1984 01 20 PCIIU
A G E N D A
PLANNING COMNIISSION - CITY OF LA QUINTA
An adjourned regular meeting to be held
at the La Quinta City Hall, 78-105 Calle
Estado, La Quinta, California
January 20, 1984 3:30 p.m.
1. CALL TO ORDER
A. Flag Salute
2. ROLL CALL
3. HEARINGS
A. A public hearing regarding Change of Zone Case No. 83-005, a
request to change zoning fran A-1-10 to R-2-12,000 and R-3 for
a 78.3-acre site located along the south side of 50th Avenue,
one -quarter mile west of Jefferson Street; Morris and Grayson, Inc.,
Applicant.
1. Report from Principal Planner.
2. Motion for Adoption.
B. A public hearing regarding Specific Plan No. 84-003, a request
to construct a 60-unit resort hotel on a 28.8 acre site located
along the south side of 50th Avenue, one -quarter mile west of
Jefferson Street; Morris and Grayson, Inc., Applicant.
1. Report from Principal Planner.
2. Motion for Adoption.
FINEF&WIL, a M..
5. BUSINESS
fflm• • i io
i
2.
s
S
cFMoF Doti
MEMORANDUM
CITY OF LA QUINTA
To: Sandra L. Bonner, Principal Planner
From: Fay Ott, City Attorney
Date: January 20, 1984
Subject: USE OF "SP" ZONING SUFFIX
I1t
This confirms our discussion of last week concerning the above subject. There
can be attached to a standard zoning designation (such as R-3) a suffix ("SP") and
the rezoning ordinance applicable to particular property can define the requirement
that the suffix will precondition any development taking place within that rezoned
area as being subject to prior approval of a specific plan. This would in effect
be creating a "floating zone" or an 'overlay zone" superitnposed upon the basic R-3
zoning regulations. The nature of these are stated in Long -tin, California Land Use
Regulations as follows:
2.75 FLOATING AND OVERLAY ZONES
2.75[11 Floating Zone. A floating zone is a zone which exists in the
text of the zoning ordinance but is not applied to any particular area
until such time as the city or county rezones the property to a new
permanent zone designation. The regulations spell out the circum-
stances which must exist to enable a landowner to successfully apply
for a reclassification to a "floating" zone. A common type of floating
zone isthe planned unit development (discussed in §§ 2.72-2.72[411.
PUD's are often originally enacted as floating zones and thereafter
become the permanent zone for a designated area following rezoning
by enacting a "general" or "master" development plan for the spe-
cific area.
2.75[21 Overlay Zones. An overlay zone is a zone which is super-
imposed on an existing use zone, thus establishing additional regula-
tions and either reducing or extending existing uses. Typical examples
of overlay zones are flood plain zones, geologic hazard zones, airport
approach zones, and civic districts.
ME[VRANDUM — Sandra L. Bonner
January 20, 1984
Page Zuo.
PART D - SPECIFIC PLANS
1.30 AUTHORITY FOR PREPARATION AND ADOPTION
The enabling legislation, relative to the adoption and administra-
tion of specific plans, is contained in Gov. C. 65450-65553. A city
or county planning agency may, and if so directed by the legislative
body shall, prepare specific plans based on the general plan and
drafts of such regulations, programs, and legislation as may in its
judgment be required for the systematic execution of the general
plan and the planning agency may recommend such plans and meas-
ures to the legislative body for adoption. Gov. C. 65450.
1.31 CONTENT OF SPECIFIC PLANS
Specific plans shall include all detailed regulations, conditions,
programs, and proposed legislation which shall be necessary or con-
venient for the systematic implementation of each mandatory ele-
ment of the general plan. Gov. C. 65451. Specific plans may also
include all detailed regulations, conditions, programs, and proposed
legislation which may be necessary or convenient for the systematic
implementation of each permitted element of a general plan. Gov. C.
65452. Such regulations, conditions, programs and proposed legisla-
tion may include the following.
1.31 [11 Location of Various Types of Land Use, including housing,
business, industry, open space, agriculture, recreation facilities, edu-
cational facilities, churches and related religious facilities, public
buildings and grounds, solid and liquid waste disposal facilities, to-
gether with regulations establishing height, bulk and set -back limits
for such buildings and facilities, including the location of areas, such
as flood plains or excessively steep or unstable terrain, where no
building will be permitted in the absence of adequate precautionary
measures being taken to reduce the level of risk to that comparable
with adjoining and surrounding areas. Gov. C. 65451(a).
