaves required. It should be noted, however, to require the full 18", uniform perimeter roof eaves on this design would detract from the design theme of the house. As indicated previously, the garage pedestrian door does not directly enter into the house. Rather, the access way to the main house entrance is fully covered to shade the pedestrian in route. The intent of the directly connecting pedestrian door into the garage is to protect the user from direct sun exposure in route. The plans indicate that mechanical equipment will be roof mounted. However, even with a surrounding roof parapet, equipment can be seen from higher elevations in the Cove. The Applicant has indicated that he intends to ground mount all electrical or mechanical equipment in the rear yard where there is ample room. To assure that this is done, the project shall be conditioned appropriately. The interior, clear garage measurements are 16' x 20.5'. Pursuant to City standards, the garage plans shall be revised to provide a minimum of 20' x 20' interior clear dimensions. Overall, the project, as conditioned, is consistent with the City's R-1*++ Zone and will provide refreshing architectural variety to the Cove. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-292 in accordance with Exhibits A, B and C and subject to the attached conditions. 108 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 4. PREPARED BY: APPROVED BY: Gary W. Price Lawrence L. Stevens, AICP Associate Planner Community Development Director WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C 9 log MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-293 (REVISED) LOCATION: West Side of Avenida Juarez; 150' South of Calle Colima APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND On April 22, 1986, the Planning Commission tabled consideration of Plot Plan No. 86-293 as well as four other concurrently submitted house plot plans due to several concerns regarding house design and incomplete elevation plans. The specific concerns brought out during the meeting have been addressed in the revised set of plans. These concerns included the following: * Revised plans which display front, side, and rear elevations of each house separately. * Specific roofing plans which relate roofing design to all elevation sections. * Revised floor plans which provides a directly connecting pedestrian door from garage to the main house, evidence that net usable floor area of each house has a minimum of 1200 square feet, and the garage has a 20' x 20' clear dimension. * A concern that the flat roof design, which incorporates a false front elevation, may be incompatible with existing or planned develop- ment in the neighborhood. Specific background information including the General Plan, Zoning, existing conditions, and environmental considerations can be referenced in the attached Staff Report for the April 22, 1986, Planning Commission meeting. 119 I'' STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. The floor plans, site plans, and elevation plans have been completely revised. The following discussion analyzes all changes and modifica- tions to the plans from those previously reviewed by the Commission. The previously submitted plans may be reviewed at the Community Development Department. STAFF COMMENT AND ANALYSIS All five related plot plans, including Case Nos. 86-290 through 86-294, incorporate the same floor plans. The major revisions include an expansion of usable net floor area of approximately 1370 square feet with the bedrooms reoriented to the rear and the living room expanded to the front to accommodate a directly connecting pedestrian door to the garage. The bathrooms are shifted toward the center of the house which permits relocation of the master bedroom toward the garage. The garage has been reoriented to provide side entrancing of vehicles. Overall, the floor plan has been greatly improved both in terms of function and utility. Concerning the elevation plans, the project has been completely changed to encompass a more typical "California Spanish" house design. Rather than a flat roof, the house incorporates a 4 and 12 pitch gable roof design. The revised house is expected to fit well into existing and planned development of the area. Building materials will include red, Mission Tile roof, "White Crystal" stucco siding, and dark brown wood details. In addition, the house is accented with wrought iron details. The garage orientation, which requires vehicles to enter and park parallel to the street will give visual contrast to the neighborhood by reducing the number of in -line, drive-in garages along the street. The front windows, which are attached to the garage, will be made of obscured glass to avoid street views into the garage. Overall, the house's design, mass, bulk, and siting is compatible with neighboring, existing and planned development. The Applicant has appropriately addressed the concerns of the Planning Commission and Staff with the revised set of plans. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-293 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: Gary W. Price Associate Planner GWP:LLS:dmv APPROVED / BY: Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions 2. Exhibits A, B, and C 3. Staff Report of 4/22/86 (Plot Plan No. 86-293) q ,y 112 E THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-293, 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 within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. i. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of 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 mnimtP(j_ or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be n.nPaiPc7 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 ' 113 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-293 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. .114 MEMORANDUM CITY OF LA OUINTA TO.: The Honorable Chairman and Members of the City Council FROM: Community Development Department DATE: April 22, 1986 SUBJECT: PLOT PLAN NO. 86-293 LOCATION: West Side of Avenida Juarez; 150' South of Calle Colima APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Sq.Ft. Minimum Dwelling Size). 3. Existing Conditions: The project site is a typical 50' x 100' interior lot in La Quinta's Cove area. The neighborhood consists of a variety of architecture with seven of the 22 lots built upon. The lot directly south and adjacent to the site has a "California Ranch" architecture with a white, rock -covered, sloping roof and white stucco siding with brown trim. The three other houses on the Avenid Juarez side of the block have similar designs. On the Avenida Madero side of the block, one house incorporates a "Conventional Tract" design with a sloping, brown composition shingle roof and yellow stucco siding and two houses incorporate a "Modern Spanish" design with sloping barrel tile roofs and beige stucco sidings. Directly to the north of the site, the Applicant is proposing another house for development. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a contractor, is requesting approval to construct five single-family houses intended for sale. This proposal is one of the plans submitted q ii 115 ® 0 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 2. for consideration at this meeting. All five plans have identical floor plans and site plans with variations in architectural elevations. These plans call for approximately 1200 sq.ft. of net usable floor area with three bedrooms and two baths. The garage has a doorway which provides covered pedestrian access to the main entrance into the house. The house height is 12 feet. The house incorporates a sloping, mansard style roof design with an approximate 4 and 12 pitch along the slopes. The roof eaves extend out 18". This house has a "Ranch" style architectural design. The house setbacks are as follows: * Front Yard - 20 Feet * Rear Yard - 21 Feet * Side Yards - 5 Feet (Each) The proposed colors for the house include a beige stucco siding with brown wood trim and brown, flat roof tile. STAFF COMMENTS The "Ranch" style house design is the most compatible house design of the Applicant's five house proposals in the Cove. According to the Applicant, both the "Ranch" and "Country French" houses will have a roof style that extends around the side and rear elevations, unlike the other "Alamo", "Desert Deco", and "Morrocan" design proposals (Plot Plans Nos. 86-290, 86-292). The proposal is compatible with existing neighboring development and is expected to upgrade the architecture on the block. Since the plans do not indicate specific side and rear elevations for the project, the Applicant should submit these plans for review and approval to the Planning Division prior to submittal of plans to the Building Division for plan check. To assure appropriate overall design, these plans shall specify a continuation of the attractive mansard roof and siding details to the side and rear elevations of the house. According to the Applicant, the roof designs for the "Ranch" and "Country French" houses will require roof truss construction which will eliminate the false front problem which is associated with the "Alamo", "Desert Deco", and "Morrocan" style houses. As indicated in the Applicant's previous Staff Reports, the Applicant has indicated that he agrees to revise all side and rear elevation plans to substantially upgrade the architecture at these portions of the house. As indicated previously, the garage pedestrian door does not directly enter into the house. Rather, the access way to the main house entrance is fully covered to shade the pedestrian en route. The intent of the directly connecting pedestrian door requirement is to protect the user from direct sun exposure en route. 116 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 3. Although the plans indicate that major mechanical and electrical equipment will be roof mounted, the Applicant has indicated that it will be ground mounted in the rear yard. The interior clear garage measurements are 16' x 20.5'. Pursuant to City standards, the garage plans shall be revised to provide a minimum of 20' x 20' interior clear dimensions. overall, the project, as conditioned, is consistent with the City's R-1*++ Zone and will provide architectural variety to the neighbor- hood. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-293 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: Ga-,. w- ,/-_:2_ Gary W. Price Associate Planner WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C APPROVED BY Lawrence L. Stevens, AICP Community Development Director 117 MEMORANDUM CITY OF LA QUINTA 4 TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-294 (REVISED) LOCATION: West Side of Avenida Juarez; 100' South of Calle Colima APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND On April 22, 1986, the Planning Commission tabled consideration of Plot Plan No. 86-294 as well as four other concurrently submitted house plot plans due to several concerns regarding house design and incomplete elevation plans. The specific concerns brought out during the meeting have been addressed in the revised set of plans. These concerns included the following: * Revised plans which display front, side, and rear elevations of each house separately. * Specific roofing plans which relate roofing design to all elevation sections. * Revised floor plans which provides a directly connecting pedestrian door from garage to the main house, evidence that net usable floor area of each house has a minimum of 1200 square feet, and the garage has a 20' x 20' clear dimension. * A concern that the flat roof design, which incorporates a false front elevation, may be incompatible with existing or planned develop- ment in the neighborhood. Specific background information including the General Plan, Zoning, existing conditions, and environmental considerations can be referenced in the attached Staff Report for the April 22, 1986, Planning Commission meeting. 