1984 04 10 PCA G E N D A
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
April 10, 1984 7:00 p.m.
1. CALL TO ORDER
A. Flag Salute
2. ROLL CALL
3. HEARINGS
A. Request for Certification of the Environmental Impact
Report prepared by LML Development Corporation of
California for Specific Plan No. 83-001.
1. Report from Staff.
2. Motion for Adoption.
B. General Plan Amendment No. 84-003, Amended, a request to
amend the Land Use Element from High Density Residential
to General Commercial.
1. Report from Staff.
2. Motion for Adoption.
C. Specific Plan No. 83-001, a request by LML Development
Corporation of California to approve 1269 residential units
and a six acre commercial center on 246 acres.
1. Report from Staff.
2. Motion for Adoption.
D. Change of Zone Case No. 84-006, a request by LML Develop-
ment Corporation of California to change the existing
zoning from R-1, R-1-12,000, R-2-4000, R-2-8000 and R-5
to R-2-8000, R-2-7000, R-2-6000, R-2-5000, R-2-4000,
R-2-3000, R-5 and CPS.
1. Report from Staff.
2. Motion for Adoption.
4. CONSENT CALENDAR
A. Approval of minutes from regular meeting of February 14,
1984.
AGENDA - PLANNING COMMISSION
April 10, 1084
Page Two.
5. BUSINESS
A. Tentative Tract Map No. 18767 - a request to make minor
revisions to approved building plans; LML Development
Corporation of California, Applicant.
1. Report from Staff.
2. Motion for Adoption.
B. Plot Plan No. 84-042, a request to construct a single-family
house along the west side of Avenida Diaz, south of
Calle Madrid; Michael Head, Applicant.
1. Report from Staff.
2. Motion for Adoption.
6. ADJOURNMENT
J.�
ITEM NO.
DATE I�
PLANNING COMMISSION MEETING
RE:
MOTION
BY:
GOETCHEUS
IMKAMP
KLIMKIEWICZ SALAS
SECOND
BY:
GOETCHEUS
IMKAMP
KLIMKIEWICZ SALAS
DISCUSSION:
ROLL CALL-
THORNBURGH
THORNBURGH
COMMISSIONERS: AYE NO
ABSTAIN ABSENT PRESENT
y
GOETCHEUS
/
IMKAMP
THORNBURGH
SALAS
-
KT TPiKIEWICZ
-
UNANIMOUSLY ADOPTED: YES
NO
Alk
ITEM NO. 3 Q
DATE � 0 - $
PLANNING COMMISSION MEETING
J
MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS THORNBURGH
SECOND BY: ETCHEUS MKAMP KLIMKIEW)ICZ SPlAS THORNBURGH
(,/-
DISCUSSION:
ROLL CALL VOTE:
CO^R•IISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
INKAMP -
THORNBURGH -
SALAS -
KLIt-1KIEWICZ -
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM 3,
�-_ CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Commission
From: Lawrence L. Stevens, Planning Director
Date: April 10, 1984
Location: Washington Street and 50th Avenue and Surrounding Vicinity
Applicant: Landmark n Land Company
Request: A request to determine compliance with provisions of CEQA for the
"Duna La Quinta" project.
Copies of the Final Environmental hTpact Report, including the response to tents
and the traffic impact report, have been previously distributed to the Planning
Commission. Attached to this memorandum are the executive summary and the summary
of expected impacts and mitigation measures.
It appears that the identified significant impacts can be reasonably mitigated so
that the only adverse effects are those which are typical of all urban developments
which locate in underdeveloped areas. Effort has been made to incorporate mitigation
measures into the specific plan and will also be made to incorporate them into sub-
sequent land division and zoning approvals.
It is the staffs determination that the combined Environmental Impact Report/Specific
Plan document complies with the minurnrm requirements set forth in the California
Environmental Quality Act.
FINDINGS
1. The information contained in the Final Environmental Impact Report has been
reviewed and considered prior to ruling on the "Duna La Quinta" project.
2. The Final Environmental Drpact Report has been completed in compliance with
the requirements of the California Environmental Quality Act.
RECUMMATION
Based upon the findings, the Planning Department recommends that the Final
Environmental Impact Report prepared for "Duna La Quinta" be certified.
LLS:dmv
This document is a joint specific plan and draft environmental i'Vact
report. ' The sections of the document are organized to provide one
document that identifies constraints and where possible proposes
measures to mitigate environmental Berns. This document should
reduce the review time for the decision makers by presenting all data in
cane text.
Duane la Quinta is a planned reside_^_tial community located in the
incorporated City of la Quinta, bordered on the north by 50th Avenue, on
•,the east by Adams Street, on the west by Avenida Bermudas. The
Southerly boundary is irregularly sloped generally en=g3asssrng existing
residential development in the CitY-
The Duna la Quinta project is an i +errvally oriented, self-contained
developrent that combines residential, transient occupancy (resort
hotel), retail oo mercial, flood ontrol and recreational uses within a
274 acre area. The residential potions, including open -space areas,
consist of 263 acres with 1220 dwe-'ling units distributed among four
different product types and densities. The residential units will
include apartments and condominiums designed for the varied lifestyles
of single persons, families, and seasonal residents. The commercial
areas consist of eleven acres and -.all provide local shopping
conveniences and a potential secondary employment base for this area.
The 68-acre open -space areas will =rovide a significant contribution to
conservation, flood control and reseational aspects of the project, as
well as for the surrounding area.
The major element of the recreati¢ial area is the golf course with
numerous man-made lakes. It also provides a controlled and regulated
floodway for the major drainage channel that traverses the site.
E
III
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The Specific Plan features separate pedestrian and golf cart paths
established throughout the area to limit intnrmcdat conflicts and
provide access to other land use facilities. It is expected that
dependency on the automobile within the project will be minimal.
The Duna Ia Quinta project will enjoy the benefits of a master planned
c=muxity. The infrastructure and other public facilities will be
sufficiently sized to meet the needs of the entire conmaii.ty upon
completion of this project. in addition, specific planning and design
elements such as land use compatibility, site design, architecture, and
landscaping will be consistent in application to assure a varied, yet
compatible project.
The environmental analysis has not indicated any significant
environmental inpacts that cannot be adequately mitigated. The main
area of concern identified in the report relates to traffic. This
project and other projects proposed for the area will necessitate the
widening of Washington Street south of Highway 111.
Duna La Quinta provides for a variety of housing types and prices that
will insure a diversity of housing types that are presently unavailable
in the area. This project provides the blend from the seasonal
residential uses north of the project with the Primarily year rood
residents along the southerly boundary.
The fiscal analysis indicates that this project will generate more
revenue than will be expended by the governing bodies in supplying
necessary services.
-2-
9144 RY OF EXPECMD IMPACTS AND MITIGATION VMARJRES
Mitigation Measures
Land Use Issues - (pages 12-13, and 71-36)
Project development will connect
existing developments with differ-
ing characters an the north and
south of the project. Conflict if
between lifestyles is possible
blending does not occur -
plan proposes to blend lifestyle
thraxjh tiers of development.
Where blending does not occur, a
buffer of significant area shall
be included.
'lY�pography, Soils and Geology - (Pages 13-20, and 91-99)
project site will require grading
to create building sites and nec-
essary street systems. Since the
soils on the surface are dry,
grading will increase the incid-
ence of dust.
While no knaan faults exist on the
site, a structure at Duna La Quinta
may be subject to shaking due to
earthquakes from faults north of
Interstate 10.
Hydrology - (Pages 20-21, and 47)
portion of project site is within
100-year Flood Plain.
All grading shall be accomplished
under a grading permit issued by
the City. During grading opera-
tions water shall be applied to
graded areas to reduce wind eros-
ion. After grading measures to
reduce dust, generation shall be
conducted until building constru-
ction and required landscaping has
,been cacpleted. .
Construction of all residences
shall be in accordance with Uniform
Building Code requirements for
area subject to shaking due to
earthquakes.
Building pads to be elevated above
the Flood Plain. Ultimately,
construction of Regional Flood
Control work will remove Flood
Plain.
-3-
IJ
E
Potential Impacts
Noise - (Pages 22-23)
Increased traffic on Washington
and 50th Ave. will increase the
noise level to new residents adja-
cent to these streets.
Mitigation Measures
Walls, mnbination berms and walls
or increased setbacks along Wash-
ington and 50th Ave. are necessary
to mitigate noise to acceptable
levels.
Biological and Wildlife — (Pages 22-26)
No significant environmental None required.
inpact is anticipated.
Paleontological, Archaeological, Historical - (Pages 26-28)
No significant environmental None required.
inpact is anticipated. A survey
was conducted by Archaeological
Resource Management Corporation.
Energy Conservation - (Pages 28-29, and 57)
At full project inplementation
the project will consume approx-
inetely 10 million kilowatts of
electricity, 134 million cubic
feet of natural gas and 1 million
gallons of gasoline per year.
Construction of the units shall con-
form with the requirements of the
California Energy Conservation Stand-
ards. (Title 24, Administrative
Code). Pedestrian access from resid-
ential areas to the conmrcial site
shall be provided to permit non -vehi-
cular shopping.
Climate and Air Quality - (Pages 29-30, and 57)
No significant environmental None required. (See Topography,
impacts are expected Soils and Geology for dust control).