1,31 [81 Area Covered by Specific Plans. The legislative body or the
planning agency may designate areas within a city or a county for
which the development of a specific plan will be necessary or conven-
ient to the implementation of the general plan. The specific plan
need not apply to the entire area covered by the general plan. The
planning agency may, or if so directed by the legislative body shall,
prepare specific plans for such areas and recommend such plans to
the legislative body for adoption. Gov. C. 65450.1.
t i
MEMDRANDLN — Sandra L. Bonner
January 20, 1984
Page Three.
1.34 LEGAL EFFECT OF SPECIFIC PLANS
General plans do not directly affect property rights. See Selby
Realty Co. v. City of San Buenaventura (1973) 10 Cal. 3d 110. How-
ever, specific plans can be developed and implemented in such a man-
ner that, upon imposition, they become regulations directly affecting
property rights. Although they are designated as "plans" in the sense
that they are based on certain policies and seek certain objectives,
they can be, in truth and in fact, regulations directly affecting how
and in what manner an individual may use his property.
Although there is separate enabling legislation relative to zoning
(Gov. C. 65800-65907), a specific plan for a given area, can be very
similar to, and in fact could be, a zoning ordinance, in that the plan
may specify the location of various types of uses, regulate height,
bulk and set -back limits for buildings, and establish standards for
population, population density and building density, including lot
size. Gov. C. 65451(a)—(c). r
Article II of our Zoning ordinance provides for the promulgation and use of
specific plans within the City of La Quinta. The process vests complete discretion
in the City Council (assisted by the Planning Conaission) to formulate the applicable
specific plan(s), qualified of course by the overriding legal and constitutional
requirement that this discretion be exercised reasonably. The adoption of a specific
plan does not, in and of itself, give the property owner nor any other person any
vested rights. Such adoption is a legislative act and is subject to later amendment.
Each specific plan can be an entity by itself, depending upon the location, geography
and other facts and circumstances, and subsequent specific plans of the owner or of
anybody else do not have to be consistent with any other specific plan, provided
that each specific plan is consistent with the City's General Plan and is tailored
to implement the same.
I hope the above discussion is sufficient for your purposes.
RA ND E. MT
City Attorney
ITEM NO. A.
CV� DATE
PLANIIING COMMISSION MEETING
RE:
MOTION BY: GOETCHEUS
SECOND BY: GOETCHEUS
DISCUSSION-
IMKAMP KLIMKIEWICZ SALAS
IMKAMP KLIMKIEWICZ SALAS
THORNBURGH
THORNBURGH
ROLL CALVVMZ;�
COMMISSIONERS:
GOETCHEUS
IMKAMP
THORNBURGH
SALAS
KLISiKIEWICZ
UNANIMOUSLY ADOPTED:
AYE NO ABSTAIN ABSENT
YES NO
PRESENT
-
RE:
mk
qp
ITEM NO. //{, �' " ' .'
DATE /-�0- WT
PLANNING COMMISSION MEETING
%'i, n --tl*- � 3, Dd l
MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS
SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALA.S
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS:
GOETCHEUS
IMKAMP
THORNBURGH
SAI AS
KI,111KIEWICZ
UNANIMOUSLY ADOPTED:
THORNBURGH
THo BRNURGH
AYE NO ABSTAIN ABSENT PRESENT
YES NO
-v.
i
MEMORANDUM
CITY OF LA QUINTA
S
OF
To: The Honorable Chairman and Members of the Planning mission
From: Sandra L. Bonner, Principal Planner
Date: January 10, 1984
Subject: MANGE of ZONE CASE NO. 83-005, a Request to Change Zoning from A-1-10
to R-2-12,000 and R-3 on a 78.3 Acre Site Located Along the South Side
of 50th Avenue, one -quarter mile west of Jefferson Street; Norris and
Grayson, Inc., Applicant.
The Applicant is requesting a zone change from A-1-10 (Light Agriculture, 10 acre
min_iiman parcel size) to R-2-12,000 (Multiple -Family Residential, one unit per 12,000
square feet of net lot area) on 28.8 acres of the site and to R-3 (General Residential)
on the remaining 49.5 acres. The maximum density of future developmment on the
entire site is three units per acre, as limited by the General Plan designation of
the property as Very Low Density Residential. The R-2 type of zoning would allow
up to eight dwellings to be attached or located within a single structure.
The Applicant requests the change of zone to R-3 in order to allow the development
of a 60-unit resort hotel complex on the northerly portion of the property adjacent
to 50th Avenue. The application for the hotel is currently being processed by the
CoRmunity Development Department; the request is subject to the approval of the
Planning Director, as per the requirements of the Municipal Land Use ordinance. The
Applicant intends to subdivide the southerly or rear portion of the site at a later
date. At such time that a tentative tract map is submitted for the division of the
land and the development of the site, the proposal will be forwarded to the Planning
Commission and City Council for their review and approval. A copy of the narrative
description of the proposed development has been attached to this renort.