1 113 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. The floor plans, site plans, and elevation plans have been completely revised. The following discussion analyzes all changes and modifica- tions to the plans from those previously reviewed by the Commission. The previously submitted plans may be reviewed at the Community Development Department. STAFF COMMENT AND ANALYSIS All five related plot plans, including Case Nos. 86-290 through 86-294, incorporate the same floor plans. The major revisions include an expansion of usable net floor area of approximately 1370 square feet with the bedrooms reoriented to the rear and the living room expanded to the front to accommodate a directly connecting pedestrian door to the garage. The bathrooms are shifted toward the center of the house which permits relocation of the master bedroom toward the garage. The garage has been reoriented to provide side entrancing of vehicles. Overall, the floor plan has been greatly improved both in terms of function and utility. Concerning the elevation plans, the project has been completely changed to encompass a more typical "California Spanish" house design. Rather than a flat roof, the house incorporates a 4 and 12 pitch gable roof design. The revised house is expected to fit well into existing and planned development of the area. Building materials will include red, Mission Tile roof, "White Crystal" stucco siding, and brown wood details. In addition, the house is accented with wrought iron details. The garage orientation, which requires vehicles to enter and park parallel to the street will give visual contrast to the neighborhood by reducing the number of in -line, drive-in garages along the street. The front windows, which are attached to the garage, will be made of obscured glass to avoid street views into the garage. This proposal is directly adjacent to another site which the Applicant is proposing to build on (Plot Plan No. 86-293). To provide visual interest between the two houses the floor plan has been reversed. However, additional detailing and accents have not been provided between the two houses as was done between two other adjacent houses that the Applicant has proposed (Plot Plans Nos. 86-290 and 86-291). It is suggested that the Applicant provide additional detailing and accents between the two adjacent houses to provide some visual relief. Although the wood detail color of brown varies between the two adjacent houses, it is recommended that either the roof tile or stucco colors also vary to provide more visual variety. STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. Overall, the house's design, mass, bulk, and siting is compatible with neighboring, existing and planned development. The Applicant has appropriately addressed the concerns of the Planning Commission and Staff with the revised set of plans. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-294 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: w/�- -, Gary W. Price Associate Planner GWP:LLS:dmv APPROVED BY: (Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions 2. Exhibits A, B, and C 3. Staff Report of 4/22/86 (Plot Plan No. 86-294) -O. fl 12 r El 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. 86-294, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contem- plated by this approval which is begun within 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 121 rl, Ell CONDITIONS (Cont'd) - PLOT PLAN NO. 86-294 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The Applicant is encouraged to provide additional details, accents, and color variations to vary the architecture and views of this house from the proposed adjacent house (Plot Plan No. 86-293). 122 • MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the City Council FROM: Community Development Department DATE: April 22, 1986 SUBJECT: PLOT PLAN NO. 86-294 LOCATION: West Side of Avenida Juarez; 100' South of Calle Colima APPLICANT: Joel Colombo, Architectural Creations REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Sq.Ft. Minimum Dwelling Size). 3. Existing Conditions: The project site is a typical 50' x 100' interior lot in La Quinta's Cove area. The neighborhood consists of a variety of architecture with seven of the 22 lots built on. The lot directly south and adjacent to the site has a "California Ranch" architecture with a white, rock -covered, sloping roof and white stucco siding with brown trim. The three other houses on the Avenid Juarez side of the block have similar designs. On the Avenida Madero side of the block, one house incorporates a "Conventional Tract" design with a sloping, brown composition shingle roof and yellow stucco siding and two houses incorporate a "Modern Spanish" design with sloping barrel tile roofs and beige stucco sidings. Directly to the south of the site, the Applicant is proposing another house for development. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a contractor, is requesting approval to construct five single-family houses intended for sale. This proposal is one of the plans submitted 123 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 2. for consideration at this meeting. All five plans have identical floor plans and site plans with variations in architectural elevations. These plans call for approximately 1200 sq.ft. of net usable floor area with three bedrooms and two baths. The garage has a doorway which provides covered pedestrian access to the main entrance into the house. The house height is 15 feet. The house incorporates a sloping, mansard style roof design with variable roof lines. The roof eaves extend out 18". This house has a "Country French" style architectural design. The house setbacks are as follows: * Front Yard - 20 Feet * Rear Yard - 21 Feet * Side Yards - 5 Feet (Each) The proposed colors for the house include a beige stucco siding with brown wood trim and brown, flat roof tile. STAFF COMMENTS The "Country French" style house design is compatible with existing neighborhood development. According to the Applicant, both the "Ranch" and "Country French" houses will have a roof style that extends around to the side and rear elevations, unlike the other "Alamo", "Desert Deco", and "Morrocan" design proposals (Plot Plans Nos. 86-290, 86-292). The proposal is compatible with existing neighborhood development and is expected to upgrade the architecture on the block. The Applicant's other adjacent proposed house, to the north of the project site, has a "Ranch" style design which is compatible with this proposed house. Since the plans do not indicate specific side and rear elevations for the project, the Applicant should submit these plans for review and approval to the Planning Division prior to submittal of plans to the Building Division for plan check. To assure appropriate overall design, these plans shall specify a continuation of the attractive mansard roof and siding details to the side and rear elevations of the house. According to the Applicant, the roof designs for the "Ranch" and "Country French" houses will require roof truss construction which will eliminate the false front porblem which is associated with the "Alamo", "Desert Deco", and "Morrocan" style houses. As Indicated in the Applicant's previous Staff Reports, the Applicant has indicated that he agrees to revise all side and rear elevation plans to substantially upgrade the architecture at these portions of the house. The garage pedestrian door does not directly enter into the house. Rather, the access way to the main house entrance is fully covered to shade the pedestrian en route. The intent of the directly connecting pedestrian door requirement is to protect the user from direct sun exposure en route. �21 11 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 3. As indicated previously, the garage pedestrian door does not directly enter into the house. Rather, the access way to the main house entrance is fully covered to shade the pedestrian en route. The intent of the directly connecting pedestrian door requirement is to protect the user from direct sun exposure en route. Although the plans indicate that major mechanical and electrical equipment will be roof mounted, the Applicant has indicated that it will be ground mounted in the rear yard. The interior clear garage measurements are 16' x 20.5'. Pursuant to City standards, the garage plans shall be revised to provide a minimum of 20' x 20' interior clear dimensions. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval•of Plot Plan No. 86-294 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: Go-- w-4� Gary W. Price Associate Planner WN:dmv Atchs: 1. Conditions 2. Exhibits A, B and C APPROVED BY: N- Lawrence L. Stevens, AICP Community Development Director MEMORANDUM CITY OF LA OUINTA 4 /_T TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-307 LOCATION: East Side of Avenida Vallejo; 200' North of Calle Chihuahua APPLICANT: Leonard Meier REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 dwellings per' acre). Current and proposed Circulation Elements designated Avenida Vallejo as a local street (60-foot right-of-way). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a 50' x 100' lot located in the subdivided Cove area on the east side of Avenida Vallejo, 200' north of Calle Chihuahua. Of the 24 lots in this block, four (4) are built on. These units are light earthtone stucco with brown trim. Roof materials are gravel on two units to the north end of the block, about 150' from this site. A modified mobile home is located on the east side of the block; this unit has a wood shake roof with a 4 and 12 pitch. Plot Plan No. 86-313, being considered along with this request by the Applicant, is located 50' to the south and will be the same floor plan with some variation in the elevations. Regarding other surrounding development, these units are generally earthtone stucco with brown trim, and rock or gravel roofs with a 4 and 12 pitch and 14' height. 