Water Supply and Wastewater Treatment - (Pages 31-33, 54-55, and 57-58)
No significant environmental None required.
inpacts are expected.
t J:
-4-
H
Potential Impacts
Mitigation measures
Fire and Police Protection - (Pages 33 and 58)
Increased development will in-
crease the demand for emergency
services.
SdMls - (Pages 33-34, and 59)
Each unit will pay to the City,
a fee for Fire and Police Facilities
and Equipment Fund.
It is anticipated that 200 K-6 If the District prepares necessary '
grade students will be generated documents under SH 2 to obtain temp. -
by this project. The District has crary facilities fees each unit of
not yet required developer fees of this project will contribute at
for their facilities. building permit stage.
Traffic, Circulation and Public Transportation - (Pages 34-36, and 59)
This project combined with other This project will pay a signal
Projects in the area could neoes- construction fee in accordance with
sitate signals at Washington and adapted City ordinances.
50th Avenue.
This project ombined with other
Projects in the area will require
widening of Washington between
Eisenhower Drive and State Highway
in.
This project will contribute its
pro rata share to the improvement
of Washington.
Parks and Recreation - (Page 37 and 59)
No significant environmental None required.
impact is anticipated.
Solid Waste - (Page 37)
No significant environmental None required.
impact is anticipated.
Utilities - (Page 38-39)
The existing electrical substation Project shall provide site for new
is operating at capacity. substation and Inperial Irrigation
District will provide new sub-
station.
No significant environmental None required.
in pact is anticipated for gas,
telephone or cable television. '. J,
I
Potential Inpacts Mitigation measures
Public Health Facilities - (Page 38)
No significant envirormmntal None required.
iRxct is expected.
(Fiscal Considerations - (Appendix I)
The p=tiered project is expec.-ted None required.
to generate a surplus of revenuer,
over expenditures at each stage
of development, ranging fran a
low of $99,000 per year to $1.9
millicn per year at full buildout.
-6-
ITEM NO. � - !: .
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: GOETCHEUS � KLIMKIEWICZ RALAR
SECOND BY: GOETCHEUS - f�IpMKAMP KLIMKIEWICZ
DISCUSSION:
ROLL CALL VOTE:
• i
THORNBURGH
THORNBURGH
COP!SISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
IMKAMP -
THORNBURGH -
RAT AR -- -
KLIl lKIEN7ICZ -
UNANIMOUSLY ADOPTED: YES NO
i
MEMORANDUM 3 Q .
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Commission
From: Sandra Bonner, Principal Planner
Date: April 10, 1984
Subject: GENERAL PLAN AMENDMENT No. 84-003, AMENDED
Location: Northeast Corner of Calle Tampico and Desert Club Drive
Applicant: Landmark Land Company
Request: A request to amend the La Quinta General Plan from High Density Residential
to General Commercial on six acres.
The Applicant is requesting the general plan amendment to General Commercial to alloy
for a six -acre commercial center on Calle Tampico as tentatively proposed in Specific
Plan No. 83-001, "Duna La Quinta". Landmark Land Canpany previously requested general
cammmercial on an additional five acres located at the southwest corner of Washington
Street and 50th Avenue to allow for a hotel and small office complex. on March 23, 1984,
the Applicant amended the proposed specific plan and now proposes the development of
this corner as medium density residential in accordance with the current general plan.
Current General Plan
As shown on the attached Exhibit "3", the downtown general commercial area is bounded
on the west and east by Eisenhower Drive and Desert Club Drive respectively. This
area contains 51 acres of commercially designated land; 13 of these acres are in the
form of small lots along Avenida Montezuma, Avenida La Fonda, Calle Est -ado and Avenida
Bermudas, with the reaming 38 acres in large parcels north of Calle Tampico. With
the exception of three small parcels with existing buildings, the size of parcels north
of Calle Tampico range from 7 to 22.5 acres. The Applicant is requesting that the
commercial area be extended eastward beyond Desert Club Drive.
Concerning the general plan's goals and policies regarding commercial development, the
stated primary principle is "to encourage development of existing commercial areas and
generally discourage additional commercial zoning". Two related policies are to locate
general commercial services within existing commercially zoned areas and to discourage
an over abundance of commercial zoning which leads to unsound commercial areas.
Current Area Commercial Development
of the 51 acres of commercially designated land, less than 5 acres or approximately
9 percent is developed. of the 38.5 acres of commercial land north of Calle Tampico,
less than 1 acre, or 2.5%, is developed.
0 0
STAFF REPORT - PLANNING COMISSION
April 10, 1984
Page Two.
As shown by these figures, the rate of commercial development in the old downtown
area has been very slow; this slow rate is primarily due to the small population of
La Quinta. Even assuming a substantial yearly population increase for the City, the
existing 42 acres of undeveloped commercially designated land will be adequate to
support the commercial needs of the conmumity in the foreseeable future. In addition,
the large commercial parcels north of Calle Tampico can be developed as commercial
centers at such time that the market warrants this type of development.
CY% MUSIONS
1. The Applicant is requesting that the existing old downtown commercial area be
expanded east of Desert Club Drive and be increased from 51 acres to 57 acres.
2. The current general plan provides for commercial development on both small,
subdivided lots and on large parcels.
3. The general plan's primary goal and policy is to encourage development of the
existing commercial areas and to discourage an overabundance of commercial zoning.
4. Only 9 percent of the commercially designated downtown area is currently developed.
5. The slow buildout rate of the downtown area, in addition to the relatively small
population size of La Quinta, indicates that the existing 42 acres of undeveloped
commercially designated land will adequately support the commmdty's needs.
FTMTNGS
1. The request for six acres of commercially designated land is inconsistent with
the goals and policies of the La Quinta General Plan.
2. There is currently an overabundance of undeveloped commercially designated land
in the immmediate area of the proposed amendment.
3. Neither the buildout rate nor the City's population growth rate warrant an
increase in the commercial area at this time.
STAFF RECOI4MENIDATION
Based upon the above findings, the Planning Department recommends denial of General
Plan Amendment No. 84-003 from High Density Residential to General Commercial -
MUM
LEGEND
w�.
WATERCOURSE AND EQUESTRIAN ROUTE
SCENIC HIGHWAY
LOW DENSITY RESIDENTIAL (3-5)
-.'.'..'.-�'..'''..'...'
VERY LOW DENSITY RESIDENTIAL (3 OR LESS)
MEDIUM DENSITY RESIDENTIAL (6-10)
HIGH DENSITY RESIDENTIAL (10-20)
' SOURCE: FIGURE
JUD
COVE COMMUNITIES GENERAL PLAN EXISTING GENERAL
COACHELLA-THERMAL--INDIO PLAN LAND USE 12
GENERAL PLAN DESIGNATIONS f :_
ASSOCIATES
RE:
ITEM NO. v7. C`
DATE 'el-sa-aq
PLANNING COMMISSION MEETING
)-,/) -yet 8 3-0o / _—
MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SAIAS
SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALA-S
DISCUSSION: R
ROLL CALL VOTE:
THORNBURGH
THORNBURGH
COiMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS —
IMKAMP —
THORNBURGH —
SALAS —
K ,IKIDITICZ — — — —
UNANIMOUSLY ADOPTED: YES NO
Q
MEMORANDUM
s
CITY OF LA QUINTA
OF TF18��S
To: The Honorable Chairman and Members of the Planning Cormission
From: Sandra Bonner, Principal Planner
Date: April 10, 1984
Subject: SPECIFIC PLAN NO. 83-001 - "DUNA LA QUINTA"
Location: A 246-acre site generally bounded by 50th Avenue on the north, Calle
Tampico and 52nd Avenue on the south, Avenida Bermudas Alignment on
the west and Adams Street on the east.
Applicant: LML Development Corporation of California
Request: A request to approve an overall development plan proposing a private
corrmunity with 1269 residential units and a 6-acre commercial center.
The format of this report will be as follows. First, the specific plan's conformance
with the current General Plan will be discussed. Secondly, specific phases of the
project will be analyzed with respect to compatibility with adjacent development.
Then traffic and circulation, height limitations, parkways and public services will
be discussed.
The following is a summary of the current General Land Use designations for the site.
LAND USE ACRES DENSITY MAXIMUM DENSITY ALLOWED
High Density Residential 13 10-20 du/acre 260
Medium Density Residential 25 5-10 du/acre 250
Low Density Residential 66 3-5 du/acre 330
Very Low Density Residential 142 0-3 du/acre 426
Commercial 0 0 0
TOTALS 246* 1266 units
* This total excludes 28 acres for La Quinta Stormwater Channel
which are under the ownership of Coachella Valley Water District.
A maximum of 1266 dwellings is permitted if the entire 246-acre site is proposed
for residential uses, provided that appropriate zone changes could be secured.
A maximum of 1146 dwellings (also subject to appropriate zone changes) is permitted
if the 6-acre commercial center is approved. This is due to the fact that 6 acres
of High Density Residential (10-20 du/acre) would be deleted from the general plan
to accormrodate the commercial center, thereby reducing the allowable units by 120.
STAFF REPORT - PLANNING COMMISSION
April 10, 1984
Page Two.
The Applicant is proposing 1269 dwellings in addition to 6 acres of general
romnnercial use. Therefore, the density of the project as proposed exceeds
the maximum allowable density of the general plan by 123 units.