DESCRIPTION of THE SITE
The site is relatively level with the exception of a dune located at approximately the
midpoint on the western boundary. The site is currently planted with citrus and date
The adjacent properties to the east, west and south are citris orcha ds,
orchards.
and the land to the north includes vacant sand dunes and citris orchards. Adj
en
to the northwest corner of the site is the proposed ATO/Figgie development.
The General Plan Lend Use Element designates the site and the surrounding area as
Very Low Density Residential (3 or less units per acre). The Proposed zoning is to e
consistent with this designation. The zoning surrounding
east, A-1-10 and R-1-121000 to the west, A-1-10 and R-1-1 to the south, and A-1-10,
R-5, R-2-4,800 and R-2-9,000 to the north. An exhibit showing the current zoning
of the area is attached to this report.
_.)' f J..
STAFF REPORT - PLANNING COMMISSION
CHANGE OF ZONE CASE NO. 83-005
Page Two
Regarding the availability of utilities, the Coachella Valley water District has
stated that they will provide domestic water and sanitation service to the site.
The applicant has stated that a sewer line will be extended one-half mile east
from the intersection of Adams Street and 50th Avenue to the site. The hotel
omplex will be connected to the temporary treatment facility located along
Adams Street south of 50th Avenue.
DISCUSSION OF THE REQUEST
The proposed zoning is consistent with the current General Plan for the site and
the surrounding area. As shown on the zoning exhibit, the area is in transition
from agricultural to urban uses. The approved ATb/Figgie specific plan iisaddjjaa-
cent to the northwest corner of the site. The Duna La QU nta spec p
posed
by Landmark Land Company is located one-half mile to the west. In addition, there
are tentatively approved residential developments one -quarter mile to the west and
one-half mile to the northwest. The proposed zoning is a logical extension of the
current zoning and proposed developments in the vicinity.
An environmental assessment was prepared by staff on this zoning request. Approval
of this zone request may result in a decrease in agricultural land in production.
However, the applicant's proposed development plan for the hotel resort will provide
for a majority of the existing trees on the site to remain. The Applicant has
entered into contract with de Bonne Land Management to maintain the orchard - in
perpetuity. The Applicant has also stated that the C.C. & R.'s on the future
land division on the southerly portion of the site will include provisions for
the protection and preservation of the trees incorporated into the subdivision
design.
FINDINGS
Based upon the above information, staff concludes that:
1. The proposed zoning is consistent with the General Plan.
2. The proposed zoning is consistent and compatible with the surrounding
existing zoning.
3. The proposed zoning will allow development which is compatible with approved
or proposed development within the vicinity.
4. Approval of the request will not result in a significant adverse environmental
impact.
REOWMENDED MOTION
Based upon the findings contained in the staff report, the Planning CoErrdOsion
reoaurends to the City Counciil Approval of Change of Zone Case No. 83-005 from
tW.with
alhsand o
A-1-10 toR2n aor EnvirorrnentaAsessment N83013
the negative preparedf
n
rt
b
ICASENIO.�— � 3
4
a i x A 1
THIS 11AP ADOPTED BY ORDII
X1
5r1A1 WILLIAM E ✓ONES
j L BOARD OF SUPERVISORS, RIVET
-Jr
R•2-3000
•srM
A-1-S
- C� R-2-4800
�4T0JJ I- I � e - � A_I�S
Gpeci 4 c �G6 R-5 A-1-10
R-2-4800 I R-1-12,000
R-5 Z 7
N
R-2-4800
r-2-9000 CZ3119
A-1-10 A-I-S 0.-1
R-2-4 B 00 R-2-4B 00
A-1-5
R-1-
12,00 cz369 R-A-21/
Dona Le, CZ2547 eJECT j
SFcci�.� Ptah SIArE 21/2
A-I-10 2I/2- A-I-2
R-I-10 cz z9eY
R-A-
R-A-21/4 CZ 2987
R-1- 1 A -I - l o CZ 297e
CZ 2964 A-1-i0 CZ 3181
I
a_I_13 A-1-10
A-1-10 a
A-I-10
A-1-10
A-1-10
—� A , ,0 AG.PRES. AA-20
UPDATED \I MAP No.37
5-21 79
10-26-79 A-1-10 A-I-20
1- 30-80
5-14-80 m
6-30-80
1I-6-80 _ ¢ -
I_13=8.
2_II-82
jO
W-2-20 A-I-10 6 I-10
A-1-20
D i
1
lit
29
77
(.\�`i � . o � O\. . ..� . {ram., i a.-. `� f-_ � � �::::: •• -� � �x .
L`\�.. ��'.��-J Y•� '_ ti/�. may;....
1J
40 Mr
a- ; ...... s
a
lk
Olt
Vi
Q;
---- ..F
ti
+.................. _
38
ti 0'
8 .. « 3 9
C
F tea U 1 taT
Cp U A IC>
— --- — s,
\ Y
. �. ,� .d\.. _ ,� -.`•• s .✓=_•Yy' _'3•:`}-i'• d 2-� cam:` �� _. i � . _
Am
ESTABLISHED IN 191E AS A PUBLIC At
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOA 1D58 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 39&2651
DIRECTORS
RAYMOND R. RUMMONDS. PRESIDENT
TELLIS CODEKAS. VICE PRESIDENT
JOHN P. POWELL
PAUL W. NICHOLS
STEVE D. BUATON
OFFICERS
LOWELLO. WEEKS, GENERAL MANAGER -CHIEF ENGINEER
INE SUTTON, SECRETARY
December 28, 1983 BERNA VICTOR B.HARDY, UDITOR
REDWINE AND SHERRILL. ATTORNEYS
Planning Commission
City of La Quinta
Post Office Box 1504
La Quints, California 92253
Gentlemen:
File: 0163.11
0421.1
0721.1
Subject: Parcel Map 19,834,
Change of Zone 83,005,
Portion of Northeast Quarter,
Section 5, Township 6 South,
Range 7 East, San Bernardino Meridian
This area lies on the sandy area in the Eastern portion of La Quinta and is
considered safe from stormwater flows except in rare instances.
This area is designated Zone C on Federal Flood Insurance rate maps which
are in effect at this time.
The District will furnish domestic water and sanitation service to this
area in accordance with the current regulations of this District.
The District will need additional facilities to provide for the orderly
expansion of its domestic water system. These facilities may include
wells, 'reservoirs and booster pumping stations: The developer will be
required to provide land on which some of these facilities will be
located. These sites shall be shown on the tract map as lots to be deeded
to the District for such purpose.
This area shall be annexed to Improvement District No. 55 of the Coachella
Valley Water District for sanitation service. _
TRUE CONSERVATION
USE WATER WISELY
Riverside Planning Commission
-2-
December 28, 1983
There may be conflicts with existing District facilities. We request the
appropriate public agency to withhold the issuance of a building permit
until arrangements have been made with the District for the relocation of
these facilities.
CS:kr
Yours very truly,
Lowell 0. Weeks
neral Manager -Chief Engineer
cc: Riverside County Department
of Public Health
46-209 Oasis Street
Indio, California 92201
Attention: Don Park
3,
n
5.
CITY OF IA QUINTA
Department of Community Development
78-105 Calls Estado
�c„ r La Quinta, CA 92253
cFMOF �
R gng FOR COMMENT
DATE Dcc ,i, iqlq t"
TO: ✓ City Engineer _Desert Sands Unified School District
Fire Marshall _Coachella Valley Water District
_Health Department _Southern California Water Company
Building Department _General Telephone
_Water Quality Control Board Southern California Gas Company
County Planning _Postmaster Y
_City of _Homeowners Association
Cal Trans Chamber of Commerce r
FROM: '5a%dra $c,✓,..er �v�..c��al Plar+.cr
SUBJECT: Request for Comments on the Following Project:
Mao 1 p 1(( ( L c Si�de Of
This case is scheduled for hearing on Jan_ vary 14_S'-/
Comments are requested by
_ _P.�I�k� _C��;_Plot_ ,�lan �(Q•_ 83�� �� Cl��,ayr o{_7.ar Cie IVa_ .$3-
COM1MENTTS: 1 ( I
ST�CWt C t
n �11� +ht1 J11.4 1/"OVIONIedI 471 C/1.
4n
I?, S4rh11y1.n 5/
jA)Gdpfil I+ j/
Sf �•nr J{, n. "I' l.(R'�' Y�ti.. i-n a i�,., �i.,<1I�(i1� e",-Pe o0/
c /
N�VJ L��- .1 `��.�� L'� ��.. ���y. /.,n i1✓DVU
e.,!_,.-•1 Fr,.,.l P,.,,1 M�., -i'•, �.r.,�oti, d Ain✓o„� 'b...
1 1
II�r,� Sn lviii, h>c�cS
Submitted By: \�1�'`� Telephone no.
Tic�'C,�,
Title: Date�•
/G rc An f to f /�/a S afJ� A 'sti
RE:
ITEM NO
DATE
/- 2- 0 -7 l/
PLANNING COMMISSION MEETING
0 9-,/- Do_,
MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS THORNBURGH
SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO`RffSSIONERS: AYE NO ABSTAIN
GOETCHEUS -- -
IMKAMP -
THORNBURGH -
SALAS -
KLIMKIEWICZ -
UNANIMOUSLY ADOPTED: YES NO
ABSENT PRESENT
MEMORANDUM
CITY OF LA QUINTA
To: The Honorable Chairman and members of the Planning Ccnmission
From: Sandra L. Bonner, Principal Planner
Date: January 20, 1984
Subject: SpBCIFIC PLAN NO. 84-003, A Request to Construct a 60-Unit Resort Hotel
on a 28.8 Acre Site Located Along the South Side of 50th Avenue,
one -quarter Mile West of Jefferson Street; Morris and Grayson, Inc.,
Applicant
The Applicant is requesting approval to construct a 60-unit resort hotel with a
fitness spa and a restaurant. The restaurant will be open to the public, however,
it is being operated primarily for the convenience of the hotel guests.
The outdoors
recreational facilities will include six (6) pools, a guest library and
theatre; the Applicant has stated that the guests will also have the use of the
La Quinta Hotel Golf and Tennis Club facilities.
This proposal submitted concurrently with Change of Zone Case No. 83-005
requesting R-30( neral Residential) zoning for the hotel site. The proposed hotel
is consistent with the requirements of the Municipal Zoning Ordinance, Section 21.39,
regarding accessory commercial mercial uses operated as a part of a resort hotel (see attached).
The restaurant comprises approximately 100 0£ the total ground floor area of the hotel
(excluding garage area), which is below the maximum 20% allowed. In addition, the
seating capacity of the restaurant (85 persons indoors, a total of 150 persons both
indoors and on the terraces) indicates that the size of the restaurant is reasonable
with respect to the number of hotel units.
Intensity of the Proposed Use
Although a hotel is a commercial use, this project as designed is a very law intensity
use. The density of the project is only two roans per acre, which is below even the
maximum residential density of three dwellings per acre allowed by the general plan.
Another indicator of land use intensity is the percentage of the lot developed with
structures; less than 8% of this site will be covered by buildings. As a point of
reference, Tract 18767 (Duna La Quinta) approved by the Planning commission had a
density of three (3) dwellings per acre with 19% of the site covered with buildings.
In addition, it should be noted that this project is designedverni as a destination res rt,
where people come to stay on vacation rather than only stay g g
eir
travels. Consequently, this type of hotel provides for a far higher level of amenities
and recreational facilities than a standard hotel. In addition, because of its nature
as a destination resort, with its guests staying more than one night, this type of use
generates less traffic than a conventional hotel.
Lastly, unlike a simple hotel or motel, a destination resort can be compatible with
adjacent low -density single-family residential hares. 'Tile characteristics associated
with this project - specifically, the small number of units, the large sited,
stheehigh
level of amenities, the large building setbacks from adjoining property
STAFF REPORT - PLANNING COI`'A'fISSION
January 20, 1984
Page Two.
and the lower traffic generation factor (compared to a conventional hotel or
motel)- make this proposed project conp>atible with residential. In fact,
destination resort hotels are often developed as a part of larger residential
developments. An example of this is La Quinta Hotel and the proposed Desert Club
condominium development.
General Design of the Site
The following are some items to note regarding the proposed site plan:
° The existing orchard is incorporated into the design, thereby preserving
the rural agricultural character of both the site and the general vicinity.
In addition, the Applicant has entered into contract with deBonne Land
Management to maintain the orchard in perpetuity. The C C and R's will
also address the protection of the trees.
° In the western portion of the site, both the general site plan and the
design of the buildings make use of the existing topography of the land
without requiring extensive grading.
° The buildings are set back a substantial distance from 50th Avenue and the
existing trees will screen the view of the project from the street (and
vice -versa), thereby retaining the rural character of the area. The garage
is set back 109 feet fran street curbline (97 feet fran property line),
while the main office and restaurant complex is set back 295 feet from
curbline. As shown on the cover sheet of the development plans, a wall
will be built approximately 65 feet from curbline.
° The buildings are set back a mininiim of 85 feet from the western boundary
and 100 feet from the eastern boundary.
° The guest rooms are arranged in small clusters with the citrus trees
providing screening between each cluster. This further reduces the scale
or the impression of the intensity of the use, thereby making the general
atmosphere more intimate or private. This clustering also encourages the
guests of each cluster to socialize.
General Design of the Buildings
The following points should be noted regarding the exterior appearance of the
buildings:
° With the exception of the restaurant, all the buildings are single -level
(the smaller lower level of the restaurant is for storage and support
services for the entire hotel). The restaurant's overall height is
approximately 29 feet, the reception/lounge and bathhouse buildings are
20 feet high, and the guest rooms are 14 feet high.
° The scale of the buildings (sense of size and bulk) is reduced due to
the extensive use of glassed arches at the roofline, and the placement
of arbors supported by neoclassical columns adjacent to the walls. These
break apart the straight lines of the roof and walls, giving the building
a "lighter" appearance. In addition, the stepped terraces with landscaping
STAFF REPORT - PLANNING Ca%miSSION
January 20, 1984
Page Three.
adjacent to the walls further reduce the apparent size of the buildings
and help them to blend into the surroundings.
Additional Cements
Regarding the proposed garage, it has been designed so as to minimize the area
used for parking and also to screen this area from view both on -site and from
50th Avenue. The garage will have a subterranean lower level with the upper
floor approximately level with the driveway approach. The garage will be screened
from 50th Avenue by two rows of citrus trees, a solid wall set back 65 feet from
the street curbline, and a trellis at ground level around the structure. These
features, in addition to the 109 foot setback fron the street clirbline, will totally
screen the view of the parking area fron the public street. The view of the garage
from on the site will be screened by the citrus trees and the trellis at ground level.
Since the last Planning Commission meeting, the owners of the properties located
adjacent to the north and south boundaries of the 78-acre parcel owned by Morris
and Grayson, Inc., have visited City Hall to view the hotel plans and discuss the
proposed future residential development of the remainder of the site. Mr. Gerhart
Hamner, who owns and lives on the property directly to the north, stated that he
supports the project as designed. The owner of the property to the south also
supported the proposed use and design. No other omments either supporting or
opposing the proposed design were received.
Staff has prepared an environmental assessment on this project and the related
Change of Zone case, and has concluded that the project will not have a significant
adverse impact on the environment. (Refer to the staff report for Change of Zone
Case No. 83-005 for additional details.)
CONCLUSIONS
1. The resort hotel with the accessory restaurant use is consistent with the
standards of the Municipal Land Use Ordinance.
2. The proposed hotel represents a very low intensity cocmercial land use with
a density of only two rooms per acre and building coverage being less than
80 of the total site. In addition, the traffic generated by a resort hotel
is less than a conventional hotel or motel.
3. Both the low density of the project and the overall site design allow for
the majority of the citrus trees to be retained. Retention of the orchard
is the major design theme of the project.
4. Construction of the project will require a minimal of grading.
5. The large setbacks of the structures from 50th Avenue and the side property
lines, in addition to the retention of the citrus trees, will screen the
project from view from the street and the adjacent parcels.
6. The units will be arranged in small clusters separated by citrus trees which
screen each cluster from the view of the adjacent buildings. This design
will further reduce the scale or apparent size of the project when viewed fron
ground level. (, j "
in
Wr
STAFF REPORT - PLANNING COn4ISSION ,
January 20, 1984
Page Four.
7. The buildings are below the 35-foot height limit of the R-1 (One -Family
Dwellings) Zone and the 50-foot height limit of the R-A� eneral Residential)
Zone.
8. Both the design of the buildings and the use of stepped, landscaped terraces
adjacent to the buildings will further reduce the apparent height and scale
of the buildings.
9. The proposed garage will be screened fron view from 50th Avenue.
10. No statements from the surrounding property owners opposing the proposed use
and design have been received by staff.
FINDINGS
1. The proposal is consistent with the standards of the proposed R-3 Zoning.
2. The project as designed will maintain the rural agricultural character of
the area.
3. The project as designed will be canpatible with future residential development
in the vicinity.
4. Approval of the project will not result in a significant adverse impact on the
envirorunent.
Based upon the findings contained in the staff report, the Planning Commission
recotmends to the City Council approval of Specific Plan No. 84-003 in accordance
with the exhibits and subject to the attached conditions.
SLB:dmv
pl
L 1`
(2) A home occupation shall be conducted entirely within the
dwelling and shall be incidental and secondary to the use
of the dwelling as a residence.
(3) A home occupation shall not be conducted in an accessory
structure and there shall be no storage of equipment or
supplies in an accessory structure or outside building.
(4) The residential character of the exterior and interior of
the dwelling shall not be changed.
(5) No vehicles or trailers except those normally incidental
to residential use shall be kept on the site.
(6) No signs other than one unlighted identification sign, not
more than two square feet in area, shall be erected on the
premises.
SECTION 21.37. HALF WAY HOUSE. A rehabilitation center for the
treatment, counseling, rooming and boarding of persons released from jail,
prisons, hospitals and sanitariums.
SECTION 21.38. HOTEL. A building designed for or occupied as the
more or less temporary abiding place of individuals who are lodged with or
without meals, in which there are six (6) or more guest rooms, and in which
no provision is made for cooking in any individual room or suite; jails,
® hospitals, asylums, sanitariums, orphanages, prisons, detention homes or
similar buildings where human beings are housed and detained under legal
restraint, are specifically not included.
SECTION 21.39. HOTEL, RESORT. A hotel, including all accessory
buildings as defined in Section 21.38 of this ordinance and having a build-
ing site or hotel grounds containing not less than fifty thousand (50,000)
square feet. Such hotel may have accessory commercial uses operated
primarily for the convenience of the guests thereof, provided there is no
street entrance directly to such commercial uses, and further providedcent of
such commercial uses shall not occupy more than twenty (20) per
the ground floor area of such hotel building.
SECTION 21.40. JUNK, WRECKING, DISMANTLING AND SALVAGE
YARDS. The use of 200 or more square feet of any lot or parcel of land
for outside storage, wrecking, dismantling or salvage of any used or
secondhand materials, including but not limited to lumber, auto parts,
household appliances, pipe, drums, machinery or furniture. A proposed
or intended use by the owner of the used or secondhand materials does
not constitute an exception to this definition. The outside storage of
used or secondhand materials in an area less than 200 square feet is
permitted only on the rear half of a lot or parcel.
SECTION 21.41. KITCHEN. Any room in a building or dwelling
unit which is used for cooking or preparation of food.
10-2-75 153
THIS APPROVAL IS SUR= TO THE F0LLa+-J4G CONDITIONS:
1. The development of the site shall be in conformance with the Exhibits A, B and
C contained in the file for Specific Plan No. 84-003, unless otherwise amended
by the following conditions.
2. The approved specific 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, con-
templated by this approval which is begun with the two-year period and is thereafter
diligently pursued to ccupletian.
3. The developer shall camply with the requirements of the City Engineer as contained
in the letter dated January 4, 1984.
4. Fire protection shall be provided in accordance with the standards of the Uniform
Fire Code as adopted by the City of La Quinta. The developer shall comply with
the requirements of the City Fire Marshall as contained in the letter dated
January 17, 1984.
5. The developer shall ccanply with the requirements of the Riverside County Health
Department. Water and sewer facilities shall be installed in accordance with
the requirements of the County Health Department and Coachella Valley Water
District.
6. Landscaping shall be installed around the perimeter of the parking structure
to screen the view of both the automobiles and the structure from view from
50th Avenue.
7. Prior to the issuance of a Certificate of occupancy, the developer shall install
a minimum 8-foot-wide concrete pedestrian walk/bicycle path along the south side
of 50th Avenue adjacent to the project boundary. The path shall have a meandering
design.
8. The developer shall submit detailed plans showing the location and design of the
project perimeter walls or fences, the landscaping and lighting of the setback
and right of way areas, the landscaping around the perimeter of the parking area,
and the design and location of the sidewalks to the Community Development Department
for review and approval. The approved landscaping and improvements shall be installed
prior to the issuance of occupancy permits. Landscaping shall be maintained in a
healthy and viable condition for the life of the project.
9. The developer shall install a street light at the project entry in accordance
with a street lighting plan approved by the City Community Development Department.
Upon installation, ownership of the light shall be transferred to the City. The
Applicant shall participate in an assessment district for street lights.
10. Additional plot plan approval shall be required for any proposed access gates on
the fire and service roads shown on Exhibit "A".
11. The location and design of project identification signs shall be subject to the
approval of the Cxm=ity Development Department. All signs shall be for the
hotel use only; the signs may state that a restaurant within the facility is
available.
C
CONDTTICNS (Continued)
Page Wo.
12. Prior to the issuance of a building permit for construction of any use
contemplated by this approval, the developer shall first obtain permits
and/or clearances from the following agencies:
° Riverside County Environmental Health Department
° City Engineer
° City Fire Marshall
° Community Development Department, Planning Section
Evidence of said permit or clearance from the above agencies shall be
presented to the Building Section at the time of the application for a
building permit for the use contenplated herewith.
') rI
0 CITY OF LA QUINPA
Department of Community Development
78-105 Calls Estado
La Quinta, CA 92253
RE
QUEST FOR COMMENT
DATE j). rtA 14r l 9 83
TO: 1/ City Engineer
_Fire Marshall
_Health Department
Building Department
_Water Quality Control Board
_County Planning
_City of
Cal Trans
_Desert Sande Unified School District
_Coachella Valley Water District
_Southern California Water Company
_General Telephone
_Southern California Gas Company
Postmaster
Homeowners Association
Chamber of Commerce
� u J
SUBJECT: Request for Comments on the Following Project:
plvf P I sp, N
ff_ } f resi ayrsu � oh Iof "1 0{ jc-4. p -a1 Map 19 831
This case is scheduled for hearing on -
Comments are requested by S 14 y
ReIa4cd_ Cc'sGs_ Fet-C&(_rn��_ko _1983� Cl,,..�y_o{_ 20•� G�c Nv._ 83-CJc�
COMMENTS:
Submitted By:
Title:
Telephone No.
Date
M.
J
2
3
4
S
W CTTY OF LA QUINTA
Department of Community Develop®eat
78-105 Calls Estado
La Quint&, CA 92253
REQUEST FOR COMMIOT
DATE cr.�6rr Q �q 83
TOs ✓ City Engineer _Desert Sands Unified School District
Fire Marshall _Coachella Valley Water District
_Health Department _Southern California Water Company
Building Department _General Telephone
_Water Quality Control Board Southern California Gas Company
County Planning Postmaster �.
'city of Homeowners Association
Cal Trans Chamber of Commerce
r
FRa t '5A Av-,a Flamer
SUBJECT: Request for Comments on the Following Projects
T6.4ehZ.r Psrfr f Y►La� 1 g/V83Ti rncaitl n(D._ _ +-L S.fe. Side O
[fit AJLhUG �Lzx+- OT ttAZKOh S t'F —
This case in scheduled for hearing on Tan_• lq S4
Comments are requested by I
u5=_ P l_ot_ I bs NQ _ -?I L!L%24 Qf i S,sa. gas. �3-o�-ts
Submitted By:
Telephone No. 1 I a" 6%" B%
Title: _ ^�� Date ¢-F(d^
T4i61L CO•»• er. 7} a ls. �°f�7 L
lK1L Olh� �l/� ��r••< e�i0 �%tG/� �N
CITY OF LA QUINTA 69
Department of Community Development
78-105 Calls Estado
La Quints, CA 92253
I!��II Y y�: ���YIVid�\•
DATE
TO: City Engineer Desert Sande Unified School District
=Fire Marshall _Coachella Valley Water District
_Health Department _Southern California Water Company
Building Department _General Telephone
Water Quality Control Board _Southern California Gas Company
_County Planning Postmaster
_City of Homeowners Association
Cal Trans Chamber of Commerce
FROM: 5;) Ara T nr,rnf-r-
SUBJECT: Request for Comments on the Following Project:
S� c- plan No gY-003 Lot i rJL f"e),
kyfc( re- S/)-1F-
This case is scheduled for hearing on �.ZD SSY
Comments are requested by 65 fiP
-----------------------------------------
COMMENTS: I /iAV r
l 11 I .J -. _ _ 1. I _ ,I .i� LJI 4U f7l,. 1 n-L )iwL _c,>y,h klcr
Submitted By: `.i. ✓` Telephone No. 3 Y
Date
Title: _ J- 0-FSK
ITEM NO.
DATE
PLANNING COMMISSION MEETING
RE: (f d�_vcx h v� v/" ; 30 P A,
MOTION BY: GOETCHEUS /IMKAMP KLIMKIEWICZ SALAS (�YORNBURGH
SECOND BY: GOETCHEUS / 1MKAMP KLIMKIEWICZ SALAS THORNBURGH
DISCUSSION: (iG 1. e/z"{
ROLL CALL VOTE:
COPIMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS —
IMKAMP —
THORNBURGH —
SALAS —
KLIMKIEWICZ —
UNANIMOUSLY ADOPTED: YES
NO
13
04 01
s
OF TfiB��
MEMORANDUM
CITY OF LA O.UINTA
To: The Honorable Chairman and Members of the Planning Ccrmission
From: Planning Staff
Date: January 20, 1984
Subject: MATT, BOXES
For your convenience, we have set up a mail receptacle for each
of you. Effective immediately, any memos, mail or other information
that canes to the Planning Department addressed to any of you will
be placed in your very own mailbox. We respectfully request that
you check it at least once a week. Thank you.
1,27