126 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of the Request: The Applicant, a contractor, is requesting approval to construct a house for the purpose of sale. The Applicant has received two previous approvals to construct single-family homes (also with the same design). Plot Plan :No. 86-313, submitted with this request, utilizes the same floor plan under consideration with this application. The house will have approximately 1400-square-feet of living area with a 156-square-foot open courtyard and a 160-square-foot covered porch area at the front of the dwelling. The house will have three bedrooms, all having interior dimensions exceeding or equal to 10 feet, two baths and an attached double -car garage. The garage is separated from the dwelling by the open courtyard; the pedestrian door enters into the yard, which is not fenced. Interior clear dimensions of the garage are 19' x 231, with laundry facilities incorporated. The gable roof will have a 4 and 12 pitch and will be covered with red tile. All roof eaves will be 24". The exterior walls will be Spanish white stucco, with the eaves and other trim painted dark brown. The overall height of the structure will be 15-1/2 feet. The rear yard and the south side yard will be enclosed with a 6-foot-high, wood fence. The house will have following setbacks: * Front Yard - 20 ' * Side Yards - 5' * Rear Yard - 10' This unit has the same floor plan cation submitted by the Applicant except that the roof slope will be itself. STAFF COMMENTS AND ANALYSIS and basic design as the appli- under Plot Plan No. 86-313, oriented towards the street The proposed size, height and setbacks are in compliance with the requirements of the R-1*++ Zone and the City's adopted standards for single-family houses. Although the garage has a pedestrian door, it enters onto the front yard rather than connecting directly into the house because of 'the location of the courtyard. Staff recommends that the roof eave along the south side of the garage be extended to 4 feet, (as is shown on the elevations) to provide adequate coverage for the walkway.. with 0 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. this minor modification, the floor plan of the house will comply with the requirement and intent of the single-family house standards. The dimensions of the garage need to be brought up to the required 20' x 24' clear dimension required of single-family development. Regarding compatibility, the house's Spanish type design will be consistent and compatible with the surrounding existing houses. The house's size, width, and bulk is similar to or compatible with the existing housing in the area. Provision of a tile roof will be a distinct upgrade to the area relative to existing roof materials. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-307 in accordance with Exhibits A, B, C, and C-1 and subject to the attached conditions. PREPARED BY: Wallace Nesbit Planning Assistant WN:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, C, and C-1 APPROVED BY: /jyn�/� / , C� Lawrence L. Stevens, AICP Community Development Director 12S 11' THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-307, 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 within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District 139 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-307 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 dimensions shall be increased to provide a 20' interior width and 24' interior depth, as required by City standards. 13. The roof eave of the garage shall extend over the walkway area so as to cover it completely. 1 131 z MEMORANDUM - - K CITY OF LA QUINTA Cf�OF TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-308 LOCATION: South Side of Sagebrush Drive; approximately 358 Feet East of Washington Street APPLICANT: Rick Johnson Construction REQUEST: Approval to Construct a Presold Single -Family Dwelling 1. General Plan: Low Density Residential (2-4 dwellings per acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a 50' x 114' lot located in an existing subdivided area north of Avenue 50 and east of Washington Street. The size and configuration of lots in this area are very similar to that existing in the Cove area. Development within this neighborhood, having 125 lots, is very sparse with only 15 houses. This low number of homes is primarily due to the poor water system in in this neighborhood in the past. Coachella Valley Water District is in the process of upgrading the system throughout the City. Regarding the design and siting of the existing houses, almost all the buildings have the typical California Ranch and modern Spanish styles common in the Cove area. With the exception of one house, all homes have stucco siding. Nine of the houses have Spanish Tile roofs, with the remaining homes having wood shake, gravel or asphalt shingle roofing. All the homes are one-story in height. Concerning siting, three of the 15 houses are built on double lots with the remainder built on single lots. Regarding public services and facilities, utilities are existing at the site. Sagebrush Drive is a two-lane, paved street without curb or gutter. Washington Street, which is planned as a six -lane road with a 120-foot right-of-way, will be located approximately 320' to the west. 132 U STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant 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. The siting of the unit provides the following setbacks: * Front Yard - 20 feet * Side Yard - 5 feet * Rear Yard - 26 feet Regarding the house design, a twin -gabled roof design is shown at the front elevation, with a 4 and 12 pitch and a height of 14 feet. Popout 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 light brown stucco with brown trim. The roof material will be a brown asphalt shingle. STAFF COMMENTS The Applicant has received 48 previous single-family development approvals. Most of these units have been built and sold; the rest are in varying stages of development or processing. The Applicant ;has submitted an updated inventory of these approved units and their status, and this list will be maintained and updated periodically. Regarding the proposed floor plan, the house will be in compliance with City standards if the garage is increased to a minimum 24-foot depth. Also, the plans should indicate whether the bathtubs also have shower heads. Concerning the exterior, the Applicant is proposing composition shingle roofing. In light of the sparse development in this area (15 houses on 125 lots), the fact that 11 of these 15 houses have concrete or clay tile roofs, and the fact that the houses with non - tile roofs are generally older homes, Staff recommends that the Applicant install concrete or clay tile roofing material on the house. This would be consistent with the area and also lead towards the continuing upgarding of this neighborhood. 133 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-308 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: 8�' Sandra L. Bonner Principal Planner SLB:LLS:dmv APPROVED BY: 4,-,- cz� Lawrence L. Stevens, AICP Community Development Director Atchs: 1. Conditions of Approval 2. Exhibits A, B, and C ".,, 131/ El Lil 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. 86-308, 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 within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District 5 ® 0 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-308 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The garage shall be deepened to allow 24' clear depth for the proposed laundry facilities. 13. All bathroom connections shall be noted or shown on plans submitted for plan check. 14. The roofing material shall be concrete or clay tile. ' 136 A MEMORANDUM CITY OF LA QUINTA LI 1 TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-309 LOCATION: North Side of Saguaro Drive; 158' East of Washington Street 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-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a_50' x 100' lot located in an existing subdivided area north of Avenue 50 and east of Washington Street. The size and configuration of lots in this area are very similar to that existing in the Cove area. Development within this neighborhood, having 125 lots, is very sparse with only 15 houses. This low number of homes is primarily due to the poor water system in in this neighborhood in the past. Coachella Valley Water District is in the process of upgrading the system throughout the City. Regarding the design and siting of the existing houses, almost all the buildings have the typical California Ranch and modern Spanish styles common in the Cove area. With the exception of one house, all homes have stucco siding. Eleven of the houses have Spanish Tile roofs, with the remaining older homes having wood shake, gravel, or asphalt shingle roofing. All the homes are one-story Concerning siting, three of the 15 houses are built on double lots with the remainder built on single lots. Regarding public services and facilities, water service is not existing to the lot, but can be extended upon payment of a $1500 surcharge fee by the Applicant. All other services are available. Saguaro Drive is a two-lane, paved street without curb or gutter. 137 Ll 0 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. Washington Street, which is planned as a six -lane road with a 120-foot right-of-way, will be located approximately 120' to the west. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant proposes a 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. 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 -gabled roof design is shown at the front elevation, with a 4 and 12 pitch and a height of 14 feet. Popout 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 off-white stucco with brown trim. The roof material will be a gold -brown asphalt shingle. STAFF COMMENTS The Applicant has received 48 previous single-family development approvals. Most of these units have been built and sold; the rest are in varying stages of development or processing. The Applicant has submitted an updated inventory of these approved units and their status, and this list will be maintained and updated periodically. Regarding the proposed floor plan, the house will be in compliance with City standards if the garage is increased to a minimum 24-foot depth. Also, the plans should indicate whether the bathtubs also have shower heads. Concerning the exterior, the Applicant is proposing composition shingle roofing. In light of the sparse development in this area (15 houses on 125 lots), the fact that 11 of these 15 houses have concrete or clay tile roofs, and the fact that the houses with non - tile roofs are generally older homes, Staff recommends that the 133 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. Applicant install concrete or clay tile roofing material on the house. This would be consistent with the area and also lead towards the continuing upgrading of this neighborhood. As traffic increases on Washington Street, the noise level will also rise. The Applicant's siting of the house with the bedrooms on the east side and no window openings on the west side will help to reduce the impacts of traffic noise on the house's occupants. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-309 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: Sandra L. Bonner a L. Stevens, AICP Principal Planner Community Development Director SLB:LLS:dmv Atchs: 1. Conditions of Approval 2. Exhibits A, B, and C 139 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. 