LAND -USE AND DENSM CONSIDERATIONS
In general, several major factors affect the co patibility of a proposed use
with the surrounding development such as the type of land use proposed, the
density of development and the intensity of development (e.g. height, size,
location of units). In addition, there are special considerations for specific
sites (e.g., the location of dwellings atop the flood channel levees). The
following sections will discuss specific portions of the proposed specific plan
which are of concern.
Phase 4 -Washington Street and 50th Avenue
Phase 4 is located at the corner of the intersection and extends westward along
the north side of the golf course. The Applicant is proposing a density of 10
units per acre for a total of 50 units. The configuration of this phase is very
similar to that of the existing Duna La Quinta subdivision currently under
construction adjacent to the west, where the narrow width of the parcel
necessitates that the units be located in a row along the street. Daiile this
site's less desirable location adjacent to two heavily travelled streets may
warrant a slightly higher density than the area to the west, the lot's
configuration would indicate that the density should be reduced from the proposed
10 units per acre. Furthermore, the proposed parkway standards along Washington
Street would require that all walls be set back a minimum of 30 feet from the
edge of the street rights -of -way, reducing the buildable area by approximately
one -quarter acre. on the basis of these factors, it seems appropriate that the
density of Phase 4 be reduced, probably to 8 units per acre with a maximum of
40 units. Staff also feels that the land use should be specified as condominiums
(i.e., ownership housing) to preclude development of apartments, which would be
inconsistent with the existing single-family residential development in the area,
on this parcel.
Phase 5 - Washington Street and La Quinta Stormwater Channel
Regarding Phase 5, the Applicant is proposing a density of 10 units per acre.
Staff has several concerns regarding this parcel. First, its small size and
location indicates that it should be developed as a portion of Phase 2 adjacent
to the west. Secondly, the proposed access road to this site from Phase 4
located to the north should be deleted since the golf course is located only
40 feet from the Washington Street right-of-way and construction of this internal
road would prevent the perimeter wall from being set back to provide an adequate
parkway area. Since access to Phase 5 seems better fran the west, it appears
logical to combine Phases 2 with Phase 5. This is further supported because of
this parcel's location below the grade of Washington Street and the bridge
making this parcel. less attractive for residential development. Staff's concern
is that as proposed, this parcel may not be developed.
Phase 2 - Ia Quinta Stornwater Channel
Development of this phase would be an extension of Phase 1 currently under
construction to the west. The Applicant is proposing a density of 8 units
® 0
STAFF REPORT - PLANNING COMMISSION
April 10, 1984
Page Three.
per acre because of the high visibility of these units. The density of this
phase should be ccriparable to that of the units adjacent to the west, which
is 5 units per acre. Also, staff feels that the land use should be specified
as condominium to ensure compatibility with area development.
Phase 9 - Adams Street Area south of Calle Tampico Extension
The Applicant is proposing that this area be developed at a density of 5-6 units
per acre. It seems appropriate that the density be reduced due to the following
concerns. First, the existing subdivision located west of Calle Ronda has a
density of approximately 3 units per acre, with single-family residential lots
ranging in size from 12,000 to 15,000 square feet. The density proposed by the
Applicant is not consistent with area development. Secondly, this easterly
portion of the Duna La Quinta site is the transition area between the urbanizing
area to the west and the agricultural/rural area to the east; it would be
inappropriate to substantially increase the density within the transition area
above that of the adjacent developed areas. Lastly, because the adjacent
development consists of single-family houses on large lots, it would be appropriate
to require that the units proposed for Phase 9 be limited to either detached
houses or, if condominiums are proposed, buildings containing a maximum of two
units. This would keep the intensity of the development in line with the adjacent
areas.
Phase 6 - Commercial Area on Tampico
As discussed in the staff report on the related general plan amendment, staff
is recommending that the proposed commercial center be deleted. In its place,
residential development at a density of up to 10 units per acre for maximum of
60 units seem appropriate. This density would be consistent with the adjacent
development to the south. This phase would be developed as either condominiums
or apartments.
IN CONCLUSION, if the specific plan is amended as recac¢rended by staff, the
maximrmt total number of units will be 1218, which is only 48 units below the
maximum allowed by the general plan. If the six -acre commercial area is approved,
the maximum number of units should be 1159.
TRAFFIC AND CIRCULATION
As identified within the environmental impact report and the supplemental
traffic study prepared on the project, the project will generate substantial
traffic onto 50th Avenue, Calle Tampico and Washington Street. The conditions
of approval should require that the Applicant pay the appropriate pro--rata share
for off -site improvements to streets and the installation of signals.
There are several specific matters of concern related to traffic and circulation.
First, it seems essential that Calle TaiTpico be extended as a local public street
from Calle Rondo to Adams Street. Several important benefits resulting from this
are that it will provide for direct access from the eastern portion of the pro-
ject to the old downtown area and relieve traffic at the intersections of
Washington and 50th Avenue and 52nd Avenue; that it will provide improved access
to the larger parcels located to the east of the project site; and that it will
v" ( 1-J
® 0
STAFF REPORT - PLANNING CGMISSION
April 10, 1984
Page Four.
provide a needed third east -west route to the Cove area which can be linked
to Adams Street or Dune Palms Road, one of which in turn will be developed
as a major north -south connection to Highway 111. In conclusion, the extension
of Calle Tampico will lead to improved area -wide circulation.
Another concern which was previously mentioned is the proposed access to Phase
5 which should be by an extension of the street proposed for Phase 2.
lastly, a concern is the proposed north -south internal street connecting 50th
Avenue and Calle Tampico west of Washington Street. As discussed during the
hearings on Tlentative Tract Map No. 18767 (the subdivision currently under
construction), it was noted that the higher density development south of La
Quinta Storm,*ater Channel should have access from Calle Tampico rather than
50th Avenue. This was a specific concern of the residents in the developed
country club area north of the Duna La Quinta site who did not want increased
traffic on 50th Avenue. As a result, it seems appropriate to prohibit through
access on this private street by requiring a gate be installed between Phases
3 and 7. This gate would allow for emergency access as well as access to Phase
3 during those times when water in the La Quinta,Stormwater Channel prevent
access from the north.
HEIGHT LIMITATIONS
Because the existing development adjacent to the project site is single -story,
height limitations should be considered to ensure compatibility with proposed
development. As was proposed for the PGA West project, structures within 300
feet of public streets should be limited one story in height. In addition,
the units located atop flood channel levees should be limited to one story.
For the remainder of the site, two story height limits in accordance with the
zoning restrictions seen acceptable.
Provision should be made to assure that all walls be set back behind the street
rights -of -way to provide for adequate space for landscaped parkways along public
streets. Staff recommends that a minimum 30-foot setback along Washington Street
and 50th Avenue (excepting that area of 50th Avenue west of Washington Street)
and a minimum 10-foot setback on all other public streets. This additional
setback is needed to provide adequate space for landscaping and special wall
treatment. This is especially important along Adams Street where the Applicant
has one mile of straight frontage. The parkway area and wall can be designed
so as to provide visual interest.
PUBLIC UTILITIES AND SERVICES
Regarding water and sanitary sewer service, Coachella Valley Water District has
stated that it can provide services. The temporary treatment facility on Adams
Street south of 50th Avenue will continue to operate until such time that a
permanent facility is constructed south of 50th Avenue. The District has stated
that the existing temporary facility has adequate capacity.
( 1n
0
STAFF REPORT - PLANNING COMUSSION
April 10, 1984
Page Five.
Regarding electrical service, a new substation is necessary at Calle Tampico
and Adams Street. Imperial Irrigation District has stated that when this new
station is constructed, the existing substation along Washington Street at the
stornwater channel may be abandoned.
Regarding other services and utilities, the needs of the proposed project can
be adequately accommodated.
As addressed within the EIR, the schools are over -crowded. To address this
problem, the Applicant will be required to provide school impact mitigation
fees.
Lastly, at such time that the City adopts fees for such municipal improvements
and facilities such as parks and drainage facilities, the Applicant will be
required to pay the fees. This will offset the cumulative impact of the
proposed project on public facilities.
CONCLUSIONS
1. The maximum number of dwellings permitted under the general plan is 1266
units, or 1146 units if six acres of commercial area is approved. The
Applicant's proposal exceeds the maximum allowable density by 123 units.
2. Regarding Phase 4, a decrease in density from 10 to 8 units per acre due
to lot size configuration and parkway setback requirements seems warranted.
3. Phase 5 should be combined with Phase 2 adjacent to the west due to lot
size, lot location with respect to Washington Street and access restrictions.
4. Regarding Phase 2 (including Phase 5), the density should be reduced to
5 units per acre due to high visibility of the site and to ensure compati-
bility with existing develolzmment along the levee to the west.
5. Concerning Phase 9, the density should be reduced to 4.4 units per acre
to ensure compatibility with the existing residential neighborhood adjacent
to the west and to provide for the transition area between the urban and
very low density rural areas.
6. The commercial area should be deleted due to the large amount of existing
undeveloped commercial acreage within the downtown area. The recommended
residential density of 10 units per acre is consistent with the adjacent
surrounding residential development and zoning.
7. Implementation of the staff recommendations regarding land use would allow
a maximum of 1219 units which is only 48 units less than the maximum number
of units allowed under the general plan.
8. The Applicant's improvements to public streets adjacent to the project site,
in addition to the payment of the appropriate pro-rata share for costs of
off -site street improvements, bridge construction and installation of traffic
signals, will adequately mitigate traffic impacts of the project.