86-309, 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 within 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 ® 11 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-309 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building permit. A letter from Desert Sands Unified School District stating that these fees have been paid shall be presented to the Community Development Department, Building Division, prior to issuance of a building permit. 11. The structure shall have a Class "A" roof covering. 12. The garage shall be deepened to allow 24' clear depth for the proposed laundry facilities. 13. All bathroom connections shall be noted or shown on plans submitted for plan check. 14. The roofing material shall be concrete or clay tile. 14.1 MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-310 LOCATION: West Side of Avenida Herrera; 175' South of Calle Sonora APPLICANT: Rick Johnson Construction REQUEST: Approval to Construct a Presold Single -Family Dwelling. BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The 75' x 100' lot is located on Avenida Herrera south of Calle Sonora in the Cove area. Development along this block is light with the majority of the homes having typical California style architecture and low pitched roofs with gravel covering. Siding on the existing homes includes both wood and stucco. Almost all the homes are constructed 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. 5. Description of Request: The Applicant, a contractor, is requesting approval of a 3-bedroom, 2-bath house. The dwelling will have approximately 1682 gross square feet of living area. All the bedrooms have clear interior dimensions which equal or exceed the City's requirements. The 2 baths both have tubs; however, the plan does not indicate whether each has plumbing for a shower also. The garage is 19'9" x 2316" with the washer and dryer located within the interior. A pedestrian door connects the garage with the dwelling. The exterior design is one of the Applicant's standard plans with a full bay window in the front of the house. Additional 142 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. design points include the special roof design over the bay window, the use of stuccoed wall treatments on the front eleva- tion, and special treatment of the roof vents. The house will have off-white stucco, brown trim, and brown asphalt shingle on a 4 and 12 pitch gable roof. The building's height is approxi- mately 15 feet. The setbacks are 5 feet on the south side, 23 feet on the north Ride. 20 feet in the front and 13 feet in the rear. STAFF COMMENTS The Applicant has received 48 previous single-family developments. Most of these units have been completed, and all the units have been presold. The Applicant has submitted an updated inventory of these approved units and their status, and this list will be periodically updated. The Applicant has three requests for approval of single- family houses on the Planning Commission's agenda for this meeting. Regarding the proposed house design, the building will be in conformance with City standards if the garage is increased to provide minimum 20' x 24' interior clear dimensions. In addition, the plans need to indicate whether the baths also have shower facilities. The exterior of the house is compatible with the surrounding existing development. The siting of the house with the large yard on the north side will allow the preservation of a very large palo verde tree located at the northwest corner of the site. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. �43 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-310 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 Department SLB:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-310, 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 within 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. 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 cnncealed 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 145 U CONDITIONS (Cont'd) - PLOT PLAN NO. 86-310 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 will be increased by 6-inches in width and depth to provide a 20' x 24' clear dimension. 13. Parcel merger 86-029 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. 1�6 I T o� o� MEMORANDUM z u - K CITY OF LA OUINTA CFI OF TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-311 LOCATION: East Side of Avenida Diaz; 150' North of Calle Tecate APPLICANT: Pine Creek Development/James Laier REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a 5,000 sq.ft. Cove lot located on the east side of Avenida Diaz, 150' north of Calle Tecate. Diaz has an existing right-of-way of 60 feet which is adequate for a local street, as designated by the La Quinta General Plan. Existing development is limited, with only 7 units in the area. All of the units are stucco sided with asphalt shingle or gravel roof coverings. Building heights are generally 14' with 3 and 12 or 5 and 12 pitch, gabled roofs being common in the area. Color schemes incorporate lighter earthtones and whites. Of 24 lots on the block, only 4 are currently developed. Structures in the area vary in age and architecture. This proposal is located northerly of and adjacent to Plot Plan No. 86-287, which was approved for Pine Creek Development at the April 22, 1986, Planning Commission meeting. 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. 147 Adh STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. 5. Description of Request: Floor Plan The Applicant proposes a 3-bedroom, 2-bath house with about 1308 net sq.ft. of usable living area. The bedrooms all exceed the required 10' x 10' clear dimension required. The garage is 20' x 20' clear as required, and shows interior access to bedroom #2. This access would not be permitted under the Uniform Building Code. An exterior access is provided to the front patio/ entry area of the house. Laundry facilities are provided as part of bathroom #2. Plot Plan The plot plan provides a 20' front yard setback, 5' side yard set- backs and a 17'8" setback at the rear. The air-conditioning equipment as shown on the floor plan will not encroach into the required 10' rear setback. Drainage will be along the side yard areas, towards the front of the property at a 1% grade. Proposed landscaping is not shown. Building Design The building will be constructed with a sand colored stucco finish and matching trim. The roof material will be medium brown adobe colored tile. The roof design will be a clipped gable at the front elevation, with a 4 and 12 pitch. The height will be roughly 12.5' from finished grade. The front window in bedroom #3 will be "popped -out" approximately 1' from the face of the wall. STAFF COMMENTS The Applicant received 3 prior approvals for single-family dwellings at the April 22, 1986, Planning Commission meeting. As approval of the two units under consideration for the Applicant at this meeting would constitute a total of five, the Applicant shall have to show that these approved units are sold and will not be vacant prior to submittal of further single-family dwelling applications. With regards to the floor plan, the Applicant has agreed to eliminate garage access to bedroom #2 and cover the exterior access via the front patio; i.e., cover the entire patio area. The colors on the previously approved adjacent plot plan differ significantly from those proposed for this unit, as does the floor plan and front elevation. 148 0 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-311 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: Wallace Nesbit Planning Assistant WN:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C APPCOVED�� Lawrence L. Stevens, AICP Community Development Department ® 0 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. 86-311, 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 within 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 59 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-311 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 Applicant shall provide at plan check submittal revised plans showing access to the front patio area from the garage, deleting the currently shown access to bedroom #2. Also, the plan shall show or otherwise indicate that the front patio area will be covered. The elevations shall also reflect these changes where applicable. 13. Prior to or at time of submittal of further applications, the Applicant shall provide to the Community Development Department proof of sold or presold status for those units approved (e.g., sales contracts, substantial commitment of buyer, etc.) under Plot Plans Nos. 86-287, 86-288, 86-289, 86-311, and 86-312. 151 AOL MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-312 LOCATION: East Side of Avenida Velasco; 150' South of Calle Chihuahua APPLICANT: Pine Creek Development/James Laier REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale BACKGROUND 1. General Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a 5,000 sq.ft. Cove lot located on the east side of Avenida Velasco, 150' south of Calle Chihuahua. Velasco has an existing right-of-way of 60 feet which is adequate for a local street, as designated by the La Quinta Genera]. Plan. Existing Development is fairly well established in the area. Most of the units are stucco sided with rock or gravel roof coverings. Building heights are generally 13' or roof coverings. Building heights are generally 13' or 14' with 3 and 1.2 or 4 and 12 pitch, gabled roofs being commin in the area. Color schemes incorporate lighter earthtones, with a few mustard -colored stucco units in the surrounding area. This proposal is located southerly of and adjacent to Plot Plan No. 86-288,, which was approved for Pine Creek Development at the April :22, 1986, Planning Commission meeting. 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. 152 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. 5. Description of Request: Floor Plan The Applicant proposes a 3-bedroom, 2-bath house with about 1308 net sq.ft. of usable living area. The bedrooms all exceed the required 10' x 10' clear dimension required. The garage is 20' x 20' clear as required, and shows interior access to bedroom #2. This access would not be permitted under the Uniform Building Code. An exterior access is provided to the front patio/ entry area of the house. Laundry facilities are provided as part of bathroom #2. Plot Plan The plot plan provides a 20' front yard setback, 5' side yard set- backs and a 17'8" setback at the rear. The air-conditioning equipment as shown on the floor plan will not encroach into the required 10' rear setback. Drainage will be along the side yard areas, towards the front of the property at a 1% grade. Proposed landscaping is not shown. Buildings Design The building will be constructed with a beige stucco finish and matching trim. The roof material will be reddish -brown colored tile. The roof design will be a clipped gable at the front elevation, with a 4 and 12 pitch. The height will be roughly 12.5' from finished grade. The front window in bedroom #3 will be "popped -out" approximately 1' from the face of the wall. STAFF COMMENTS The Applicant received 3 prior approvals for single-family dwellings at the April 22, 1986, Planning Commission meeting. As approval of the two units under consideration for the Applicant at this meeting would constitute a total of five, the Applicant shall have to show that these approved units are sold and will not be vacant prior to submittal of further single-family dwelling applications. With regards to the floor plan, the Applicant has agreed to eliminate garage access to bedroom #2 and cover the exterior access via the front patio; i.e., cover the entire patio area. The colors on the previously approved adjacent plot plan differ significantly from those proposed for this unit, as does the floor plan and front elevation. 153 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-312 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: Wallace Nesbit Lawrence L. Stevens, AICP Planning Assistant Community Development Department WN:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C i' THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-312, 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 within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 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 16, 1 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-312 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 Applicant shall provide at plan check submittal revised plans showing access to the front patio area from the garage, deleting the currently shown access to bedroom #2. Also, the plan shall show or otherwise indicate that the front patio area will be covered. The elevations shall also reflect these changes where applicable. 13. Prior to or at time of submittal of further applications, the Applicant shall provide to the Community Development Department proof of sold or presold status for those units approved (e.g., sales contracts, substantial commitment of buyer, etc.) under Plot Plans Nos. 86-287, 86-288, 86-289, 86-311, and 86-312. 156 MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-313 LOCATION: EELSt Side of Avenida Vallejo; 100' North of Calle Chihuahua APPLICANT: Leonard Meier REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale. BACKGROUND 1. General Plan: Medium Density Residential (4-8 dwellings per acre). Current and proposed Circulation Elements designated Avenida Vallejo as a local street (60-foot right-of-way). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a 50' x 100' lot located in the subdivided Cove area on the east side of Avenida Vallejo, 100' north of Calle Chihuahua. Of the 24 lots in this block, four (4) are built on. These units are light earthtone stucco with brown trim. Roof materials are gravel on two units to the north end of the block, about 50' from this site. A modified mobile home is located on the east side of the block; this unit has a wood shake roof with a 4 and 12 pitch. Plot Plan No. 86-307, being considered along with this request by the Applicant, is located 50' to the north and will be the same floor plan with some variation in the elevations. Regarding other surrounding development, these units are generally earthtone stucco with brown trim, and rock or gravel roofs with a 4 and 12 pitch and 14' height. 1s, STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. 4. Environmental Assessment: The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and a Notice of Exemption will be filed with the County Recorder. 5. Description of the Request: The Applicant, a contractor, is requesting approval to construct a house for the purpose of sale. The Applicant has received two previous approvals to construct single-family homes (also with the same design). Plot Plan No. 86-307, submitted with this request, utilizes the same floor plan under consideration with this application. The house will have approximately 1400-square-feet of living area with a 156-square-foot open courtyard and a 160-square-foot covered porch area at the front of the dwelling. The house will have three: bedrooms, all having interior dimensions exceeding or equal to 1.0 feet, two baths and an attached double -car garage. The garage: is separated from the dwelling by the open courtyard; the pedestrian door enters into the yard, which is not fenced. Interior clear dimensions of the garage are 19' x 231, with laundry facilities incorporated. The gable roof will have a 4 and 12 pitch and will be covered with Marigold tile. All roof eaves will be 24". The exterior walls will. be gold stucco, with the eaves and other trim painted brown. The overall height of the structure will be 15-1/2 feet. The rear yard and the south side yard will be enclosed with a 6-foot-high, wood fence. The house will have the following setbacks: * Front Yard - 20 ' * Side Yards - 5' * Rear Yard - 10' This unit has the same floor plan and basic design as the appli- cation submitted by the Applicant under Plot Plan No. 86-307, except that the roof slope will follow the roof line of the house itself. STAFF COMMENTS AND ANALYSIS The proposed size, height and setbacks are in compliance with the requirements of the R-1*++ Zone and the City's adopted standards for single-family houses. Although the garage has a pedestrian door, it enters onto the front yard rather than connecting directly into the house because of the location of the courtyard. Staff recommends that the roof eave along the south side of the garage be extended to 4 feet, (as is shown on the elevations) to provide adequate coverage for the walkway. With 158 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. this minor modification, the floor plan of the house will comply with the requirement and intent of the single-family house standards. The dimensions of the garage need to be brought up to the required 20' x 24' clear dimension required of single-family development. Regarding compatibility, the house's Spanish type design will be consistent and compatible with the surrounding existing houses. The house's size, width, and bulk is similar to or compatible with the existing housing in the area. Provision of a tile roof will be a distinct upgrade to the area relative to existing roof materials. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent. upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-313 in accordance with Exhibits A, B, C, and C-1 and subject to the attached conditions. PREPARED BY: Wallace Nesbit Planning Assistant WN:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, C, and C-1 APPROVED BY: Lawrence L. Stevens, AICP Community Development Director 1,59 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. 86-313, 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 within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quanta. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District .1,69 CONDITIONS (Cont'd) - PLOT PLAN NO. 86-313 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 dimensions shall be increased to provide a 20' interior width and 24' interior depth, as required by City standards. 13. The roof eave of the garage shall extend over the walkway area so as to cover it completely. 161 MEMORANDUM CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-314 LOCATION: Southeast Corner of Avenida Herrera and Calle Colima APPLICANT: Joe Bierek 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-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is composed of two lots with an overall area of 10,000 sq.ft. at the southeast corner of Avenida Herrera and Calle Colima. The surrounding neighborhood has been developed with a combination of "Spanish" and "Conventional" housing styles. Of the 22 lots on the project site block, 11 are developed. Eight of these houses incorporate a "Spanish" archi- tecture with earthtone colored stucco sidings and sloping Mission Tile roof designs. The other three are conventional houses, one of which has wood siding and a wood shake roof. Only one house on the block contains a flat, shed design roof. Two of the houses, towards the northwest corner of Calle Colima and Avenida Vallejo, are sited on 7500 sq.ft. lots. The remaining houses are sited on smaller, 5000 sq.ft. 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. 5. Description of Request: The Applicant is requesting approval to constructa single-family house for his personal residence. The house is sited on two contiguous 5000 sq.ft. lots for an overall area of 1.0,000 sq.ft. The house has 1385 sq.ft. of net usable 162 STAFF REPORT - PLANNING May 27, 1986 Page 2. living area, with three bedrooms each exceeding 10-foot clear dimensions, 1-3/4 baths, and an attached two -car garage. The elevation plans indicate that the house will have a stucco exterior siding and a tile covered, sloping 4 and 12 pitch roof. The house incorporates a typical "California Ranch" architectural style with archways along the street elevations. The stucco color is to be "Eggshell" White with "Gingerbread" Brown wood details. All roof eaves are a minimum of 18". The overall height of the building is 15 feet. Setbacks of the proposed house are as follows: * 20 Feet Front Yard (facing onto Calle Colima) * 25 Feet Rear Yard * 35 Feet Side Yard (facing onto Avenida Vallejo) * 10 Feet Side Yard (inside lot) STAFF COMMENTS The architecture of the house is compatible with existing and planned development. The house provides several amenity features including several patios: and planting areas as well as a large hearth fireplace. Since the house is to be sited on two lots, the Applicant will be required to submit a parcel merger application prior to building permit issuance. The plans indicate a directly connecting pedestrian door from the garage into bedroom #2• Based on the Uniform Building Code, Section No. 1104, direct access from a garage to a bedroom is not permitted.. This doorway will have to be eliminated. For the purposes of the City's connecting pedestrian door requirement, the plans show a side garage door with a completely covered access way to the main front door of the house. The intent of the directly connect- ing pedestrian door is to assure that the pedestrian is covered and protected in entrancing the garage to the house. It is Staff's judgment that this method, given the plan's design limitations, is an acceptable alternative to the pedestrian door requirement. Due to the placement of the water heater and air circulation system in the garage, the clear dimensions are only 15.5' x 20'. The garage dimensions should be expanded to a minimum of 20' x 20' clear dimen- sions to comply with City requirements. The house's mass, bulk, and siting is compatible with the neighbor- hood. The Applicant's use of the two lots for single-family development in the Cove is consistent with the goals of the General Plan and this action is commended. FINDINGS 1. The project will not have a significant adverse impact on the environment. .153 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-314 in accordance with Exhibits A, B, and C subject to the attached conditions. PREPARED BY: APPROVED BY: Gary W. Price Lawrence L. Stevens, AICP Associate Planner Community Development Director GWP:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C 164 it j; !1 THIS APPROVAL IS SUBJECT TO THE FOLLOWING CONDITIONS: 1. The development of the site shall be in conformance with the Exhibits A through C contained in the file for Plot Plan No. 86-314„ 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 within 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 .16,E CONDITIONS (Cont'd) - PLOT PLAN NO. 86-314 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 issuance of a building permit, the Applicant shall submit a complete parcel merger application to merge Assessor's Parcel Nos. 774-122-013 and 774-122-014. 