0 0
STAFF REPORT - PIPM41NG CCMMISSION
April 10, 1984
Page Six.
9. The construction of Calle Tampico will provide improved area -wide
circulation and provide for improved city-wide circulation when linked
with the proposed third north -south arterial street.
10. The imposition of height restrictions will help ensure the project's
corpatibility with lower intensity adjacent land uses and help preserve
the low density character of the area.
11. The provision of increased parkway widths will provide necessary aesthetic
opportunities which will benefit both the residents of the project and the
City as a whole.
12. Public utilities can be provided for the proposed project.
13. The cL=lative impacts of the project on public services and facilities
can be mitigated through the payment of fees on new construction in
accordance with the City's adopted ordinances.
�.�iMM9
1. The specific plan as amended is consistent with the La Quinta General Plan.
2. Construction of the project in accordance with the conditions of approval
will not be detrimental to public health and safety nor will it place an
undue burden on public utilities, facilities and services.
3. Construction of the proposed project as amended will be compatible with
existing area development.
4. Each and every condition included herein is an integral part of the under-
lying specific plan approval and was imposed to insure, among other things,
consistency with the general plan and mitigation of environnrental conse-
quences. The City would not have approved said specific plan in the absence
of requiring compliance with each and every condition; and that if any
condition is invalidated or not complied with, said approval shall be reversed
and the entire specific plan, including the design thereof, shall be subject
to reconsideration by the City.
Based upon the above findings, staff recommends to the Planning Commission
APPROVAL of Specific Plan No. 83-001, Duna Ia Quinta, in accordance with
Exhibits A (plan text) and B (land use summary map) and subject to the attached
conditions of development.
SIB:dmv
El
SPECIFIC PLAN 83-001
DUNA LA QUINTA
1. The Applicant shall crng>ly with Exhibit "A", the combined Environmental
Report and Specific Plan document,and Exhibit "B", the Specific Plan Land
Use Sun<nary Map, for Specific Plan No. 83-001, and the following conditions,
which conditions shall take precedence in the event of any conflict with
the provisions of the specific plan.
2. Prior to the issuance of a building permit for construction of any use
contemplated by this approval, the Applicant shall first obtain any
required zoning and land division approvals in accordance with the require-
ments of the Municipal Land Use and Land Division Ordinances. .
Soils/Geology
3. The Applicant shall comply with the latest Uniform Building Code, as adopted
by the City of La Quinta, and state-of-the-art recommendations of the
Structural Engineers Association of California for seismic considerations
in the design of structures. The appropriate seismic design criteria will
depend upon the type and use of the proposed structure and the underlying
geologic conditions.
Hydrology/Water Conservation
4. Prior to the approval of final tract maps, issuance of building permits,
or preparation of plans for zoning approvals, the Applicant shall prepare
a hydrological. analysis for approval by the city engineer which will indicate
the method and design to protect the proposed development from the 100-year
flood. This plan shall be consistent with the purposes of any similar plans
of the Redevelopment Agency and the Coachella Valley Water District then in
effect for flood protection.
5. Prior to approval of building permits, the Applicant shall prepare a water
conservation plan which will indicate:
a. Methods to minimize the consumption of on -site water usage, including
water saving fixtures, drought -tolerant and native landscaping, and
programs to minimize landscape irrigation.
b. Methods for minimizing the effects of increased on -site runoff and
increased groundwater recharge, including the construction of on -site
collection and groundwater retention basins.
c. Methods for minimizing the amount of groundwater pumped out for on -site
irrigation, including the use of reclaimed water.
Archaeology
6. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate mitigation
measures can be taken.
Air Quality
7. The Applicant shall utilize dust control measures in accordance with
the Nlinicipal Code and the Uniform Building Code and subject to the
approval of the city engineer.
SPECIFIC PLAN 83-001
DUNA LA QUINTA
Page Two.
8. At the time of submittal of tentative tract maps or plans for any zoning
approvals, the Applicant shall demonstrate that the proposed uses include
provisions for non -automotive means of transportation within the project
site as a means of reducing dependence on private automobiles. his
should include golf cart path systems, bicycle and pedestrian trails, and
other similar systems consistent with the Specific Plan.
9. Specific project designs shall encourage the use of public transit by
providing for bus shelters as required by the Planning Director and
consistent with the requirements of local transit districts and the
Specific Plan.
10. The Applicant shall encourage and support the use of Sunline van/bus
service /Dial -A -Ride/ jitneys between the project site, local airports
(e.g., Palm Springs, Thernial), and other regional land uses.
Traffic and Circulation
10,
11
50th Avenue, Calle Tampico, Washington Street, Adam Street, Calle Rondo
and Avenida Ultimo, contiguous to the project shall be developed in
accordance with their general plan designations and the La Quinta municipal
design and structural standards in effect at the time of tentative tract
or zoning approval in conjunction with the phased implementation of the
Specific Plan.
12.
Adams Street between 50th and 52nd Avenues shall be improved to part -width
standards with minimum 32-foot wide pavement.
13
Calle Tampico between Calle Rondo and Adams Street shall be offered for
dedication and fully improved to the municipal standards for a 60-foot
wide local street.
14.
In order to facilitate mitigation of cim Aative traffic impacts of this
and other area projects, the City shall establish a traffic improvement
needs monitoring program. This program will undertake biannual traffic
count studies to determine if warrants are met for major roadway improve-
ments. Upon determination of needs, the City may initiate projects to
meet those needs. Funding of this program may be by fee programs that
assess new development and/or users on a pro-rata or fair -share basis,
formation of assessment districts, acquisition of State or Federal road
funds, or other means that fairly allocate costs to those generating the
need. The Applicant shall agree to pay the designated pro-rata share that
the City may establish to fund off -site roadway improvements and traffic
signalization on an "as warranted" basis.
15 The Applicant shall develop all roads internal to the project in accordance
with the design standards specified in the Specific Plan and the structural
standards in effect at the time of tentative tract or zoning approval area
in conjunction with the phased implementation of the Specific Plan. All
1 roadways within the Specific Plan area shall remain private with the excep-
tion of Calle Tampico between Calle Rondo and Adams Street
SPECIFIC PLAN 83-001
DUNA LA QUINTA
Page Three.
16 Calle Norte (the north -south internal street connecting 50th Avenue and
Calle Tampico west of Washington Street) between Phases 3 and 7 shall be
gated to restrict through traffic, but shall provide for emergency access.
�� 17 Access to Phase 5 shall be through Phase 2; the proposed access from Phase
4 to Phase 5 shall be deleted.
18. The access onto the north side of Calle Tampico near Desert Club Drive shall
either be aligned with Desert Club Drive or be relocated easterly an appro-
priate distance in order to minimize traffic conflicts.
Noise
19. Prior to building permit approval, building setbacks, engineering design,
orientation of buildings, and noise barriers shall be utilized to reduce
noise impacts from nearby existing and future roadways to within State
standards.
20. Prior to approval of precise development plans or tentative tract maps,
the Applicant will demonstrate that residential structures satisfy the
State's indoor criterion of 45 CNEL. Where exposed to noise levels of
60 CNEL, Applicant shall install special design features such as double -
glazed windows, mechanical ventilation, special roof venting, increased
insulation, weatherstripping, or combinations of these measures.
21. Requirements for the installation of solar water heaters shall be deter-
mined by the City on a uniform city-wide basis for new construction at a
later date. The developer shall comply with the requirements current at
the time of construction.
22. All tentative maps and development plans shall be designed to ensure
compliance with the State laws regarding solar accessibility. To the
extent possible, all structures shall be sited, oriented and designed
so as to minimize the energy needs for cooling.
Land Use
23. The maximum allowable densities of Phases 2 and 5, as identified on
Exhibit B, shall be reduced to five (5) units per acre for a maximum
�Ia' number of 33 and 13 units, respectively.
S(�
I� 24. The maximum allowable density of Phase 4, as identified on Exhibit B
shall be reduced from ten (10) units per acre to eight (8) units per
acre for a maximum number of 33 units.
I °Iw
25.. The six -acre commercial area shown as Phase 6 on Exhibit B shall be
deleted. This area shall be designated as residential; the allowable
density may be a maximum of ten (10) units per acre for a maximum number
of 60 units.
IIII
E
SPECIFIC PLAN 83-001
DUNA LA QUINTA
Page Four.
The maximum allowable density of Phase 9, as identified on Exhibit B, shall
be reduced fran 5.6 to 4.4 units per acre for a maximum number of 251 units.
27. "The land use designations stated within the land use summary on Exhibit B
shall be changed from "residential" to "condominium", with the exception that
Phase 7 shall be designated as "condan;nium/apartment".
J$ 28 Height limitations shall be imposed as follows:
�,y Structures shall be limited to one story not to exceed 25 feet within
�yy' 300 feet of 50th Avenue, Avenida Ultino, Calle Tampico, 52nd Avenue,
4 Washington Street, Calle Rondo and Adams Street.
✓ � bb Structures located on the top of the La Quinta Stormwater Channel levees
(" shall be limited to one story not to exceed 25 feet.
c Structures in all other areas not specified in (a) or (b) shall be
limited to two stories not to exceed 35 feet.
1
'one-story structure" shall be defined as a structure in which the
�U garage/carport is substantially on the same level as the living area.
29 The following setbacks for walls, fences and structures shall be required
to provide for parkways along public streets.