13. The house front elevations shall be modified to incorporate a primarily stucco sided exterior. 14. The pedestrian access way from the garage side door shall be completely covered by the roof structure. 15. The minimum garage dimensions shall be 20' x 20' clear. 166 MEMORANDUM �1 t z J_ u - CITY OF LA OUINTA oe�;�5", TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-315 LOCATION: West Side of Avenida Vallejo; 100' North of Calle Nogales APPLICANT: Carbon C. Dubbs REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale BACKGROUND 1. General. Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a typical 5,000 sq.ft. Cove interior lot, located on the west side of Avenida Vallejo, 100' north of Calle Nogales. Plot Plan No. 86-316, which was sub- mitted concurrently, is located adjacent to this proposal on the south side. Avenida Vallejo has adequate right-of-way to satisfy local street requirements as designated by the La Quinta General Plan. The majority of existing development in the area is north of the site, consisting of older established units. These units are primarily stucco -sided, with rock or gravel roof covering. Color schemes incorporate earthtones which vary in intensity. Almost all units have standard or Dutch gable roofs of a 4 and 12 pitch, and a height of about 14'. Of the 24 lots on the block, 18 are developed as single-family homes. 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. -16 7 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 2. 5. Description of Request: The Applicant proposes a three -bedroom, 1-3/4 bathroom house with approximately 1,230 sq.ft. of net usable living area. The bedrooms meet the 10' x 10' minimum required clear dimension. The floor plan incorporates an atrium at the north elevation, and a covered front porch/entryway area. Access from the house into the garage is shown at the front entry area. The garage does not provide a 20' interior wall width clearance, and should provide 24' clear for the proposed laundry facilities. This floor plan was also submitted under Plot Plan No. 86-316, which is being considered concurrent with this application. The exterior design of the unit will be stucco siding, with wood trim and red brick columns and trim. The front elevation will have three separate gable sections at different heights. The elevations proposed for Plot Plans 86-315 and 86-316 will be sufficiently varied from one another. The height of the house will be 14.5 feet, with a 4 and 12 roof pitch covered with composition shingles. The color schemes utilized will be Spanish. white stucco and Cape Cod blue trim, with dark brown composition shingles. Siting of the house on the lot will provide the following setbacks: * Front Yard - 22.5' * Rear Yard - 14' * North Side - 10' * South Side - 5' STAFF COMMENTS The Applicant has had 2 approvals for single-family development within the City, utilizing this same floor plan. The floor plan proposed will be compatible and still provide some design variation without impacting design trends and standards in the surrounding area. Changes to the garage area need to be made to provide 20' x 24' clear dimensions.. The forced air unit shown at the rear of the structure should be screened in such a way as to buffer any cycling noise. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-I*++ 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. 16S 0 0 STAFF REPORT - PLANNING COMMISSION May 27, 1986 Page 3. STAFF RECOMMENDATION Based upon 'the above findings, the Community Development Department recommends approval of Plot Plan No. 86-315 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED BY: APPROVED BY: �A� /, o� , �mM Wallace Nesbit Lawrence L. Stevens, AICP Planning Assistant Community Development Department WN:LLS:dmv Atchs: 1. Conditions 2. Exhibits A, B, and C ,y 16,9 ,I I� 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. 86-315, 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 within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and plants shall be maintained in viable condition for the life of the! approved use. 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 7 7q CONDITIONS (Cont'd) - PLOT PLAN NO. 86-315 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: proposed heat pump/forced air unit shall be screened or insulated so as to reduce cycling noise. The proposed method(s) of screening shall be subject to review by the Community Development Department. 13. The Applicant shall provide 20' x 24' of clear interior garage space in order to accommodate two parked vehicles and the proposed laundry facilities. 14. The overhangs along the side elevations shall be a minimum of 18" . 1 171 I MEMORANDUM CITY OF LA OUINTA 410 TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NO. 86-316 LOCATION: West Side of Avenida Vallejo; 50' North of Calle Nogales APPLICANT: Carbon C. Dubbs REQUEST: Approval to Construct a Single -Family Dwelling Intended for Sale BACKGROUND 1. General. Plan: Medium Density Residential (4-8 Dwellings Per Acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200- Square-Foot Minimum Dwelling Size). 3. Existing Conditions: The site is a typical 5,000 sq.ft. Cove interior lot, located on the west side of Avenida Vallejo, 50' north of Calle Nogales. Plot Plan No. 86-315, which was sub- mitted concurrently, is located adjacent to this proposal on the north side. Avenida Vallejo has adequate right-of-way to satisfy local street requirements as designated by the La Quinta General Plan. The majority of existing development in the area is north of the site, consisting of older established units. These units are primarily stucco -sided, with rock or gravel roof covering. Color schemes incorporate earthtones which vary in intensity. Almost all units have standard or Dutch gable roofs of a 4 and 12 pitch, and a height of about 14'. Of the 24 lots on the block, 18 are developed as single-family homes. 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. 172 2 STAFF REPORT' May 27, 1986 Page 2. PLANNING COMMISSION 5. Description of Request: The Applicant proposes a three -bedroom, 1-3/4 bathroom house with approximately 1,230 sq.ft. of net usable living area. The bedrooms meet the 10' x 10' minimum required clear dimension. The floor plan incorporates an atrium at the north elevation, and a covered front porch/entryway area. Access from the house into the garage is shown at the front entry area. The garage does not provide a 20' interior wall width clearance, and should provide 24' clear for the proposed laundry facilities. This floor plan was also submitted under Plot Plan No. 86-315, which is being considered concurrent with this application. The exterior design of the unit will be stucco siding, with wood trim and red brick columns and trim. The front elevation will have three separate gable sections at different heights. The elevations proposed for Plot Plans 86-315 and 86-316 will be sufficiently varied from one another. The height of the house will be 14.5 feet, with a 4 and 12 roof pitch covered with composition shingles. The color schemes utilized will be cream stucco and white trim, with dark brown composition shingles. Siting of the house on the lot will provide the following setbacks: * Front Yard - 22.5' * Rear Yard - 14' * North Side - 10' * South Side - 5' STAFF COMMENTS The Applicant has had 2 approvals for single-family development within the City, utilizing this same floor plan. The floor plan proposed will be compatible and still provide some design variation without impacting design trends and standards in the surrounding area. Changes to the garage area need to be made to provide 20' x 24' clear dimensions.. The forced air unit shown at the rear of the structure should be screened in such a way as to buffer any cycling noise. FINDINGS 1. The project will not have a significant adverse impact on the environment. 2. The request is consistent with the requirements of the R-1*++ Zone and goals and objectives of the La Quinta General Plan. 3. The building design is compatible with the area development contingent upon the conditions of approval. 177 STAFF REPORT May 27, 1986 Page 3. - PLANNING COMMISSION STAFF RECOMMENDATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 86-316 in accordance with Exhibits A, B, and C and subject to the attached conditions. PREPARED ,BY:; APPROVED BY: Wallace Nesbit Lawrence L. Stevens, AICP Planning Assistant Community Development Department WN:LLS:dmv Atchs: 1. Conditions 2. :Exhibits A, B, and C 17* 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. 86-316, 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 within the two-year period and is therefore diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a building permit, the developer shall submit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimum of two (2) 15-gallon, street trees. The plan shall indicate the irriga- tion system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of occupancy, the Applicant shall install landscaping in accordance with the approved landscape plan. All trees and Plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agencies prior to submitting these plans to the Building Department for plan check: * Riverside County Health Department * City Fire Marshal * Community Development Department, Planning Division * Desert Sands Unified School District -1 7s CONDITIONS (Cont'd) - PLOT PLAN NO. 86-316 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 proposed heat pump/forced air unit shall be screened or insulated so as to reduce cycling noise. The proposed method(s) of screening shall be subject to review by the Community Development Department. 13. The Applicant shall provide 20' x 24' of clear interior garage space in order to accommodate two parked vehicles and the proposed laundry facilities. 14. The overhangs along the side elevations shall be a minimum of 18". 176 t M I N U T E S `' l PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California April 22, 1986 1. CALL TO ORDER 7:00 p.m. A. Chairman Thornburgh called the Planning Commission meeting to order at 7:00 p.m.; he called upon Commissioner De Gasperin to lead the flag salute. 2. ROLL CALL A. Chairman Thornburgh requested the Roll Call; the Secretary called the Roll: Present: Commissioners Brandt, De Gasperin, Moran, Walling and Chairman Thornburgh Also present were Community Development Director Lawrence L. Stevens and Secretary Donna M. Velotta. 3. HEARINGS Chairman Thornburgh introduced the first hearing as follows: A. Plot Plan No. 86-274, a request to construct three, two-story retail/office buildings totaling 10,216 sq.ft. on a .846-acre site; John Feld, La Quinta, Ltd., Partnership - Applicant. He then called for the Staff Report. 1. Director Stevens informed the Commission that this request is to construct the three retail/office buildings on the corner of Avenida Montezuma, Avenida Bermudas and Avenida Navarro. There are seven existing lots of record that have been combined for the purpose of this development. Bldgs. 1&2 are identical except that they are reversed. The 3rd building is a different style. There will be a mixture of retail and office uses. All 3 buildings are two-story, with the third building being a partial 2-story for the office portion and one story for retail use. The exteriors are to be a medium -textured stucco and the roofs are to be a concrete, Mission Terra Cotta. Staff does not have color information on these items at this point and felt it was the discretion of the Planning Commission as to whether or not they wished to review the colors or leave it to Staff's judgment. Director Stevens explained the site plan stating the buildings would be constructed in an L-shaped configuration. There are three driveways 177 MINUTES - PLANNING COMMISSION April 22, 1986 Page 2. proposed - two on Bermudas and one on Navarro and due to the offset intersections at Montezuma and La Fonda, the amount of traffic anticipated, and the project's location at a major corner, Staff feels that only one driveway access should be allowed to Avenida Bermudas, located so as to line up with the centerline of Avenida La Fonda. Director Stevens stated that Staff has some concerns relative to the parking layout. In general, however, it is felt that the project conforms with our require- ments and Staff recommends approval of Plot Plan No. 86-274, subject to the conditions of approval in the Staff Report. Referring to the conditions, he stated that in Condition No. 15.a. the fire flow of 500 GPM shown should be changed to read 1000 GPM. This concluded the Staff Report. Chairman Thornburgh requested any questions/comments from the Commission. There being none, he opened the public hearing at 7:10 p.m. John Feld, 2746 Denise, Orange, CA, Applicant - spoke in favor of the project and thanked Director Stevens for his efforts in this matter. Mr. Feld informed the Commission that a colored rendering is being prepared for their review. Chairman Thornburgh asked the Applicant if his schedule would be interrupted if the Commission continued this hearing to the next meeting on May 13, in order that they may review the rendering for this project. Mr. Feld replied that it did not. As there were no further comments from the public, Chairman Thornburgh closed the public hearing at 7:15 p.m. During the discussion period, the Commission made the following comments. Commissioner Moran - felt Building #2 should be pulled back some so that: more landscaping could be added. She felt this being a major corner in La Quinta, it should be dressed up more. Commissioner Moran also felt this building should be moved to provide more visibility with regard to traffic safety at the intersection. Chairman Thornburgh - asked Staff if this project was being built on one parcel. MINUTES - PLANNING COMMISSION April 22, 1986 Page 3. Director Stevens replied that there are seven parcels being merged to provide the site for this project. He also advised the Commission that any effort in adjusting the location of the building would affect parking. Commissioner Moran - requested to know if the Commission could see landscaping plans along with the colored rendering at the May 13 meeting. Director Stevens stated what could be done is to delineate some landscaping perameters if that were the primary method to open up or enhance the appearance of the corner. Commissioner Brandt - requested to know if there would be landscaping along the buffer wall between the project and the residences in the area. Director Stevens advised that there was landscaping along the buffer wall and explained further how it would be planted in that area. Commissioner Brandt - requested to know if the parking lot would be night lighted. Director Stevens replied he was not aware of any lighting at this time, but this would be taken into consideration with regard to surrounding residences. Commissioner De Gasperin - felt that we should begin to seek some commonality in structure style for the Village concept, whatever that might be. Commissioner Walling - felt we should develop some sort of guide- lines with regard to lighting to provide to developers, as this has become a very important issue over the past few years with regard to security, etc. Chairman Thornburgh reiterated his request to change the wording in Condition No. 21, which was made at the Study Session. Director Stevens advised that Condition No. 21 now reads as follows: "Prior to the issuance of a permit for signs..." There being no further questions/comments for discussion, Chairman Thornburgh called for a motion. 179 MINUTES - PLANNING COMMISSION April 22, 1986 Page 4. 2. Commissioner Brandt made a motion, seconded by Commissioner Walling, to continue this matter to the next regular meeting to be held on 5/13/86, to allow the review of colors and to allow time for additional meetings between Staff/Applicant regarding discussion of options for opening up of the corner area by the use of landscaping or minor modifications of the site: plan. Unanimously Adopted. Chairman Thornburgh introduced the next two hearings, be be heard concurrently, as follows: B. Amendment to Land Use Ordinance, "Special Residential" Zone, a request for approval to amend the text of the Municipal Land Use Ordinance No. 348, by adding the new zoning classification of "Special Residential" Zone; City Initiated. C. 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. He called for the Staff Reports. 1. Director Stevens reviewed previous discussions by the Planning Commission regarding this matter. He also explained the relationship of this new zoning with regard to the Design Guidelines Manual and described the areas within the City that would be included in the Change of Zone. After a brief discussion, Chairman Thornburgh opened the public hearing at 7:40 p.m. The following persons spoke: * Virginia Garbutt, Indio, CA - stated she owns lots at Tampico and Desert Club Drive area on Buena Ventura. They were originally zoned R-2 which allowed more than one residence. Ms. Garbutt asked if that would be changed now to allow only single-family residences. Director Stevens advised Ms. Garbutt to come into the Community Development Department office and talk to the Planning Staff, who would be happy to explain the zoning to her, and also explain how this proposal might affect her property. Then, if she still had concerns or questions, she could attend present them or submit them meeting. the next public hearing to in writing prior to the 1,99 MINUTES - PLANNING COMMISSION. April 22, 1986 Page 5. * Audrey Ostrowsky, P. O. Box 351, La Quinta - stated she had a 100'x 100' lot on Avenida Obregon and asked if she would be able to split that lot to two, 50'x 100' lots if this proposal was approved. Director Stevens replied that under current R-1 Zoning regulations, the minimum lot size is 7200 sq.ft., so an existing 100'x 100' lot could not be slpit into two lots because you could not create two, 7200 sq.ft. lots. The current draft proposed 5000 sq.ft., so if it is adopted as submitted, a parcel map could be filed for and the 10,000 sq.ft. lot could then become two lots after approval of the parcel map. Therefore, the answer is, it would depend on what is determined as minimum lot size and that is one of the issues the Planning Commission has asked to be reviewed further. Ms. Ostrowsky also mentioned concern with the proposed requirement for fences alogn sides and rears of all single-family dwellings, reiterating statements made by law enforcement staff that high fences give criminals a hiding place. She added that she felt some fences did not add to the local decor and asked that the fencing require- ment be reconsidered. At this point, Chairman Thornburgh stated he did not realize there were 100' x 100' lots in the Cove area and requested Staff to bring back any stats they might have in this regard or to do some research on the matter if there was none on file currently. There being no further public comments, Chairman Thornburgh closed the public hearing at 7:46 p.m. Chairman Thornburgh then called for a motion. 2. Commissioner De Gasperin made a motion, seconded by Commissioner Moran, to continue the Amendment to the Land Use Ordinance, "Special Residential" Zone, and Change of Zone No. 86-022 to the next regular Planning Commission meeting to be held on May 13, 1986. Unanimously Adopted. 4. CONSENT.' CALENDAR Chairman Thornburgh introduced the first portion of the Consent Calendar consisting of 12, single-family dwelling requests for approval to construct. 1'-9I MINUTES - PL,ANNING COMMISSION April 22, 1986 Page 6. ChairmarL Thornburgh stated he had concerns with the single-family dwelling requests identified as items "H" through "L" on the Consent Calendar. After looking at the plans, there seemed to be no side nor rear design elevations in keeping with the front elevations. He called upon Staff for comments. Director Stevens stated that none of these designs show the sides or rear upgrades as asked for in the conditions of approval. The Applicant, Joel Colombo, has stated that he would make those upgrades; in his discussion with Staff. If it is the Commission's desire to see those upgrades, then it is recommended that you table the five requests until such time as the Applicant resubmits the changes. These items would then be reintroduced to you as Business items on the agenda, rather than Consent Calendar. After a brief discussion, Chairman Thornburgh called for a motion. Commissioner Moran made a motion, seconded by Commissioner Walling, to approve Items "A" through "G" (Plot Plan Nos. 86-279, 86-280, 86-282, 86-283, 86-287, 86-288, 86-289) of the Consent Calendar, but moved to table Items "H" through "L" (Plot Plan Nos. 86-290, 86-291, 86-292, 86-293, 86-294) until such time as the Applicant resubmits revised plans. Unanimously Adopted. Commissioner Moran made a motion, seconded by Commissioner Walling, to approve the minutes from the regular meetings of March 25 and April 8, 1986, as submitted. Unanimously Adopted. 5. BUSINESS Chairman Thornburgh introduced the item of business as follows: A. Plot Plan No. 86-295, a request to construct a 3052 sq.ft. bank building at the northeast corner of Avenida Bermudas and Cal.le Estado; Dan Edgar, Applicant. He then called for the Staff Report. At this time, Commissioner Walling advised the Commission that he had a conflict of interest with this project so he would step down for the proceedings. 