0
a. A minima X foot setback from the public rights of way of 50th Avenue
and Washington Street, except where walls are now existing on 50th west
of Washington.
b. A minimum 10-foot setback from the public rights of way of Adams Street
and Calle Tampico.
c. Prior to the issuance of any grading permits or approval of any tentative
maps or other required zoning approval, the Applicant shall submit plans
to the Planning Department for review and approval demonstrating that
there is adequate setback of street, utility and structural improvements
to provide for the setback of project perimeter walls along public road-
ways in accordance with the City's adopted parkway standards in effect
at the time of approval for said permits, unless the standards stated
in (a) and (b) are lesser than the adopted parkway standards.
Public Services and Utilities
30. Fire protection shall be provided in accordance with the requirements of
the Uniform Fire Code and the La Quinta Municipal Code in effect at the
time of development.
31. Domestic water and sanitary sewer service shall be provided in accordance
with the requirements of Coachella Valley Water District and Riverside
County Health Department in effect at the time of development. The
Applicant shall annex the project site to Improvement District No. 55 to
obtain permanent wastewater treatment services.
11.
SP➢CIFIC PLAN 83-001
DUNA LA QUINTA
Page Five.
v� 32. The Applicant shall comply with the following requirements of Imperial
Irrigation District:
Applicant shall provide a minimum 330 foot by 330 foot site for an
e� electrical substation on, or adjacent to, the development at Calle
l Tampico and Adams Street as approved by Imperial Irrigation District,
e the City, and the Applicanton'T4 ' h;;1I `p r --1
¢ry_---mra-r�ifrr-csi•�•• Tl:c} •i4.�azcca`�=vcr�'sy, 1984.
b. A�he Applicant shall provide a landscaped earthen berm around the
perimeter of the substation as shown on the attached exhibit.
C. Any relocation of existing overhead power facilities within or
adjacent to the project shall be per District regulations applicable
to the said conditions thereof.
33. All overhead utility lines located along the perimeter public roadways,
with the exception of high voltage power lines of 66 KV and above, shall
be installed underground.
34. The Applicant shall pay a per -unit school development fee as determined
by the Desert Sands Unified School District in accordance with the school
mitigation agreements as approved by the La Quinta City Council and in
effect at the time of the issuance of building permits.
35. Landmark understands that the City was incorporated in 1982 and has not
yet enacted a complete policy on exactions on new development to provide
municipal improvement and facilities needed as a result of the cumulative
impact of such new development; and that City is in the process of pre-
paring and enacting such a policy, which will include uniform fees to be
imposed upon new construction to fund the following public improvements
and facilities: fire station, public safety facility, city hall, park
and recreation facilities, schools, drainage facilities, major thorough-
fares and bridges and traffic signalization; that City expects to enact
said fees policy on or before December 31, 1984; Landmark agrees to pay
said fee or fees in the anx>unt and at the time enacted and from time to
time amended by the City. To the extent Applicant constructs specific
facilities included within the fee structure, it shall receive appropriate
credit, as determined by the City Council. If said fee shall include
financing of permanent or temporary school facilities, Condition No. 34
(school development fee) shall be deleted.
Miscellaneous
36. Prior to the issuance of grading permits or the approval of tentative
tract maps or other required zoning approvals, the Applicant shall submit
a phasing schedule and map for the entire project, which shall include
the phasing of off -site infrastructure, to the Planning Director for review
and approval.
SPECIFIC PLAN 83-001
DUNA LA QUINTA
Page Six.
37. Applicant shall consent to the formation of a maintenance district under
Chapter 26 of the Improvement Act of 1911 (Streets & Highways Code,
Section 5820 et. seg.) to implement maintenance of landscaping, pavement,
and on -site lighting within all cammnly maintained driveways, parking
areas, greenbelts, private streets, and other improved cartmon ownership
areas. It is understood and agreed that appropriate homeowners' associ-
ations shall pay all above costs of maintenance for said improved commn
areas until such time as the City Council determines that, by default of
the houeowner's association, a need for maintenance work and establishment
of a tax rate exists and until such time as tax revenues are received by
the district for assessment upon the real property.
ITEM NO. 3. .D. /
DATE 4-'1a- $71
PLANNING COMMISSION MEETING
vix
MOTION BY: GOETCHEUS
SECOND BY: GOETCHEUS
DISCUSSION:
IMKAMP KLIMKIEWICZ SALAS THORNBURGH
KLIMKIEWICZ SALAS THORNBURGH
---
ROLL CALL VOTE:
CmMISSIONERS:
GOETCHEUS
IMKAMP
THORNBURGH
SALAS
KLIS•1KIEWICZ
UNANIMOUSLY ADOPTED:
AYE NO ABSTAIN ABSENT PRESENT
-
-
-
-
YES NO
1 in
MEMORANDUM
s3. D.
CITY OF LA QUINTA
or
To: The Honorable Chairman and Members of the Planning Ccrmussion
From: Lawrence L. Stevens, Planning Director
Date: April 10, 1984
Subject: CHANGE OF ZONE NO. 84-006
Location: Washington Street and 50th Avenue and Surrounding Vicinity
Applicant: Landmark Land Ccnpmy
Request: A request to change zoning frcrn R-1, R-1-12,000, R-2-4000, R-2-8000
and R-5 to R-2-8000, R-2-7000, R-2-6000, R-2-5000, R-2-4000, R-2-3000,
R-5 and CPS in accordance with Specific Plan No. 83-001 (Duna La Quinta)
The Applicant is requesting a Change of Zone to accommodate a shifting of residential
densities within the area covered by the proposed specific plan and to increase the
commercial zoning along Calle Tampico. The request has recently been revised frcm
the initial submittal through the elimination of five acres of CPS at the southwest
corner of Washington Street and 50th Avenue and through scene residential density
increases in the same vicinity.
The existing zoning (see attached exhibit) can be summarized as follows:
MAX. UNITS
MAX. UNITS
AVG. UNITS
AVG. UNITS
ZONING
ACRES
PER ACRE
ALLCVABLE
PER ACRE
ALIOVABLE
R-1
54.3*
5
271
5
272
R-1-12,000
140
3
420
3
420
R-2-4000
16.3
10.9
179
8 - 10
130 - 163
R-2-8000
27.2
5
136
4 - 5
110 - 136
R-5
8.2
-
0
0
TCFEAIS
246*
1006
942 - 991
* There are 28 acres of R-1 land owned by CVWD (stormwater channel - improved
as part of golf course) which traverse property and which are not included
in these totals.
STAFF REPORT - PLANNING COMISSION
April 10; 1984
Page Two.
The proposed zoning can be summarized as follows:
UNITS * MAXIMUM
ZONING
ACRES
PER ACRE
UNITS
R-2-8000
19
4.3
82
R-2-8000
8
5
40
R-2-7000
65
4.6
300
R-2-6000
57
5.6
320
R-2-5000
6.5
8
52
R-2-4060
7.5
10
75
R-2-3000
33
12.12
400
R-5
44**
- -
0
CPS
6
- -
- -
TOTALS
246
1269
* These are densities proposed by Applicant in
the specific plan exhibits.
** This is the golf course.
There are a number of concerns relative to the proposed zoning which warrant further
consideration. These principally include the need for additional commercial zoning,
the proposed densities in the Washington and 50th area, and the proposed densities
in the area between Calle Rondo and Adams Street south of the extension of Calle
Tampico. While overall densities are not significantly out of line (since the
General Plan allows a range between 963-1266 total residential units), a number of
revisions seem appropriate.
Calle Tampico Commercial Area
The report prepared on the acccmpanying general plan amendment contains discussion on
this issue. In general, the large amount of vacant commercial land (which is in
varying sizes) and the limited population growth do not seem to justify any increase
in coimiercially zoned land - especially in the downtown area.
Washington/50th Residential Area
Initial submittals requested CPS north and east of the golf course and R-2-8000 south
and west of the golf course. This is being revised to R-2-4000 north and east of the
golf course and R-2-5000 south and west of the golf course. While a greater density
may be appropriate nearer to the heavily travelled streets, the area along the storm -
water channel seems a little dense since the other golf course areas in this project
are R-2-7000 and R-2-8000. in addition, the bank area is highly visible which would
enhance the appearance of density unless off -set by appropriate architectural and
similar design elements. In addition, the 2.5 acre shown as Phase 5 seems more
appropriately linked to Phase 2 than Phase 4 since it seems physically impossible to
provide access to the Phase 5 area due to the golf course, Washington Street, and
desired setbacks. ( 31
0
STAFF REPORT - PLANNING CCMISSION
April 10, 1984
Page Three.
Calle Rondo/Adams Residential Area
The Applicant's request is for R-2-6000 (5.6 units/acre) in the area south of the
extension of Calle Tampico. This is excessive when existing lot sizes and zoning
on surrounding parcels is noted, particularly in the area between Washington and
Calle Rondo. These area are zoned R-1 and existing subdivided lots are in the
12,000 - 15,000 square foot range (approximately 3 units/acre). While it is probably
inappropriate to use lot sizes east of Adams as a psis for establishing densities
since these have ag zoning and can be considered in transition to urbanization, the
same cannot be said for the area between Washington and Calle Rondo. The area north
of the extension of Calle Tampico (R-2-7000) does include 29 acres of golf course
which would reduce net densities to approximately 3.2 units/acre, but this -trade-off
is not available south of the Calle Tampico extension. It also seems that an R-1
zone (allows two dwelling units in a building) is more appropriate than an R-2 zone
(allows eight dwelling units in a building). The scale and mass allowable in the R-1
zone seems more compatible with the character of surrounding single-family uses.
Furthermore, higher density development in this area could have a major grmvth-inducing
impact on undeveloped agricultural land to the east.
FINDINGS
1. The recommended changes of zone are consistent with goals and policies set
forth in the La Quinta General Plan and with provisions of Specific Plan No.
83-001.
2. Revisions to proposed densities in the vicinity of Washington Street and 50th
Avenue and between Calle Rondo and Adams Street south of the Calle Tampico
extension are warranted to assure compatibility with existing and future residential
uses on surrounding property.
Based upon the findings, the Planning Department reconmends
No. 84-006 as requested and approval of Change of Zone No.
attached exhibit entitled "Staff Recommended Zoning".
LLS:dmv
denial of Change of Zone
84-006 as shown in the
® 0
STAFF RECOMMENDED ZONING
i
50 [h AVENUE
R-2-8000 R-2-5000 H
R-5 0
R-2-8000 w
R-S o
N
U
s
R-2-4000
R-2-8000 VAi � a
R-2-3000
North
R-2-1
R-5
%' �VENIDA ULTIHO
J
l ,
a
gi
�l
J
J
AVENIDA NUESTRA
a R-z-7000
R-1-10,000
( jl-
® cin of Ls Qum e 0
Department of Communjty Development
78-105 Cali` Eat do
La Qpinta, 92253
RECEIVED
E �•�
� 4•
City of La Quintz
DATE S w 91 p-5 f., C-f
✓,rM'�ej z �✓r9aifU�
TO: _City Engineer _Desert Sands unified School District
Fire Marshall _Coachella valley Water District
_Health Department _Southern California Water Company
Building Department General Telephone
W —County
Quality Control Board _Southern California Gas Company
_County Planning Postmaster
_City of — Homeowners Association
Cal Trans -chamber of Commerce
FROM: SRK _ 30"Gro A-inciphlr
Sp&1Er-r; Fe"aat rnr Comments on the Following Project:
This case is scheduled for hearing on 1`l aril. 1 5 , 9-1 V 1 —
Comments are requested by M;3i & 2—, Iq 94
----- kla�ad_�k�G:_ t�__pla&, Q3_001_Ap±a Le RZOL'a
--
COMMENTS:
See Attached Sheet.
Submitted By: '
T OMAS G. LL
Title: Su ervisor Ilistribution
Telephone Ho. 398-0154-
Date March 20, 1984
March 20, 1984
Comments:
The Duna La Quinta project has been remarked upon several times by the District,
regarding the impact of the project on existing power facilities serving the City of
La Quinta.
To reiterate same, please note that the power requirements for this project as well
as the Anden Corp. projects, will in fact overload the transformers and facilities at
the District's Marshall Substation, located 100 feet east of Washington Street and on
the north side of Avenida Ultimo.
We will be transferring additional circuit loads from the Marshall substation to other
substations prior to the summer of 1984 in an effort to forestall brownout or blackout
conditions. Please be advised that a new substation must be on line by the summer
of 1985 to insure continued service and development in the City.
The initial site for the new substation was the N/E corner of Avenida Nuestra and
Calle Rondo which would be on the LML Project site. Due to other projects and
changes in the plans for Adams Street and possible changes in the District's trans-
mission and distribution feeders, a new site has been selected which we feel would
prove to be the best over-all location for all concerned.
N� E
The proposed new La Quinta Substation would be located on the N W corner of Calle
Tampico extended and Adams Street, or 330 feet east of Adams Street, see EXHIBIT
"A", and would be developed on a.330' X 330' site with a landscaped earthen berm
around the perimeter, see EXHIBIT "B". If the above is not possible then a sub-
station with four or more Power Delivery Systems as shown, EXHIBIT Cl, C2, and
C3, might be installed in lieu of the standard substation behind the earthen berm.
It is the District's contention that subject substation site, as well as the landscaped
earth berm, would be provided by the developer, or developers, affected by the lack
of service and/or no project status. Acquisition of subject site by July, 1984, would
be required for the substation to be in service by the summer of 1985.
4�9AVW
THOMAS G. HILL
137
a.
31
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330' —
NORTH ELEVATION
M,T.S
330'
N.T: S .
POWER DELIVERY SYSTEM - AS
SHOWN PER EXHIBIT CL
THROUGH EXHIBIT C3.
CRA%U LINK FENCE i•z.O.
-- CALLS ---
TAMPICO --- --
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Ll
ITEM NO.
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ (� THORNBURGH
SECOND BY: GOETCHEUS IMKAMP LIMKIEWICZ SALAS THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO`NTSSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
IMKAMP -
THORNBURGH -
SALAS -
=IKIEWICZ -
UNANIMOUSLY ADOPTED: YES NO
M I N U T E S
PLANNING COMMISSION - CITY OF LA QUINTA 4. A
A Regular Meeting Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California
February 14, 1984
1. CALL TO ORDER
7.00 p.m.
A. Chairman Klin-kdewicz called the Planning Omission meeting to
order at 7:15 p.m. He then called upon City Manager Frank Usher
to lead the flag salute.
2. ROIL CALL
A. Chairman Klimkiewicz requested the roll call. The Secretary called
the roll:
Present: Commissioners Goetcheus, Imkamp, Thornburgh, Salas and
Chairman Klimkiewicz
Absent: None
Also present were City Manager Frank Usher, Principal Planner Sandra
Bonner and Secretary Donna Velotta.
3. HEARINGS
A. Chairman Klimkiewicz introduced the first public hearing regarding
Tentative Tract Map No. 18766, Amended No. 1, a request to divide
15.5+ acres into three lots for the purpose of constructing 28
statutory condominium units located at the southeasterly corner of
Eisenhower Drive and Avenue 50; Landmark Land Ccnpany, Applicant.
He called for the report from staff.
1. Principal Planner Bonner stated that consideration of this case
was continued from the December hearing at the request of the
Applicant. However, the Applicant has withdrawn this request.
In the future, the Applicant may submit a new tract map on the
entire corner of property rather than only the rear portion
adjacent to the La Quinta Stormwater Channel that Tentative
Tract Map No. 18766 covered.
4. CONSENT CALENDAR
A. Notion made by Commissioner Goetcheus, seconded by Commissioner Salas
to adopt the Consent Calendar approving the minutes of January 10, 1984.
1. The minutes of the regular meeting of January 10, 1984 were approved
as submitted. Unanimously adopted.
B. Notion made by Commissioner Goetcheus, seconded by Commissioner Salas
to adopt the Consent Calendar approving the minutes of January 20, 1984.
1. The minutes of the adjourned meeting of January 20, 1984 were approved
as submitted. Unanimously adopted.
f '�t el�
MINUTES - PLANNING CCt*aSSION
February 14, 1984
Page 'Pao.
5. BUSINESS
A. Chairman Klimkiewicz introduced the first item of business as a
request for extension of time for Tentative Tract Map No. 16449,
Amended No. 1, located at the southwesterly corner of Miles Avenue
and Adams Street alignment; LQD, Inc., Applicant. In conjunction
with this request, he introduced the next item of business as
follows.
B. A request for extension of time for Tentative Tract Map No. 16650,
Amended No. 1, located at the southwest corner of Fred Waring Drive
and Adams Street alignment, LQD, Inc., Applicant. Chairman Klimkiewicz
then called for the report from staff.
1. Principal Planner Bonner noted that consideration of the two noted
cases was continued fran the December 13, 1983 and the January 10,
1984 Planning Commission hearings. At the January hearing, the
continuance was granted.with the stipulation that the extension of
time requests would be acted upon at the February meeting. There-
fore, staff recammmends that the Planning Commission forward
recommendations for denials of the extension of time requests for
Tentative Tract Map No. 16449, Amended No. 1 and =1 No. 16650,
Amended No. 1, in accordance with the information presented in the
December 13, 1983 staff report.
Chairman Klimkiewicz called for a motion.
2. Commissioner Imkammp made a motion to deny the request for extension
of time for Tentative Tract Map No. 16649, Amended No. 1, and
Tentative Tract Map No. 16650, Amended No. 1, based on the findings
of the staff report presented at the December 13, 1983 Planning
Commission meeting. Commissioner Thornburgh seconded the motion.
Unanimously adopted.
C. Chairman Klimkiewicz introduced the next item of business as Plot Plan
No. 84-042, a request to construct a single-family house along the west
side of Avenida Diaz, south of Calle Madrid; Michael Head, Applicant.
He called for the staff report.
1. Principal Planner Bonner stated that the Applicant is requesting
to construct a pueblo -style, single-family house on a 50-foot
wide lot along the west side of Avenida Diaz, 250 feet north of
Calle Temecula. She noted that a concern of staff is the issue of
compatibility. The immediate area is developed with a wide range
of housing types; however, there are no pueblo -style hones within
over a five block radius of this site. Staff is therefore hesitant
to recommend approval of yet another different style of hone. It
is felt that to start sane consistency, it is important to encourage
designs which already exist within the vicinity as, while variety is
desirable, a large degree of variety creates the appearance of chaos.
Staff is therefore requesting that the Planning Commission continue
consideration of Plot Plan No. 84-042 to the March 13, 1984 meeting
to allow time for a study session to discuss the policies regarding
what constitutes compatibility.
MINUTES - PLANNING CCM IISSION
Febxvaxy 14, 1984
Page Three.
After a brief discussion, the Planning Commission agreed to meet
on Friday, February 24, 1984, at 3:30 p.m., for a study session
regarding design criteria.
Chairman Klimkiewicz then called for a notion.
2. Conmissioner Thornburgh made a motion to continue consideration of
Plot Plan No. 84-042 to the March 13, 1984 meeting to allow the
Cc mission time to discuss design criteria. Ccnaissicner Goetcheus
seconded the notion. Unanimously adopted.
D. Chairman Klimkiewicz introduced the next item as Plot Plan No. 84-045,
a request to construct a single-family house along the east side of
Avenida Juarez, south of Calle Ensenada; Earle Krepelin, Applicant.
He called for the staff report.
1. Principal Planner Bonner stated that the request is consistent
with the zoning, the proposed house is conipatible with the
surrounding development and if the house is constructed in
accordance with the conditions of approval, the design will be
in compliance with the City's adopted standards. Therefore,
staff recommends that the Planning Conmission approve this
request.
It was noted that three additional conditions were added to the
standard set of conditions to which the Applicant must comply:
1. The driveway shall be surfaced with concrete with asphalt
connecting pavement.
2. All bedrooms shall have a minimum 10-foot width and depth
dimensions.
3. The exterior walls shall be covered with stucco.
Chairnun Klimkiewicz called for a motion.
2. Commissioner Thornburgh made a motion, based upon findings in the
staff report, to approve Plot Plan No. 84-045 in accordance with
Exhibits A, B and C and subject to the attached conditions.
Commissioner Imkamp seconded the motion. Unanimously adopted.
E. Chairman Klimkiewicz introduced the next item as Plot Plan No. 84-046,
a request to construct a single-family house along the west side of
Avenida Madero, south of Calle Madrid; Thomas Baker, Applicant. He
then called for the staff report.
1. Ms. Bonner stated that the request is consistent with the zoning,
the proposed house is ccupatible with the surrounding development
and if the house is constructed in accordance with the conditions
of approval, the design will be in compliance with the City's
adopted standards. Therefore, staff is recomuending that the
Planning Conmission approve this request.
MINUTES - PLANNING CMnSSICN
February 14, 1984
Page Four.
Chairman Klimkiewicz called for a motion.
2. Commissioner Imkamp made a motion based upon findings in the staff
report recommending approval of Plot Plan No. 84-046 in accordance
with Exhibits A, B and C and subject to the attached conditions.
Commissioner Thornburgh seconded the motion. Unanimously adopted.
F. Chairman Klinkiewicz introduced the next item of business as Plot Plan
No. 84-048, a request to construct a single-family house on Cameo Dunes
Place; Demons Spates, Applicant. He called for the staff report.
1. Principal Planner Bonner stated that this request is consistent with
the zoning, is compatible with the surrounding develops ent and if it
is constructed in accordance with the conditions of approval, the
design will be in compliance with the City's adopted standards It
was noted that the rear yard setback must be increased to a mmminimmmun
of 10 feet in accordance with the zoning requirements. Therefore,
staff is recommending that the Planning Commission approve this
request.
Chairman Klimmmkiewicz called for a motion.
2. Commissioner Imkamp made a motion to approve Plot Plan No. 84-048
in accordance with Exhibits A, B and C and subject to the attached
conditions, based on findings in the staff report. Commissioner
Salas seconded the motion. Unanimously adopted.
G. Chairnun Klinkiewicz introduced the next item of business as Plot Plan
No. 84-050, a request to construct a single-family house along the east
side of Avenida Madero, 200' north of Calle Temecula; Tan Kennedy,
Applicant. He called for the staff report.
1. Principal Planner Bonner stated that this request is consistent with
the zoning, the house is in compliance with the City's adopted standards
and the proposed house is compatible with the surrounding development.
Therefore, staff is recommending that the Planning Commission approve
this request.
Chairman Klinkiewicz called for a motion.
2. Chairman Klimkiewicz made a motion based on findings in the staff
report recommending approval of Plot Plan No. 84-050 in accordance
with Exhibits A, B and C and subject to the attached conditions.
Commissioner Goetcheus seconded the motion. Unanimously adopted.
H. Chairman Klinkiewicz introduced the next item of business as Plot Plan
No. 84-051, a request to construct a single-family house along the east
side of Avenida Villa, north of Calle Sinaloa; Desert Affordable Housing,
Applicant. He called for the staff report.
MINUTES - PLANNING CCM IISSION
February 14, 1984
Page Five.
1. Ms. Bonner stated that the request is consistent with the zoning,
the house is compatible with the surrounding development and if
the house is constructed in accordance with the conditions of
approval, the design will be in compliance with the city's adopted
standards. Therefore, staff is recommending that the Planning
Commission approve this request.
Commissioner Klimkiewicz called for a motion.
2. Cortnissioner Thornburgh made a motion based on findings in the staff
report recommending approval of Plot Plan No. 84-051 in accordance
with Exhibits A, B and C and subject the attached conditions.
Commissioner Inkamp seconded the motion. Unanimously adopted.
I. Chairman Klimkiewicz introduced the next item of business as Plot Plan
No. 84-052, a request to construct a single family house along the west
side of Avenida Ramirez, south of Calle Nbnterey; Rick and Laurie
Johnson, Applicants. He called for the staff report.
1. Ms. Bonner stated that the request is consistent with the zoning,
is in compliance with the City's adopted standards and is compatible
with the surrounding development. Therefore, staff is rec.-am Tending
that the Planning Commission approve this request.
Commissioner Klinkiewicz called for a motion.
2. Commissioner Imkamp made a motion based upon findings in the staff
report recommending approval of Plot Plan No. 84-052 in accordance
with Exhibits A, B and C and subject to the attached conditions.
Commissioner Thornburgh seconded the motion. Unanimously adopted.
J. Chairman Kln-kiewicz introduced the next item of business as a pre-
sentation of Specific Plan No. 83-002, Oak Tree West, a proposed
private covunity on 1,665± acres with 5,250 residential units, four (4)
18-hole golf courses, 35 acres of retail commercial and office uses and
a 400-room hotel; LML Development Corporation of California, Applicant.
He noted that this presentation is for information only. The Planning
Commission would not be ruling on this project at this meeting.
Kay chandler, LML Development Corporation of California, by the display
of renderings and slides, explained the development criteria governing
the orderly development of this project. He further explained items
such as circulation elements, land use showing where the residential,
hotel and cannercial areas would be constructed and the construction
of a fire station for the City of La Quinta.
K. Chairman Klimkiewicz introduced the next item of business as a report
from staff with regard to hearing dates for Duna La Quinta and Oak
Tree West.
0
MINUTES - PLANNING CCWISSION
February 14, 1984
Page Six.
Staff reported that Dana La Quinta and Oak Tree West proposed
Specific Plans are.scheduled for their first hearings before
the Planning Cc miission on March 13, 1984 and that no date has
been scheduled for their hearings before the City Council. It
was noted that copies of the proposed Dana La Quinta Specific
Plan are being distributed for review at this time. The items
of most contraversy at this time are the proposed 100-unit motel
and office complex at the southwest corner of Washington.Street
and 50th Avenue and the addition of six acres of new commercial
at the northeast corner of Calle Tampico and Desert Club Drive.
L. Chairman Klimkiewicz introduced the last item of business as Plot Plan
No. 84-049, a request to construct a single-family house along the east
side of Avenida Mendoza, 300' south of Calle Chillon; Pad Taylor,
Applicant. He called for the staff report.
1. Principal Planner Bonner stated that staff has several concerns
with regard to this request. The proposed house has a flat roof,
parapet walls and a tile -covered porch covering the entryway area.
Almost all of the ornamentation is on the front of the house. All
houses in the surrounding area are conventional California Ranch
style with wood siding and peaked roofs which gives a continuity
of design. Staff feels that it would be appropriate that the design
of this proposed house be generally consistent, expecially with
respect to the roof design. Also, both the adopted City policies
and the Planning Coimission's past actions have established criteria
for houses with pitched roofs. However, no standards have been
established for houses such as this with a flat roof and parapet
walls. Staff feels that without special design treatment, this
general type of housing can appear plain and boxy. Therefore,
staff reccmTe-*ds that the Planning Commission continue consideration
of Plot Plan No. 84-049 to allow time to discuss these general con-
cerns at a study session.
After a discussion between the Commissioners and the Applicant,
the Applicant agreed to comply with a request to add ornamentation
and a peaked roof with 18" eaves. Therefore, Chairman Klimkiewicz
called for a motion.
2. Camiissioner Thornburgh made a motion to approve Plot Plan No. 84-049
in accordance with Exhibits A, B and C and subject to the standard
set of conditions, as amended. Commissioner Goetcheus seconded the
motion. Unanimously adopted.
�. * l: �Iulpgm
There being no further items of agenda to come before the Planning CamLissicn,
Chairman Klimkiewicz called for a motion to adjourn.
Commissioner Salas made a motion to adjourn to the regular meeting of March 13,
1984, at 7:00 p.m., in La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA.
The regular meeting of the Planning Commission of the City of La Quinta,
California was adjourned at 9:25 p.m., February 14, 1984, at La Quinta City
Hall, 78-105 Calle Estado, La Quinta, CA. I Zr
RE:
ITEM NO. ,L✓ /G
DATE
PLANNING COMMISSION MEETING
:?,14 %ice,, -4 /8;
MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS
SECOND BY• GOETCHEUS IMKAMP KLIMKIEWICZ SALAS
DISCUSSION:
THORNBURGH
THORNBURGH
ROLL CALL VOTE:
CO^!MISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
IMKAMP -- -
THORNBURCM -
SALAS
KT TAIKTEWICZ -
UNANIMOUSLY ADOPTED: YES NO
i
/ - 4..
s MEMORANDUM . A
CITY OF LA QUINTA
s
C�MOFp4
To: Honorable Chairmen and Members of the Planning Commission
From: Lawrence L. Stevens, Planning Director
Date: April 10, 1984
Subject: Tract Map No. 18767
Location: Calle Norte
Applicant: Landmark land Company
Request: To Review Proposed Minor Revisions to Building Plans.
The Applicant has submitted revised building plans for the second portion of this
phase of Duna La Quanta. These units would be located parallel to the CVWD Storm -
water Channel and on top of the levee.
staff's initial review indicates that the plans are not in substantial conform-
ance with those reviewed by the Planning Commission and City Council in conjunction
with Tentative Tract No. 18767. As a result, this matter is being scheduled for
additional review prior to issuance of building permits. Concerns primarily
relate to building height, building mass and density. These issues were raised
during the previous reviews.
Height
Revised plans show a reduction in building height from three stories (35' on
entry side and 25' on top of levee) to two stories (29' on entry side and 20' on
top of levee). According to the "line -of -sight" diagram these units will have a
slightly lower profile. It should be noted that the elimination of one story has
only resulted in a 5'-6' overall height reduction of the structures.
Mass
Revised plans have substantially altered the roof design increasing the amount
of exposed roof area from the prior plans which included variable roof pitches
and angles. The proposed roof pitch appears to be slightly less steep than the
4 in 12 slope on the prior plans. Revised plans also provide for much less
variation in roof lines. The reduction in stories has resulted in an increase
in building width with the triplexes being 10 feet or more wider. overall, the
visible bulk of the revised plans seem more massive than the former ones.
The Planning commission Aft
Tract Map No. 18767
Page Two.
Density
The number of units in this portion of the project was originally approved at
58 and is being reduced to 54 to accommodate the widened triplex units.
It is Staff's judgement that the proposed revisions will result in a different
visual environment. This will occur primarily within the project as demon-
strated by the line -of -sight diagram. Generally, the increased mass along with
less variation in design elements will make the project appear more intense
(when, in fact, it has less units).
Plans will be available for review at the study session and the meeting.
.iaw�u�uma�ne M ��
The Planning Department recommends that the Applicant be directed to work with
Staff to develop revisions to the triplex units (i.e. building off -sets, roof
pitch variation, etc.) which would serve to "break up" the long expanses of
roof. These revisions would not require additional Commission review unless
Staff and the Applicant cannot resolve any differences.
A7,/P/A-
Lawrence L. Stevens
Planning Director
LLS/aj
ITEM NO.
DATE
i
RE: J�X�-�
��
PLANNING COMMISSION MEETING
`
MOTION
BY:
GOETCHEUS
IMKAMP
KLIMKIEWICZ SALAS
SECOND
BY:
GOETCHEUS
IMKAMP
KLIMKIEWICZ SALAS
DISCUSSION:
ROLL CALL VOTE:
COPR-II S S IONERS :
GOETCHEUS
IMKAMP
THORNBURGH
SALAS
Ki-lKIFWICZ
UNANIMOUSLY ADOPTED
THORNBURGH
THORNBURGH
AYE NO ABSTAIN ABSENT PRESENT
YES
NO
2 MEMORANDUM
Y
4� CITY OF LA QUINTA
SF'
CF'y OF
To: The Honorable Chairman and Menbers of the Planning Commission
From: Sandra Bonner, Principal Planner
Date: April 10, 1984
Subject: PLAT PLAN NO. 84-042
Location: West side of Avenida Diaz, south of Calle Madrid
Applicant: Michael Head
Request: Construct a Single -Family House
The Applicant has withdrawn the plans for the proposed pueblo -style house. The
Applicant will be re:mhnitting new house plans for this lot in the near future.
RECO11=ATION
Staff recommends that the Planning Commission table consideration of Plot Plan
No. 84-042. The case will be rescheduled upon staff's receipt of revised plans.
SLB:dmv
ITEM NO. DATE 4-In
- 7 7
PLANNING COMMISSION MEETING
am
MOTION BY 'r NSI IMKAMP KLIMKIEWICZ SATAS THORNBURGH
SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ -57CD�S) THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
CO'TffSSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS —
IMKAMP —
THORNBURGH -- —
KL .IKIEWICZ —
UNANIMOUSLY ADOPTED: YES NO
L
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1. The development of the site shall be in conformance with the Exhibits A, B and
C contained in the file for Plot Plan No. 83-029 unless otherwise amended by
the following conditions.
2. The approved plot plan shall be used within two years of the approval date;
otherwise, it shall become null and void and of no effect whatsoever. By
"use" is meant the beginning of substantial construction, not including grading,
contemplated by this approval which is begun with the two-year period and is
thereafter diligently pursued to completion.
3. Water and sewage disposal facilities shall be installed in accordance with the
requirements of the Riverside County Health Department.
4. Fire protection shall be provided in accordance with the standards of the
uniform Fire Code as adopted by the City of La Quinta.
5. Prior to the issuance of a Certificate of Occupancy, the Applicant 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 twlo (2), 15-gallon street trees. The plan shall indicate the irri-
gation system and the location of the required three (3) outdoor water spigots.
All trees and plants shall be maintained in viable condition for the life of
the approved use. Icu�a: ;S f �1ryn�
6. The Applicant wil]/be required to post a cash bond, performance bond or other
financial arrang t acceptab e to the City Attorney and City Engineer with
the Cep F 3tp-Devel"pment Department for the installation of the required
street improve-ents along Avenida Oki including curb, gutter and connecting
pavement. The anuunt of this bond shall be $1,000, which shall be submitted
to and accepted by the City of La Quinta/ i-tyeloepant Director -and -
prior to the issuance of a1���building permit. \ j,, ,,, \)�1-�
wl-mv of ,r
7. The heating and cooling mechanical equipment shall be ground mounted.
8. Refuse containers and bottled gas containers shall be concealed by fencing or
landscaping.
9. A3: -L _ _ _ shall
L Width
Gf- 18 iAty s
� 36. The Applicant shall obtain clearances and/or permits from the following
agencies:
° City Engineer/Public Works
• Riverside County Health Department
• City Fire Marshall /ra4r ; 5
° Y Bevelp� itege part Tent
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- - -- - -
------ ------ -- ----------- - -- --- -- -
Aft
To: The Honorable
t
From:
MEMORANDUP
CITY OF LA QUINT
and Members of the
Date: 3 by �/ 1 Ct 3�1/
6- `. i
- t)�
Sit,
The siting or 1
development in
front yard seta
lei
JJ �r7�/ �✓ lG /J�_
a ion of the house on the lot is consistent with bo the existing
area and the zoning requirements. The house will ve 20-foot
:�k, foot sideyard setbacks and a �0-foot rear yard setback.
26
Desiqn of S cture \
The floor 1 n is consistent with the City's adopted standards for single -fame y
houses. e home has 1,J'D square feet of livable area, 4I 06* bedrooms with imam
ten -foot clear dimensions, two full bathrooms and an attached, double -car garage with
a connecting door into the house. — - \
IMI
Concerningthe exterior of the h --- - - - - - - -
ou�e, the overall height off thg bui is�--
4---ti ,4 F ��w . ��y i owe �R 3 zoning.
ray L feet, which is , -
The housewill have stucco exterior yTallsa•'+h :a-� --
of the cmThe roof will have a Pand 12
r hL pitch and be covered with cw.(v-e�}.-
{1 (t/GQ4=4t -h=Y The width of the roof eaves
Sb5€f r\ than al i e-ues_ 7 Q mocha e I� l C
n�i..1_ _�.._ } (i S
_ This design
is compatible with
the surrounding homes whicnnconsist of a--
.d= -
/ z TJ��� GG(./
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Additional Ccmrents
A detailed landscaping plan will be req4red prior to the issuance of a building
permit. This plan will indicate the three (3) outdoor spigots and (2),
15-gallon street trees which are ed by the City.
Staff has determined that this pro�Ject is exempt from the requirements of CBQA and
a Notice of Exemption has been fled.
Findings
1. The request is ccnsis t with the zoning. \
2. If the house is ccoonrysstructed in accordance with the conditions of a r \, the
design will be incompliance with the City's adopted standards.
3. The prcposed se is compatible with the surrounding development.
REDID M07ION \ .
Based upone findings, the Planning Cmmissicn reomuends approval of Plot Plan
No. accordance with Exhibits A, B and C and subject to the attached
conditions.
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CONDITIONS OF APPROVAL:---/ -_/-- -- - - — - - c%
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1. shall conform with Exhibits "A" " nn
contained in the Ccmmmity Develogrent Department's file for Plot Plan No. 84-05rL7,
and the following conditions, which conditions shall take precedence in the event
of any conflict with the provisions of the plot plan.
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