1. Director Stevens stated this is a request to construct a 3052 sq.ft. building which is intended for use as a bank, at the northeast corner of Avenida Bermudas and Calle Estado. The building is basically a Spanish Modern style. He turned the Commission's attention to the wall render- I8,e MINUTES - PLANNING COMMISSION April 22, 1986 Page 7. ings of the proposed bank building along side Mr. Monroe's newly constructed office building as a comparison. In reviewing the proposal, Staff's concerns relate primarily to circulation, parking, and associated access. The proposal calls for a driveway access from Avenida Bermudas to a parking area in front of the bank and from the public alley and, in addition, a 14-foot-wide, on -site connecting driveway from the front parking area to the alley. This design creates a number of conflicts due to the offset alignment of the Bermudas driveway with existing Avenida Montezuma, the close proximity of the Bermudas and alley driveways, and the movement between two separate parking areas on a relatively small site. The Bermudas-Estado-Montezuma intersection is an important part of the Village and Staff feels effort should be made to avoid major conflicts of the sort that would result from this plan as submitted, if approved. This problem is such that it will require substantial redesign. Director Stevens reiterated discussion from the Study Session regarding the FEMA regulations and the Applicant has agreed to work on the landscaping, parking, etc., so that the entire site would not be 3-feet higher than the crown of the street, as called out by the Federal Flood Rate Maps. Another matter discussed was the design of the building itself. Staff felt that the Planning Commission should review the architectural style to be sure it was a style that would be compatible to existing and future develop- ment in the area. The particular modern design of this building is different than what we've seen in this area, and since we do not have our Village standards completely adopted, Staff feels there is a need for reevaluation of the building design. Director Stevens advised that because of Staff's concerns, it is being recommended that this request be tabled so that the Applicant may prepare revised plans to consider the following: * Elimination of driveway access (other than the alley) to Bermudas. * Redesign of the on -site parking and circulation. * Reevaluation of the building design. However, Director Stevens stated that since the Study Session, Staff has done more work with the site plan. -1,90 MINUTES - PLANNING COMMISSION April 22, 1986 Page 8. With this revision, it may be possible for Staff to alter their decision and support the project subject to some revisions in the design. Staff would still oppose any driveway access onto Bermudas other than the alley, but there may be an option where the remainder of the site design, with minor modifications, could survive at least for the purpose of Staff's support. Director Stevens advised the Commission that Staff has prepared a complete set of Conditions should they feel the Applicant's design is appropriate for approval. Director Stevens addressed the additional revision Staff worked on since the Study Session. Using the Applicant's rendering, he used an overlay to show Staff's revised parking plan. He went on to explain the revision in detail. In short, nine parking spaces would be placed along the north side of the building in the alley area and parking spaces in front of the building eliminated, being replaced by landscaping. The parking area in the alley could be covered, if the Applicant desired. This concluded the Staff's report. Chairman Thornburgh advised that this being a business item, the public normally does not have an opportunity to speak unless the Commission feels it applicable. In this case, since there are so many persons present regarding this matter, we feel it applicable. Loren Lewis - stated he and his son are the principal owners of this proposed bank, and together with three directors, who are businessmen in the community, comprise the directorship of the bank. The three directors being Bob Monroe, Morgan Ward and Dr. Frederick, a physician in Indian Wells. He advised that this bank is somewhat different from most in that it is not borrowing money and is not soliciting from the general public selling shares or stock, etc. He stated they wanted to be in a position where they ran a conservative bank, being careful with their- loans so as not to run into the problems so many banks have had recently. It will take awhile to make this bank a profitable venture and it is like any other marketing venture where you must be able to sell yourself. He noted that he has two very firm beliefs here that he has not deviated from since the day they started. No. 1 is he does not want people using their bank to have to walk up steps, and No. 2 is that he just cannot live, in his own mind, with spending $1.3 million dollars of his own money to have a facility that is entered from an alley. It doesn't make sense 18 MINUTES - PLANNING COMMISSION April 22, 1986 Page 9. to him and he stated he cannot market the facility on that basis and can't live with it. Mr. Lewis went on to state they have looked at this plan very carefully for a long time and have not had any conversation with Mr. Stevens over this period of time (since last September). We have had our conversations with Sandy Bonner and assume she has passed on what was said to Mr. Stevens. But, up until Friday, when this report came out (which was written by Mr. Stevens), it was the first we had known in a number of months that there was opposition to coming off Bermudas. We knew that they (Staff) didn't like it, but we didn't know that there was any measured opposition to this. He advised that they originally looked at an entry off Estado, but not knowing how much traffic would be parked along the center median at any one time, the only way to use that entrance would be to drive all the way to the end and come :back around. Mr. Lewis stated he could not see the difference in coming into the bank off Bermudas or off the alley. He stated he could see the possibility of a problem existing entering onto Bermudas, but advised they would be perfectly willing to sign the Bermudas driveway as "Entrance Only" and the alley as "Exit Only", along with a "Right Turn Only" at the alley exit. That was the conclusion of Mr. Lewis' statement and he expressed his appreciation to the Commission for the oppor- tunity to speak. Charlie White, P. O. Box 1030, La Quinta - read a letter from the Chamber of Commerce, signed by Andy Vossler, President, in support of the bank project. (The letter was given to the Secretary for the record.) Speaking on his own behalf as a businessman in the Community, Mr. White stated he would like to see the approval of the bank. He felt we needed the bank, that it might be a nucleus to getting other businesses growing. He felt the Bob Monroe building was a good start in getting some development in the downtown and the bank would be a definite asset. Morgan Ward, 48-800 San Pedro, La Quinta - stated he is a director of the proposed bank, a director of the Chamber of Commerce and also a local businessman, and feels in any down- town area there are certain keystone businesses which must happen before anything else happens, and a bank is just one of them. He stated, yes - there is a busy intersection at this site and he hoped there would be many more busy intersections as the town grows; but, unless we accommodate businesses such as this one, it will be very difficult to have the downtown area grow. Businesses need closeby financial institutions to 1g5 MINUTES - PLANNING COMMISSION April 22, 1986 Page 10. bank at so they do not have to run into Palm Desert or down to Highway 111. Nothing is perfect and he could understand why Staff would want to point out things to be in a perfect way, but in this particular instance, where the offset driveway presents a problem, he felt Mr. Lewis' solution allowing a one-way ingress onto the site accommodated both parties. He appealed to the Commission to consider that approach since he felt this building is so important to the success of the Village at La Quinta. Louie Campagna, P. O. Box 1423, La Quinta, owner of the La Quinta Pharmacy, stated he wanted to extend his support to Mr.Lewis and this project, as he feels the community needs something like this. He stated he felt the longer it is prolonged, the longer other businesses might be delayed coming into the City. Chairman Thornburgh stated he felt he could speak for the other Commissioners in that there is no question about the fact that we are happy to have a bank like Mr. Lewis' and commended him for coming to our City. Chairman Thornburgh agreed with Staff, stating that he felt the alley entrance could be upgraded so as not to look like an alley, which would be in conjunction with the development of the Village concept. Also, he felt that the revisions of the parking area presented by Staff was more appropriate, allowing for more landscaping in the front of the building. Commissioner Moran stated she walked the area and felt there would not be enough room for the entryway and the alley and have it safe. She stated she felt the Applicant's original proposal with the two entrances would be unsafe for the traffic flow. She felt Staff's revised parking plan would give the Applicant a chance to move the building somewhat, if he so desired. Commissioner Brandt felt that if we were to upgrade the alley, that the property next to the deli/liquor store wall to the q"'north should also be landscaped. She stated that the Village 1l9 rp ill be a pedestrian oriented community so that perhaps that xtra area in the front of the bank could be enhanced as a edestrian walkway. Commissioner De Gasperin agreed with Staff's revised parking plan„ There: being no further discussion, Chairman Thornburgh called for a motion. MINUTES - PLANNING COMMISSION April 22, 1986 Page 11. Commissioner De Gasperin made a motion, seconded by Commissioner Brandt., to approve Plot Plan No. 86-295, subject to conditions contained in the Staff Report, as amended, and subject to addi- tional. conditions which would require the following: Parking moved to the north side of the building Deletion of parking immediately west of the building, Which would be replaced with landscaping and give the Applicant, at his option, the ability to site the building further to the west; the ability to provide covered parking; and, would emphasize our efforts to create an environment in the alley access, through paving materials, landscaping and other related features to minimize the so-called "back way" approach. Unanimously Adopted with Commissioner Walling abstaining. Director Stevens advised the Applicant that if he wished to appeal the Planning Commission decision, asking City Council for a different decision, it is recommended that the appeal request be submitted to Planning Staff, in writing, either tomorrow or first thing Thursday morning because that would still allow the appeal hearing on May 6 because our deadline date is Friday. ADJOURNMENT There being no further items of agenda to come before the Planning Commission, Chairman Thornburgh called for a motion to adjourn. Commissioner Moran made a motion, seconded by Commissioner De Gasperin, to adjourn to the next regular meeting of the Planning Commission to be held on May 13, 1986, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. The regular meeting of the Planning Commission of the City of La Quinta, California, was adjourned at 8:45 p.m., April 22, 1986, in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA.