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1984 05 08 PCAGENDA PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting to be held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California May 8, 1984 7:00 p.m. 1. CALL TO ORDER A. Flag Salute 2. ROLL CALL 3. HEARINGS A. Change of Zane Case No. 84-008, a request by General Management Corporation dba "Horizon Palms" to change the existing zoning fron R-1-12,000/PD to R-1-10,000/PD to allow for a planned residential development in accordance with a proposed tentative tract. 1. Report from Staff. 2. Motion for Adoption. B. Tentative Tract Map No. 19903, a request to subdivide a 40.4 gross acre site into 168 lots for the purpose of constructing a 160-unit, single-family, planned residential development, located at the south- west corner of Fred Waring Drive and Dune Palms Road alignment; General Management Corporation dba "Horizon Palms", Applicant. 1. Report from Staff. 2. Notion for Adoption. C. Tentative Tract Map No. 19987, a request to subdivide a 32.3 acre parcel into 163 lots for the purpose of constructing a 162-unit, single-family, planned residential development, located at the south- west corner of Westward Ho Drive and Dune Palms Road; Don Young/ Barry Schloss et al, Applicant. 1. Report from Staff. 2. Motion for Adoption. 4. CONSENT CALENDAR A. Approval of minutes fran regular meeting of March 13, 1984. B. Approval of minutes from adjourned meeting of March 27, 1984. C. Approval of minutes from regular meeting of April 10, 1984. AGENDA - PLANNING ccwissIm May 81 1984 Page 2. 5. BUSINESS A. Plot Plan No. 84-058, a request to construct a single-family house at 53-395 Avenida Juarez, a single lot along the east side of Avenida Juarez, 200 feet north of Calle Colima; Rosser Donley, Applicant. 1. Report fran Staff. 2. Nbtion for Adoption. 6. M ITEM NO. �J ' g-21 DATE S 8 8 PLANNING COMMISSION MEETING - 'f, i O n U MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS THORNBURGH SECOND BY: GOETCHEUS /IMKAM/IJ� �JKLI�MKI�EWICZ THORNBURGH DISCUSSION:/p _lr A� `�`,<%�o*t vvwv'�w. ?'' 57 Li ROLL CALL CO'!MffSSIONERS: GOETCHEUS IMKAMP THORNBURGH SALAS KLr-7IEWICZ UNANIMOUSLY ADOPTED AYE NO ABSTAIN ABSENT YES NO PRESENT v v ITEM NO DATE PLANNING COMMISSION MEETING MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS DISCUSSION: ROLL CALL VOTE: THORNBURGH THORNBURGH COHIMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS - IMKAMP - THORNBURGH - SALAS - KL ,IKIEWICZ - UNANIMOUSLY ADOPTED: YES NO MEMORANDUM 3. 4 (iC7,��40FTva)25 CITY OF LA aUINTA To: The Honorable Chairman and Members of the Planning Commission From: Planning Department Date: May 8, 1984 Subject: CHANGE OF ZONE CASE NO. 84-008 Location: Southwest Corner of Fred Waring Drive and Dune Palms Road (Future Alignment) Applicant: General Managenent Corporation dba "Horizon Palms" Request: Approval of a change of zone from R-1-12,000/PD to R-1-10,000/PD to allow for a planned residential development in accordance with a proposed tentativ<::'.+:ict. •• "Jamliffleaki • • 1. General Plan: Very Low Density Residential/Planned Residential Development. 2. Zoning: R-1-12,000/PD. 3. Existing Conditions: The terrain of the vacant, 40-acre site is primarily flat with several low sand dunes. The property to the east, west and south has similar terrain and is also vacant. The property to the north is within the Bernwda Dunes Country Club area and is developed with single-family dwellings which face directly onto Fred Waring Drive. Fred Waring Drive is an existing, two-lane, paved road and Dune Palms Road is an unimproved, 60' right-of-way. Sewer and water lines are installed within less than one -quarter mile of the site and other urban services and utilities are also available to the site. 4. Environtrental Assessment: An Initial Study Environmental Assessment has been prepared for the project and it has been determiner) by staff that the project could have a significant effect on the environment as a result of the develop- ment of urban uses within the habitat area of Coachella Valley's fringe -toed lizard (a designated rare and endangered species). In addition, Desert Sands Unified School District has stated that the project will adversely impact schools which are currently overcrowded. The Planning Department feels that these impacts can be adequately mitigated by conditions of approval to be placed on the tentative tract. As a result, a Negation Declaration can be approved for the project. 5. Project Description: The Applicant proposes to change the zoning from R-1-12,000/PD to R-1-10,000/PD to allow for a higher density for a proposed planned residential development. Tentative Tract Map No. 19903, a 160-unit, planned residential development, has been submitted for concurrent processing. STAFF REPORT - PLAMING COMMISSION May 8, 1984 Page 2. 6. Prior Actions/Other Factors: a. Riverside County has recently approved 416 dwelling units on a 77-acre site at the northwest corner of Washington Street and Fred Waring Drive. This would yield a density of 5.4 units/acre. b. There is a Riverside County approval for a 130-acre project, which is an expansion of the Bermuda Dunes Golf Course development, at the northwest corner of Jefferson Street and Fred Waring Drive for 350 dwelling units at a density of 5.3 units/acre. c. The City has received an application for a 140-unit, planned residential development on a 33-acre parcel immediately adjacent to the subject site's southerly boundary. d. In February 1984, Riverside County amended their Comprehensive General Plan to designate the area north of Fred Waring Drive as an Urban Area with residential development permitted at densities of 2 to 8 units per acre. STAFF COMM MS AND ANALYSIS There is some discrepancy between the land use designation of Very Low Density Residential (3 or less units/acre) and the requested zoning of R-1-10,000 (approximately 4 units/acre). At the time that the City adopted general plan designations for the annexation area (which includes the subject site), the County General Plan designated the nearby Bermuda Dunes area as Very Low Density Residential, but subsequent general plan changes (See 6.d. under "Background Information ).and existing zoning (R-1 and R-5) allow for higher densities. Recent approvals in the unincorporated areas are in excess of 5 units/acre (See 6.a. and 6.b. under "Background Information").. It should be noted that, while the zoning being requested for the proposed project exceeds the stated limits for the general plan land use designation, the density would generally comply with other goals and objectives of the general plan and would be compatible with existing and proposed development in the vicinity. Furthermore, designs for the planned residential development submitted in con- junction with this zone change provide for: 4 units/acre, which is less density than that approved on other property in the vicinity. 71% useable open space (defined as those portions of the site not covered by streets, parking, driveways or structures) which exceeds the 40% minimum open space requirement for planned residential developments. substantially increased setbacks between the dwelling clusters and adjacent streets and property which serve to maintain the appearance of a very low density project. ' STAFF REPORT - PLANNING COMMISSION May 8, 1984 Page 3. In general, the project design submitted with the tentative tract seems consistent with goals and policies of the general plan which encourage planned residential developments with cluster housing to maximize open space and which encourage development of a variety of housing types with designs which are compatible with existing and proposed development in the vicinity. CONCLUSIONS 1. All necessary utilities and public services can be provided to the site. 2. The proposed density is compatible with current Riverside County general plan designations for the adjacent unincorporated area on the north side of Fred Waring Drive. 3. The proposed density is less than the densities of both existing development and other approved projects on nearby property. 4. Although the density would be increased by one unit per acre over the current zoning, the amount of useable open space within the project with its proposed design will be 71%, which substantially exceeds the 40% minim= open space requirci-L-nnts. 5. The design of the proposed project provides for clustering of dwelling units and substantial setbacks which will maintain a low density appearance. 6. Potential adverse environmental effects can be adequately mitigated by conditions to be placed on the development. FINDINGS 1. The proposed zoning and related density is conpatible with that of existing and proposed developments on other property in the vicinity. 2. The proposed zoning is consistent with the goals and policies of the La Quinta General Plan. 3. The proposed zoning is canparable with Riverside County's land use designation and zoning for unincorporated areas north of the subject site. 4. Approval of the request and subsequent development of the site in accordance with specified mitigation measures will not result in a significant adverse impact on the environment. STAFF RECOMMENDATION Based upon the above Findings, the Planning Department reccn¢nends that Change of Zone Case No. 84-008 be approved as requested in accordance with attached Exhibit "A". SIAF? REPORT - PLANNING COMMISSION May 8, 1984 Page 4. The Planning Conmission shall, by motion, approve, deny, or continue this zone change application and shall transmit said recatmendation to the City Council for a public hearing. FIR O LLS:dmv ME;jG U W* ITEM NO. DATE PLANNING COMMISSION MEETING MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS THORNBURGH SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ THORNBURGH DISCUSSION: ROLL CALL VOTE: C O= S S IONERS : GOETCHEUS IMKAMP THORNBURGH SAI AS KLrYIEWICZ UNANIMOUSLY ADOPTED: AYE NO ABSTAIN ABSENT YES NO PRESENT _0 J E MEMORANDUM CITY OF LA QUINTA • 8. To: The Honorable Chairman and Members of the Planning Commission From: Planning Department Date: May 8, 1984 Subject: TENTATIVE TRACT NO. 19903 Location: Southwest corner of Fred Waring Drive and Dune Palms Road (Future Alignment) Applicant: General Management Corporation dba "The Horizon Palms" Request: Approval to establish a 160-unit, single-family, planned residential development on a 40-acre site. / A,6 0,, BACKGROUND INFORMATION ( %� 1. General Plan: Very Low Density Residential/Planned Residential Development 2. Zoning: R-1-12,000/PD. Change of Zone Case No. 84-008 has been filed in conjunction with this application. 3. Existing Conditions: The terrain of the vacant, 40-acre site is primarily flat with several long sand dunes. The property to the east, west and south has similar terrain and is also vacant. The property to the north is within the Bermuda Dunes Country Club area and is developed with single-family dwellings which face directly onto Fred Waring Drive. Fred Waring Drive is an existing, twn-lane, paved road and Acne Palms Road is an uninproved, 60, right-of-way. Sewer and water lines are installed within less than one -quarter mile of the site and other urban services and utilities are also available to the site. 4. Environmental Assessment: An Initial Study Environmental Assessment has been prepared for the project and it has been determined by staff that the project could have a significant effect on the environment as a result of the develop- ment of urban uses within the habitat area of Coachella Valley's fringe -toed lizard (a designated rare and endangered species). In addition, Desert Sands Unified School District has stated that the project will adversely impact schools which are currently overcrowded. The Planning Department feels that these impacts can be adequately mitigated by conditions of approval to be placed on the tentative tract. As a result, a Negation Declaration can be approved for the project. _:J + P STAFF REPORT - PLANNING M4MISSICN May 8, 1984 Page 2. 5. Project Description: The Applicant is proposing 160 residential units on 168 lots using a "postage -stamp" design for 160 residential lots with 8 cannon recreation lots. The project design shows 7 residential clusters with each grouped around a landscaped open area which includes a swimming pool and spa. There is also a carmunity recreation facility consisting of a swimming pool, cabana and 4 tennis courts. The project entry is from Fred Waring Drive although an emergency access to Dune Palms Road is also proposed. A main loop street (32' wide) is provided within the project and it serves 6 additional loop streets (32' wide) for the various residential clusters. Proposed set- backs are 70' for structures and 18 feet for interior streets along the Fred Waring Drive frontage and 80 feet for structures and 22 feet for interior streets along Dune Palms frontage. Plans submitted for the dwelling units indicate two types of units, with 80 of each type, will be provided in the project. Unit #1 is a one-story (14' high), approximately 830 square foot (gross), two-bedroom/two-bath dwelling with an attached 448 square foot garage. Unit #2 is a one-story (14' high), 1225 square foot, two-bedroom/two-bath dwelling with a family roan and an attached 430 square foot garage. Both units have a stucco exterior wall treatment with wood trim and a tile roof. There are two units per structure and they use a zero -lot line concept with the "postage stag" subdivision design. 6. Other Factors/Prior Action: a. Coachella Valley Water District - Reports land safe fran stormwater flaws except in rare instances and is Zone C on flood insurance rate maps. Will furnish sewer and water per District regulations. Shall annex to Improvement District Nos. 58 and 81 for sanitation service. b. City Engineer - All public and private streets shall be constructed to City standards. Submit soils report, hydrology study, grading plan. Protect building pads from 100-year storm. Sewer and water systems to meet City and CVWD standards. Obtain Fire Marshall approval. Place all utilities underground. Need channelization plans for roads. c. Fire Marshall - Install hydrants per City standards with 2500 gpm fire flow for 2-hour duration. Submit water system plans. Fire protection to be operational prior to canhustible construction. d. Building Department - None. e. Southern California Gas Ccupany - None. f. Ccments were requested, but not received from Health Department, County Planning Department, Coachella Valley Ecological Reserve Foundation, Desert Sands Unified School District, Imperial Irrigation District, General Telephone and Chamber of Commerce. STAFF CON1,7ENTS AND ANALYSIS Both the substantial public street setbacks and the cluster subdivision design will allow the perimeter security wall to be adequately 'set back along both public streets to create an appropriate visual environment. The use of a meandering sidewalk and security wall will enhance the project appearance. The wall should have an average setback of 20' from Fred Waring Drive and 10' from Dune Palms Road. STAFF REPORT - PLANNING COMMISSION May 8, 1984 Page 3. There are sane additional concerns related to the internal circulation plan that should be addressed. Two of the proposed intersections (near Lot 15 and near Lot 144) cone together at unusual angles and could create sane traffic conflicts. The two circle -type intersections (near Lot 120 and near Lot 46) on the main loop road can also create traffic conflicts. In addition, a number of the driveways serving individual residences are excessive in length creating difficulty in backing out of them or are inappropriately located to allow backing out into an intersection of the private road system. The proposed emergency access road appears to exceed to 10% maximum slope standard for roadways. Each of these design concerns can be resolved with minor changes to proposed plans (i.e., road realignments, change to building pad locations, provision for driveway turnarounds, etc.). The proposed unit sizes are less than the standards established for planned residential developments in Ordinance No. 38, in that: - more than 40% (actually 50%) of the dwelling units are less than 1000 square feet of living area; and, - 80 of the multi-bedroan units are less Than 900 square feet of living area. Zoning regulations do provide that the number of units less than 1000 square feet may be increased if: 1. The location and appearance of the units are compatible with the area in which the development is located. 2. The amount of usable open area substantially exceeds the 40 percent of net area as required by Section 18.5(2). 3. The dwellings having less than 1000 square feet of livable area are evenly distributed throughout the entire project. Concerning the first criteria, the siting and the appearance of the units is compatible with the surrounding area. By grouping two units within a single structure, the smaller unit size is not apparent and the size of the structure is ccuparable to the single-family houses located to the north. Concerning the open space requirement, the Applicant has calculated that 71% of the site is in usable open space, which substantially exceeds the minimum 40%. Lastly, the design provides for the even distribution of the project within each cluster and therefore, within the project as a whole. However, the smaller units (Unit #1) are less than 900 square feet and contain two bedrooms. There is no provision to modify this requirement so plans must be revised accordingly. CONCLUSIONS 1. The proposed private street system within the project will adequately provide for safe and smooth traffic flow and emergency vehicle access provided several minor changes are made. STAFF REPORT - PLANNING CO*R+IISSION May 8, 1984 Page 4. 2. The proper use of setbacks along public streets and the cluster subdivision design will enhance the appearance of this project as one with lesser density than is actually provided. 3. Proposed recreational facilities seem adequate to accommodate the anticipated number of residents. 4. There is a large number of smaller dwelling units, but they are grouped so that each building has two units reducing the appearance of the smaller size. In addition, the unit type groupings are scattered throughout the project. 5. All of the proposed Unit #1 dwellings are less than the 900 square foot minimum required for tca-bedroom dwelling units. 6. There is extensive open space provided throughout this planned residential development. 7. Adequate provision can be made for public services and utilities according to affected agencies. No major concerns are expected to be raised by non - responding agencies. IT RM 1. The proposed tentative tract map is consistent with goals and policies set forth in the La Quinta General Plan. 2. The design and improvement of the proposed 168-lot subdivision is consistent with the la Quinta General Plan. 3. The subject 40-acre site is physically suitable for a 160-unit, planned residential development with a density of 4 dwelling units per acre. 4. The design of the subdivision and its related improvements are not likely to cause environmental damage or substantially and avoidably in fish and wildlife or their habitat provided that approval conditions related to mitigation measures for the fringe -teed lizard are complied with. 5. The design of the subdivision and the type of improvements are not likely to cause public health problems nor would they conflict with existing public easements. 6. The location and appearance of the proposed dwelling units are compatible with the area in which the 160-unit, planned residential developn ent is located. 7. The proposal to provide approximately 700 of the site as usable open area substantially exceeds the minimum requirements for planned residential developments. STAFF REPORT - PLANNING COMMISSION May 8, 1984 Page 5. 8. The dwellings which are less than 1000 square feet of livable area will be evenlydistributed throughout the entire project and requirements applicable to minimum dwelling unit sizes can be satisfied provided that conditions of approval are complied with. 9. Approval of the proposed project will not result in a significant adverse impact on the environnent provided that conditions of approval are complied with. STAFF Psco lEMATION Based upon the above. Findings, the Planning Department recorrends approval of Tentative Tract No. 19903, subject to the following conditions: General 1. Tentative Tract Map No. 19903 shall comply with standards and requirements of the State Subdivision Map A.^.* -and the City of La Quinta Land Division Ordinance, unless otherwise modified by Lhe following conditions. 2. This tentative tract map approval shall expire two years after the date of approval by the La Quinta City Council unless approved for extension as provided for by the City of La Quinta Land Division Ordinance. 3. Tract phasing plans (if any), including any proposed phasing of public improve- ments, shall be submitted to the City Engineer and Community Development Department for review and approval. 4. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following public agencies: ° Riverside County Environmental Health Department ° City Engineer ° City Fire Marshall ° Comcmmity 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 contemplated herewith. Building Design Review 5. The development of the site and buildings shall comply with approved Exhibits A,B,C&D as contained in the Corn nity Development Department's file for Tentative Tract Map No. 19903, unless otherwise amended by the following conditions. 6. Plans for Unit #1 shall be revised to provide a minimum livable floor area of 900 square feet. 7. Provision shall be made to evenly distribute the Unit #1 structures throughout the entire project. STAFF REPORT - PLANNING Oa,1MISSICN May 8, 1984 Page 6. Streets, Parking and Circulation 8. The Applicant shall comply with the requirements of the City Engineer as stated in the response letter dated March 27; 1984 (copy attached). 9. All street right-of-way shall be dedicated and improved in accordance with the General Plan Circulation Element and City standards in effect at the time of recordation of the final map. 10. Fred Waring Drive and Dune Palms Road along the property frontage shall be constructed to their ultimate $j-width right-of-way standards. 11. The emergency access road to Dine Palms Road shall be relocated to the north and designed to a grade of 10% or less. 12. The internal private road system shall be reviewed with the Community Development Department and may be required to be redesigned to eliminate traffic problems in intersection designs. 13. Driveway locations and design near private road system intersections shall be reviewed with the Couunity Development Department and may be required to be redesigned. 14. The Applicamt ahall sukmit plans showing the location and design of the entry gate and gatehouse (if any) to the Conmmnity Development Department for review and approval. 15. The Applicant shall install street as required along Fred Waring Drive and Dune Palms Road in accordance with a street lighting plan approved by the Ccmrnmnity Development Department. Upon installation, ownership of the lights shall be transferred to the City. 16. The Applicant shall install a raised center median island, including landscaping and irrigation, within the half -section right-of-way of Fred Waring Drive adjacent to the property, unless City road improvement standards are modified to eliminate landscaped medians. 17. A plan showing proposed parking along the private road system shall be submitted for review and approval by the Community Development Departmnt. The plan shall designate any "no parking" areas and indicate the method of identifying then. Public Services and Utilities 18. The Applicant shall comply with the requirements of the Fire Marshall as stated in the response letter dated April 16, 1984 (copy attached). 19. All gates shall have an approved radio receiver which will accept signals from the emergency transmitters of the Riverside County sheriff and Fire Departments and which will activate the gates to provide emergency access. 20. The Applicant shall comply with the requriemnts of the Coachella Valley Water District, as stated in the response letter dated April 2, 1984 (copy attached). 21. The water and sewage disposal systems shall be installed in accordance with the requirements of the Riverside County Health Department. STAFF REPORT - PIAMING CCMMISSIC N May 8, 1984 Page 7. 22. The Applicant shall pay a per -unit school development fee as determined by the Desert Sands Unified School District in accordance with a school miti- gation agreement to be in effect prior to recordation of the final map. Fees shall be payable at the time of issuance of building permits. 23. The Applicant shall fly with the requirements of the Imperial Irrigation District. 24. All new utilities and existing overhead utility lines (if any) along the perimeter public roadways, with the exception of high voltage power lines of 66 KV and above, shall be installed underground. Management 25. Prior to the recordation of the final map, the Applicant shall subunit to the Catmunity Development Department the following documents which shall demonstrate to the satisfaction of the City that the open space/recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval: a. The document to convey title; b. Covenants, Conditions and Restrictions to be recorded; and C. Management and maintenance agreement to be entered into with the unit/lot owners of this land division. The approved Covenants, Conditions and Restrictions shall be recorded at the sane the that the final subdivision map is recorded. A homeowners association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs shall be established and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. 26 Applicant shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Cede, Section 5820 et seg.) or the Lighting and Landscaping Act of 1972 (Street and Highways Code 22600 et seq.) to implement maintenance of landscaping, pavement, and on -site lighting within all canmonly maintained driveways, parking areas, greenbelts, private streets, and other improved common ownership areas. It is understood and agreed that appropriate homeowners' associations shall pay all above costs of maintenance for said improved common areas until such time as the City Council determines that, by default of the homeowner'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. Miscellaneous 27. Prior to the recordation of the final rep, the Applicant shall provide for mitigation of the impact on the fringe -toed lizard by couplying with require- ments of the mitigation agreement as approved by the City Council and in effect at the time of recordation. STAFF REPORT - PLANNING COMMISSION May 8, 1984 Page B. 28. Applicant understands that the City was incorporated in 1982 and has not yet enacted a ccoplete 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 preparing 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 thoroughfares and bridges and traffic signalization; that City expects to enact said fees policy on or before December 31, 1984; Applicant agrees to pay said fee or fees in the amount and at the time enacted and from time to time amended by the City. If said fee shall include financing of permanent or temporary school facilities, Condition No. 22 (school development fee) shall be deleted. 29. The Applicant shall submit plans showing perimeter walls or fences, the landscap and the design and location of the sid Department for review and approval. The shall be installed prior to the issuance shall be maintained in a healthy and vi ewa the location and design of the project rng of the setback and right -of --clay areas, lks to the Community Development approved landscaping and improvements of occupancy permits. Landscaping able condition for the life of the project. a. The wall shall have an average setback from the public right-of-way of 20' along Fred Waring Drive and 10' along Dune Palms Road. Said wall shall be designed to enhance the appearance of a low -density project. REQUIRED ACTION The Planning Commission shall by motion approve, conditionally approve, continue or deny the tentative tract map. Lawrence L. Stevens Planning Director LLS:dmv ESTABLISHED IN 1918 AS A PUBLICAGENCY RECEIVED APR 5 '084 COACHELLA VALLEY WATER DISTIJ&a1 La Qui;,ta POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398-2651 OFFICERS DIRECTORS LOW ELL O. WEEKS, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, PRESIDENT BERNARDINE SUTTON, SECRETARY TELLIS CODEKAS, VICE PRESIDENT REDWINE AND SHERRILL, ATTORNEYS JOHN P. POWELL PAUL W. NICHOLS April 2, 1984 STEVE D. BUXTON File: 0163.11 0421.1 0721.1 Planning Commission City of La Quinta Post Office Box 1504 La Quints, California 92253 Gentlemen: Subject: Tract 19,903, Portion of NW14, Section 20, T5S, R7E, San Bernardino Meridian This area lies on the sandy area in the northern 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. This area shall be annexed to Improvement District Nos. 58 and 81 of Coachella Valley Water District for sanitation service. Yours very truly, 1 I Lowell 0. Weeks General Manager -Chief Engineer CS:ra cc: Riverside County Department of Public Health, Indio TRUE CONSERVATION USE WATER WISELY ® Crrr OF LA gUMA Department of Community Development 78-105 Calls Eatado La Quints, CA 91253 RECEIVED MAR 2 81984 HFQDESf FOR CO)e E City of La Quir,ta DATE J\1 a�-r, . 164 w 311 TO: L/ 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 FROM: sandra -&nnc✓, Pri.,c:pal plahhcr SUBJECT: Request for Comments on the Following Project: 2fvf, nn� + 4 SW roragc--Erss This case is scheduled for hearing on Comments are requested by COMMERTS: (� Fro=✓Nnr%�n�1�. �� s1✓s//. 411 `l �dI»,S Rd" //� L, ON Y N�O 7) / I{y1�G/1'/ A/ � �7a 4Q -' J0 NE � IA/.C•C- /I>� y0�. /C��f� ��< /T G�'O /A J: ��.I r r NITS ,./i/� L2- 44o crost r}/Su ro-f Submitted By: _jam �,) L�i✓! Telephone No. Title: (�i.(iv_ �Nr _Date CITT OF TA QUISPA Department of Community Development 78-105 Celle e Est do La Quinta, 92253 DATE M arG� 16I Iq $q TO: City Engineer Fire Marshall _Health Department Building Department _Hater Quality Control Board _County Planning _City of Cal Trans _Desert Sands Unified School District _Coachella Valley Water District _Southern California Water Company General Telephone _Southern California Gas Company _Postmaster Homeowners Association _Chamber of Commerce FROM: sakx4f"a nnc✓, p✓';^C:Da l plalnhcr SUBJECT: Request for Comments on the Following Project: :Phi Tracf 1940 IG,D Una+ planned res:i/eni-i-al _ d I + Q 15J W r r e e Fr cJ 1. G r i n« f DI AA Y This case is scheduled for hearing on m d N b f ELL $ Comments are requested by / tDri l 2 I gy --——————————————————————————————————————— COMMENTS: SEE ATTACHED SUPPLEMENT Submitted By: -ti Telephone No. J Title: h7�7 �s�o Date c : f-, crrY OF 1A QUII`TI7i FIRE PROTECTION REQUIREVENTS "NOT AN APPROJAL" MW j 164,,l ,q,vn&f t(O/1( 4d _; i liY�tc rYc r, /N Y7i.v s- ll- Cb 42a 4Q JOB Ur-ATICN UIVc L 5 e114 / �4 F /?c The information outlined below encampasses fire protection required by law as per ordinance No. 7. 1. prior to issuance of your building permit, the following circled conditions mist be met/certified to: A. Fire Hydrants - Install 5 V Gr2 fire hydrants located no less than 25 feet nor greater than /64;- feet from any portion of exterior walls of proposed building(s), spaced 3:-o feet apart, as ne ured along approved vehicular travelways. installation shall be on a -rater system capable of delivering S C d GPM fire flow for a t w 'L�, hour duration at 20 psi residual operating pressure in accordance with Ordinance No. 7, section 10.301c. B. Developer shall furnish two copies of water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing; the water system shall meet fire flow requirements. Plans shall be signed by a registered civil engineer and approved by the water conpany with the following certification: "I certify that the design of the water system in 7ctv t,4t,Uc t?.�(t / � 90 3 is in accordance with the requirements prescribed by the Riverside County Fire Department.- C. Prior to arrival of ccnUustible materials on the construction site, the above (1.A.) fire protection moist be operating. D. Provide written certification frcn the water caripany that hydrant will be installed and will produce the required flow. 2. The following circled conditions moist be met prior to occupancy: A. Provide complete "fire sprinkler system". B. Provide "hood duct" fire extinguishing system. C. Other D. contact the Fire Department for a "Final Inspection". DAVID L. FLAKE County Fire warden J1M JOHNSON Fire Marshall ITEM NO. 3' DATE PLANNING COMMISSION MEETING MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ /SALAS HORNBURGH SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZTHORNBURGH DISCUSSION: ROLL CALL VOTE: CO'•TIISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS - IMKAMP - THORNBURGH - SALAS KLIMKIEWICZ - UNANIMOUSLY ADOPTED: YES NO I MEMORANDUM. CITY OF LA QUINTA w To: The Honorable Chairman and Members of the Planning Camtission From: Planning Department Date: May 8, 1984 Subject: TENTATIVE TRAC No. 19987 Location: Southwest corner of Westward Ho Drive and Dune Palms Road (Future Alignment) Applicant: Don Young, Barry Schloss, et al Request: Approval to establish a 162-unit, single-family, planned residential development on a 32.3 acre site. 1. General Plan: Lora Density Residential. 2. Zoning: R-1. 3. Existing Conditions: The terrain of the vacant, 32.3 acre site and surrounding property is primarily flat with several low sand dunes. Property to the north is occupied by a single-family residence and a palm tree grove; property to the west is vacant; property to the south is the Mitewater Storm Channel; and, property to the east is developed with several single-family residences and a small mobile home park. Westward Ho Drive leading to the property is an existing, two-lane, paved road, but is unimproved along the property frontage. Dune Palms Road is an existing, two-lane, paved road in the vicinity. Sewers and water lines exist in the vicinity of the project. Overhead utility lines exist along the future Westward Ho Drive alignment and along Dune Palms Road. 4. Environmental Assessment: An Initial Study Environmental Assessment has been prepared for the project and it has been determined by staff that the project could have a significant effect on the environment as a result of the develop- ment of urban uses within the habitat area of Coachella Valley's fringe -toed lizard (a designated rare and endangered species). In addition, Desert Sands Unified School District has stated that the project will adversely impact schools which are currently overcrowded. The Planning Departrnent feels that these impacts can be adequately mitigated by conditions of approval to be placed on the tentative tract. As a result, a Negation Declaration can be approved for the project. 0 STAFF REPORT - PLANNING CC t4MISSICN May 8, 1984 Page 2. 5. project Description: The Applicant is proposing 162 residential units using a "postage-stangp" design on 163 lots with one caTmon recreation lot. Residential lots are either 44' x 62.5' or 28' x 68.51. The project design shows a perimeter, 32' wide mad with three north/south cul-de-sacs. .Several groupings of parking spaces (totalling 41 spaces) are scattered through the site. Entries to the interior road system are provided from both Westward Ho Drive and Dune Palms Road. Proposed recreation facilities include four swimming pool/jacuzzi groupings, two separate jacuzzis, one play area and two groups consisting of two tennis courts each. Dwelling units are set back at least 80 feet from the public right-of-way although the 32' internal collector road is located between the units and the exterior street. Plans submitted for the dwelling units indicate two types of units with 78 being the two -bedroom units and 84 being the three-bedrocm units. The two-bedroam/ two -bath unit is a one-story (15' high), approximately 1000 square foot (gross) dwelling with a 525 square foot attached gaia5e. The three-bedroom/two-bath unit is a one-story (15' high), approximately square foot (gross) dwelling with a square foot attached garage: Both -,units have exterior stucco wall treatment with wood trim. Flat -roofed areas have a wood fascia -board trim along their roof line. Roof lines for the garages and the rear bedroom section are flat while the center section of the units have a gabled, tile roof. There are two units per structure and they use a zero -lot line concept with the "postage stanp" subdivision design. 6. other Factors/Prior Action: a. Coachella Valley Water District - Reports land safe from stornwater flows except in rare instances and is zone C on flood insurance rate maps. Will furnish sewer and water per District regulations. Shall annex to Improvement District No. 55 for sanitation service. Plans for protective works along the stormwater channel are required. b. City Engineer - All public and private streets shall be constructed to City standards. Submit soils report, hydorlogy study, grading plan. Protect building pads from 100-year storm. Sewer and water systems to meet City and CVWD standards. obtain Fire Marshall approval. Place all utilities underground. Need channielization plans for roads. c. Fire Marshall - Install hydrants per City standards with 2500 gpm fire flea for two-hour duration. Submit water system plans. Fire protection to be operational prior to combustible construction. d. Building Department - None. e. Southern California Gas Copany - None. f. Comments were requested but not received from Health Department, Coachella valley Ecological Reserve Foundation, Desert Sands Unified School District, Imperial Irrigation District, General Telephone and Chamber of Commerce. STAFF 0014M dTS AND ANALYSIS Plans submitted do not indicate clearly that the internal road system is to be private, but its width is considerably less than minimum standards for a public road. It should be understood that all internal roads are private roads. 0 A Pla{✓ n s�i `;. ✓7 CnoR^ a✓7a rno �i ✓-e. w/l �n� o{f fm1c-,L,/ inc%c. yO,c ✓yG/< on'�c�cJX on p/n fh Jha/� he tv�r.iJ1c� Jh. hf✓, C.,;1 GJntr✓LL/ U �.7tl'C, P(an 1t',piC, i3 O, CY,ro,7 I'K S i.fAl, � ��anrY�_/a.J7CI cK/5 1J'ha�%� .n�v✓/Prima//S�/ Jn-A �a/n/%/iJC(,rp�/�q �Pla f G✓/Jh,� /7%— /q /Idif[YLpG a,-CA;lc,` J-404�d hR./K CIX�V,C�cC %/] �nM✓Cfi�,/ny W•lh STAFF REPORT - PLANNING OCYIDIISSION May 8, 1984 Page 3. Entrances provided on both Westward Ho Drive and Dune Palms Road do not make adequate provision for stacking and need to be redesigned. Even if gates are not currently proposed, entrances should be designed to acccnmodate possible future installation by the owners. The perimeter security wall should be designed, including the provision for appropriate setbacks, to maintain a low -density appearance and to create a pleasing streetscape. Setbacks from the public right-of-way should be an average of ten feet. A number of buildings within the project are too close to the interior streets and would not allow a vehicle to park in the driveway. Setbacks should be no less than 20 feet to allow for use of the driveway for parking without hanging over into the street. Staff is also concerned that the appearance of structures within the project along the interior streets needs to be improved. All of the units have flat -roofed garages along their front building elevations al.3, even though the three -bedroom units have the garages separated, the ap�,_-alwide is less than pleasant. At a minimum, the smaller unit garage roof lines should be altered to provide additional architectural diversity within the project. Additional consideration should also be given to the treatment along the Mitewater Storm channel. 4diile CVWD does require erosion protection, plans do not indicate a perimeter wall along the canon property line. As a matter of fact, plans do show access to the channel for use as a "recreation area". It is not known whether CVWD would allow such use. If not, it seems that the perimeter wall should be continued along the south property line along the channel. The project also seems to be a little short on recreation facilities, particularly swimming pools. A local rule -of -thumb appears to be approximately one pool for each 20 dwelling units while proposal has one for each 40 units. CONCLUSIONS 1. The proposed internal street system, which will be private, within the project will adequately provide for safe and smooth traffic flow and emergency vehicle access provided several minor changes are made. 2. The proper use of setbacks along public streets and the cluster subdivision design will enhance the appearance of this project as one with lesser density than is actually provided. 3. Proposed recreational facilities would be adequate to acc:oinnodate the antici- pated number of residents if expanded as required by conditions of approval. 4. There is extensive open space provided throughout this planned residential development. STAFF REPORT - PLANNING COMiISSION May 8, 1984 Page 4. 5. Adequate provision can be made for public services and utilities according to affected agencies. No major concerns are expected to be raised by non - responding agencies. 6. Improvements should be made within the project to enhance its architectural diversity. FINDINGS 1. The proposed tentative tract map is consistent with goals and policies set forth in the La Quinta General Plan. 2. The design and inprovenmt of the proposed 163-lot subdivision is consistent with the Ia Quinta General Plan. 3. The subject 32-acre site is physically suitable for a 162-unit planned residential development with a density of five dwelling units per acre. 4. The design of the subdivision and its related improvements are not likely to cause environmental damage or substantially and avoidably in fish or wildlife or their habitat provided that app`-oval conditions related to mitigation measures for the fringe -toed lizard are complied with. 5. The design of the subdivision and the type of improvements are not likely to cause public health problems nor would they conflict with existing public easements. 6. The design of the proposed dwelling units complies with requirements applicable to planned residential developments. 7. Approval of the proposed project will not result in a significant adverse impact on the environment provided that conditions of approval are complied with. STAFF RECONZ0, RATION Based upon the above Findings, the Planning Department recommends approval of Tentative Tract No. 19987 subject to the following conditions: rk-neral 1. Tentative Tract Map No. 19987 shall cxsnply with standards and requirements of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the date of approval by the La Quinta City Council unless approved for extension as provided for by the City of La Quinta Land Division Ordinance. 3. 'Tract phasing plans (if any), including any proposed phasing of public improvements, shall be submitted to the City Engineer and Community Development Department for review and approval. STAFF REPORT - PIANNING CCMMISSION May 8, 1984 Page 5. 4. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following public agencies: ° 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 contemplated herewith. Building Design Review 5. The development of the site and buildings shall comply with approved Exhibits A, B & C as contained in the Community Development Department's file for Tentative Tract Map No. 19987, unless otherwise amended by the following conditions. 6. Plans for the tWo-bedroom units shall be revised to eliminate the flat f design and use a pitched roof. c-�7 Streets, Parking and Circulation ®® 7. The Applicant shall comply with the requirements of the City Engineer as stated in the response letter dated March 27, 1984 (copy attached). 8. All street right -of -trays shall be dedicated and improved in accordance with the General Plan Circulation Element and City standards in effect at the time of recordation of the final map. 9. Westward Ho Drive and Dune Palms Road along the property frontage shall be constructed to their ultimate half -width right-of-way standards. 10. The entries on Westward He Drive and Dune Palms Road shall be redesigned to provide adequate stacking roan. The Applicant shall submit plans showing the location and design of the entry gate and gatehouse (if any) to the Community Development Department for review and approval. 11. The Applicant shall install street lighting as required along Westward Ho Drive and Dune Palms Road in accordance with a street lighting plan approved by the Ccnuuunity Development Department. Upon installation, ownership of the lights shall be transferred to the City. 12. A plan showing proposed parking along the private road system shall be submitted for review and approval by the Community Development Department. The plan shall designate any "no parking" areas and indicate the method of identifying then. Public Services and Utilities 13. The Applicant shall cammply with the requirements of the Fire Marshall as stated in the response letter dated April 16, 1984 (copy attached). STAFF REPORT - PLANNING OaNZUSSICN May 8, 1984 Page 6. 14. All gates shall have an approved radio receiver which will accept signals from the emergency transmitters of the Riverside County Sheriff and Fire Departments and which will activate the gates to provide emergency access. 15. The Applicant shall carply with the requirements of the Coachella Valley Water District, as stated in the response letter dated March 28, 1984 (copy attached). 16. The water and sewage disposal systems shall be installed in accordance with the requirements of the Riverside County Health Department. 17. The Applicant shall pay a per -unit school development fee as determined by the Desert Sands Unified school District in accordance with a school mitigation agreement to be in effect prior to recordation of the final map. Fees shall be payable at the time of issuance of building permits. 18. The Applicant shall caffply with the requirements of the Imperial Irrigation District. 19. All new utilities and existing overhead utility lines (if any) along perimeter public raodways, with the exception of high voltage power lines of 66 KV and above, shall be installed undergrck�ac.` Management 20. Prior to the recordation of the final map, the Applicant shall submit to the Community Development Department the following dociments which shall demonstrate to the satisfaction of the City that the open space/recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval: a. The docucmnt to convey title; b. Covenants, Conditions and Restrictions to be recorded; and C. Management and maintenance agreement to be entered into with the unit/lot owners of this land division. The approved Covenants, Conditions and Restrictions shall be recorded at the same time that the final subdivision map is recorded. A homeowners association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs shall be estab- lished and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any enclm trance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the home- owners association. 21. 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 seq.) or the Lighting and Landscaping Act of 1972 (Street & Highways Code 22600 et seq.) to implement maintenance of landscaping, pavement, and on -site lighting within all commonly maintained driveways, parking areas, greenbelts, private streets, and other improved conmmn uomership areas. It is understood and agreed that appropriate homeowmers' associations shall pay all above costs of maintenance for said improved common areas until such time as the City Council determines that, by default of the homeowner'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. ( f STAFF REPORT - PLANNING COPMSSION May 8, 1984 Page 7. Miscellaneous 22. Prior to the recordation of the final map, the Applicant shall provide for mitigation of the impact on the fringe -toed lizard by complying with requirements of the mitigation agreement as approved by the City Council and in effect at the time of recordation. 23. Applicant 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 preparing 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 thoroughfares and bridges and traffic signalization; that City expects to enact said fees policy on or before Decenber 31, 1984; Applicant agrees to pay said fee or fees in the amount and at the time enacted and from time to time amended by the City. If said fee shall include financing of permanent or temporary school facilities, Chndition No. 22 (school development fee) shall be deleted. 24. The Applicant shall submit plans showing the location and design of the project perimeter walls or fences, the landscaping of the setback and right-of-way areas, and the design and location of the sidewalks to the Concmnnity 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. a. Plans shall provide for a mini= setback of 10 feet (on the average) from both Westward Ho Drive and Dune Palms Road. Wall design shall incorporate features to create a low -density, attractive appearance. 25. Building and lot locations shall be revised as necessary to provide a minims 20-foot setback from private roads within the project. 26. Provision shall be made for a minimum of two additional swimming pool/jacuzzi facilities within the project. Locations shall be reviewed and approved by the Community Development Department. 27. Provision shall be made for a minimum six-foot height block wall along the south property line unless written approval is secured fron the Coachella Val -ley Water District to use the stornwater channel for recreation purposes. Recreation improvements to the channel shall be subject to District and CcmLmity Development Department approval. REQUIRED ACTION The Planning Commission shall by motion approve, conditionally approve, continue or deny the tentative tract map. PREP APPROVED BY: /�n/A,^AnA,,^ L"✓r YV~ Lawrence Stevens Planning Director ' 1in LLS:dmv 0 ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398.2651 DIRECTORS OFFICERS RAYMOND R. RUMMONDS, PRESIDENT LOWELL O. WEEKS, GENERAL MANAGER -CHIEF ENGINEER TELLIS CODEKAS, VICE PRESIDENT BERNARDINE SUrTON. SECRETARY JOHN P. POWELL VICTOR B. HARDY, AUDITOR PAUL W. NICHOLS REDW INE AND SHERRILL, ATTORNEYS STEVE D. BUXTON March 28, 1984 Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.11 0421.1 0721.1 Subject: Tract 19,987, Portion of NW14, Section 29, T5S, R7E, San Bernardino Meridian This area is protected from stormwater flows by the Coachella Valley Stormwater Channel and may be considered safe from stormwater flows except in rare instances. This area is designated Zone B on Federal Flood Insurance rate maps which are in effect at this time. There may be erosion of the banks of the stormwater channel during periods of unusual rainfall and discharge. Plans for protective works shall be submitted to the Coachella Valley Water District for review. The District will furnish domestic water and sanitation service to this area in accordance with the current regulations of this District. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. Yours very truly, 719 + G� � Lowell 0. Weeks � General Manager -Chief Engineer CS:ra cc: Riverside County Department of Public Health, Indio TRUE CONSERVATION USE WATER WISELY J J 0 L F CTiS OF IA QUWA Department of Community Development 78-105 C&11A E� do La Quint&, 92253 DATE /rlarri TO: —ZCity Engineer Fire Marshall _Health Department Building Department _Water Quality Control Board County Planning _City of Cal Trans RECElV CD MAR z 6 `684 City of La Cuir::a Desert Sands Unified School District Coachella Valley Water District _Southern California Water Company General Telephone _Southern California Gas Company _Postmaster Homeowners Association Chamber of Commerce FROM: San bra Imo„„ntr pro VICi ai Piahhtr SUBJECT: Request for Comments on f:e Following Project: q� 5 r fyi (�S�l 7 ara F+D (Jriy�f Jr �n P 1't 1 w�5 K This case is scheduled for hearing on MAN R i9 8'I Comments are requested by E}^11 : Li -- COMMENTS: Submitted By: Title: Cti(n.r �i✓<. Telephone No. 7J4. Date S-7 l�Py Gw !d/� src dh CITY OF -LA QUIHfA Department of Community Development 78-105 Celle Eetado La Quints, CA 92253 DATE lY1ercl 16. MY TO: City Engineer �/ Fire Marshall _Health Department Building Department {later Quality Control Board Ooanty Planning _City of _Cal Trans Desert Sande Unified School District _Coachella Valley slater District _Southern California Water Company _General Telephone _Southern California Gas Company _Postmaster _Homeowners Association _Chamber of Commerce FROM: sancirA ,..ntr . AY•I.,L i n AI Plahht✓' — SUBJECT: Request for Comments on the Following Project: (q� 5���,-ny. 11�5�� �ar� Flo �rivr t 17:inP i� 1.�5 Roc�ci This case is scheduled for hearing on _M A14 91 Comments are requested by APV-11 2-() q 9LI ----------------------------------------- COMMENpS: 'SEE ATTACHED SitPai smFg - Submitted By: Telephone No. /SI 392- / S 1-S Date Title: ll V [ Al I c I U i CITY OF LA QUINTA �• •.• o r •s• •s �s OWNER 1)0ev yo L I 4,dQy r hi [SAS �--d / N n c IE c)r. 42�L-c--- JOB LOCATION 4 4s fta.4ar,o Zjn 0 012e J The information outlined below encompasses fire protection required by law as per ordinance No. 7. 1. Prior to issuance of your building Permit, the following circled conditions mist be met/certified to: - Install Sy Piz fire hydrants located no less than 25 feet nor A. Fire Hydrants greater than � S_ feet from any portion of exterior walls of proposed building(s), spaced 3 C> feet apart, as measured along approved vehicular travelways. Installation shall be on a water system capable of delivering A -0 0 GPM fire flow for a r W L hour duration at 20 psi residual operating pressure in.accordance with ordinance No. 7, section 10.301c. B. Developer shall furnish two copies of water system plans to the Fire Department for review. Plan: shall conform to fire hydrant types, location and spacing; the water system shall meet fire flow requirements. Plans shall be signed by a registered civil engineer and approved by the water any with the following 'certification: I certify that the design of the water system in 7e/�tr+1 vE �•?Ac,t 7 9 y 8 i is in accordance with the requirements prescribed by the Riverside County Fire Department. " C. Prior to arrival of combustible materials on the construction site, the above (l.A.) fire protection must be operating- D. Provide written certification from the water company that hydrant will be installed and will produce the required flow. 2. The following circled conditions must be met Prior to occupancy: A. Provide complete "fire sprinkler system". B. Provide "hood duct" fire extinguishing system- C. other D. Contact the Fire Department for a "Final Inspection". DAVID L. F7AKE County Fire Warden JIM JOENSON Fire Marshall ITEM NO. DATE S S 7 PLANNING COMMISSION MEETING MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS HORNBURGH SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS THORNBURGH DISCUSSION: ROLL CALL VOTE: COP2�1ISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS - IMKAMP - THORNBURGH - SALAS - K I11KIEWICZ - - - - UNANIMOUSLY ADOPTED: YES NO 0 MINUTES PLANNING OU4IISSION - CITY OF LA QUINPA A Regular Meeting Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California March 13, 1984 7:00 p.m. 4 A A. Chairman Klimkiewicz called the Planning Commission meeting to order at 7:00 p.m. He then called upon Commissioner Salas to lead the flag salute. 2. ROLL CALL A. Chairman Klimkiewicz requested the roll call. The Secretary called the roll: Present: Commissioners Goetcheus, 7mkamp, Thornburgh, Salas and Chairman Kliir iewicz Absent: None Also presa,-a: were City Manager Frank Usher, City Attorney Jim Longtin, City Councilman Fred Wolff, Principal Planner Sandra Bonner and Secretary Donna Velotta. At this point in the meeting, Chairman Klimkiewicz introduced City Attorney Jim Longtin, who presented a report regarding Development Processing. 3. HEARINGS Chairman Klimkiewicz advised that the four hearings before the Planning Cacmission this date were regarding the Oak Tree West project, LML Development Corporation of California, Applicant. The hearings will be held concurrently and the topics are as follows: A. General Plan Amendment No. 84-002, a request to amend the Open Space and Conservation Element from Agriculture to Urban and to amend the Circulation Element deleting Jefferson Street between Avenues 54 and 58 and deleting Airport Boulevard (Avenue 56) between Jefferson and Madison Street. B. Specific Plan No. 83-002, a request by LML Development Corporation of California to construct a private community on 1,665± acres with 5,000 residential dwellings, four 18-hole golf courses, 35 acres of office and retail general commercial and a 65-acre resort village. The resort village will contain 400 hotel units, 250 apartment/condominium units and a major fitness and recreation center. Total buildout is projected to occur in ten phases over a fifteen -year to twenty-year period. C. Change of Zone Case No. 84-007, a request by IML Development Corporation to change the existing zoning from A-1-10, A-1-20 and W-2-20 to R-2, R-3, R-3 (75' height limit), R-5 and CPS. D. Request for Certification of the Environmental Impact Report prepared by LkM Development Corporation of California for Specific Plan No. 83-002. MINWES - PLANNING Oat-PIISSICN March 13, 1984 Page Two. Chairman Klimnkiewicz then called for the reports from staff. 1. Sandra Bonner, Principal Planner, presented the first report regarding General Plan Amendment No. 84-002. Her,report consisted of discussion of the following topics: Background of the request. ° Proposed Amendments to the General Plan. ° Proposed Amendments to the La Quinta and Riverside County Circulation Element. ° Impacts on the Areawide Circulation Plan, the Riverside County Gravel Pit and Lake Cahuilla County Park. ° Proposed deletion of Airport Boulevard west of Madison Street. Principal Planner Bonner next presented staff's report regarding Specific Plan No. 83-002. This report consisted of the following topics: ° Background and Purpose of the request. ° Circulation - Proposed upgrading of 54th and 58th Avenues, Airport Boulevard and Madison Street should Jefferson Street be closed; proposed on -site bicycle/pedestrian path being established having a direct route frcin the intersection of Jefferson Street and Avenue 54 to Lake Cahuilla; and proposed mitigation measure of a park site and a community pool in the City. • Park Mitigation. ° Land Use - Establishment of a buffer area between Lake Cahuilla and structures on the project; height limitations be shown on the Specific Plan; area designated for 6-story height south of Airport Boulevard be deleted and commercial area being reduced to 15 acres. ° Public Facilities - Proposal that the developer provide a fire station, including donation of land, construction of the station and provision of two (2) pieces of fire equipment. The next staff report regarded Change of Zone Case No. 84-007. Principal Planner Bonner stated that the Applicant is requesting R-2 Zoning be placed on single-family residential area; R-3 Zoning, which allows hotels and apart- ments, be placed on the 65-acre resort center; R-3 Zoning with 75-foot height limit be placed on that portion where they wish to build 6-story units; R-5 Zoning, which is open Space Recreational, on the other side of the Cahuilla Canal where the mrountain comes doen. Ms. Bonner stated that staff supports this Change of Zone request with one amendment. That being the commercial area be reduced from 35 to 15 acres. Regarding the Environmental Impact Report, Ms. Bonner noted that the majority of inpacts were regarding circulation. All the mitigations mentioned in the EIR and also the responses and comments on the EIR have been incorporated into the Conditions of Approval. She noted that one unavoidable, significant impact is the loss of agricultural land. Therefore, staff is requesting that the Plann;ng Commission make that overriding finding when you recommend approval or make a decision on these cases. MINUTES - PLANNING CO MISSION March 13, 1984 Page Three. In conclusion, staff respectfully requested the Planning Commission to reccmend to the City Council approval of the General Plan Amendment No. 84-002; Specific Plan No. 83-002 and its related EIR, subject to the attached eorrlitions. There was a brief question and answer period between Planning Commission and staff regarding the Principal Planner's reports. Chairman Klirnkiewicz then called upon the Applicant for their report. Kay Chandler, Vice President of Landmark Land Company, spoke as the Applicant's representative. He presented an abbreviated overview of the Specific Plan for the Oak Tree West project, as he had already presented a detailed report to the Planning Commission at a prior meeting. There was a brief question and answer period between Planning Commission and the Applicant's representative r—arding the presentation given. Chairman Klimkiewicz then opened thc.hnaring for public comment. The following persons had questions about the Oak Tree West project: ° Bob Birch, 81-100 Avenue 53, Ta Quinta - Asked if all the information presented on this project was public and could it be reproduced. ° Tan Kennedy - 54th Avenue and Jefferson Street, La Quinta - Requested the location of support and maintenance areas for the project. ° Dietrich Warner - Objected to the circulation and wondered about the placement of power lines. ° Dan Swenson - Objects to re-routing of traffic. ° Bob Cull, 81-200 Avenue 54, La Quinta - Asked where the fire station would be located and why the commercial center area has been reduced. ° Fred Wolff, 77-227 Calle Ensenada, La Quinta - Read aloud the mom he presented to the Planning Commission this date. He also urged delibera- tion of a democratic process. • Ed Robertson, 81-300 Avenue 53, La Quinta - Objected to the closure of Jefferson Street. Asked where source of water is coming from being provided by Coachella Valley Water District and wondered what the extent of well water production Landmark Land Company intends to use on this project. ° Jim Wheatley, 151 W. Yale Loop - Urged the closing of Jefferson Street and Airport Boulevard. ° Stan Sniff, P. 0. Box 1414, La Quinta - Supported Fred Wolff's tents and asked several questions regarding the water use for this project. At this time, Chairman Klimkiewicz asked the Secretary to restate each question which was then, in turn, directed to the proper person for an answer. Chairman Klimnkiewicz closed the public hearing at 9:20 p.m. MINUTES - PLANNING COMMISSION March 13, 1984 Page Four. At this point, Principal Planner Bonner advised that City Manager Frank Usher, the Applicant and herself had met the previous day in order to go through the Conditions of Approval attached to the Specific Plan. This was to get correct wording, find out just what the Applicant wanted and find out what the City has in mind regarding this development. She then went directly to the conditions of disagreement and those where more information is required, etc. There was discussion between the Planning Ccn<nission and staff with regard to each condition in question. The conditions of concern are numbers 24, 25, 29, 36, 37 and 42. The Applicant's representative, Kay Chandler, went over the same conditions explaining their concern with each. There was further discussion between the Planning Commission, staff and the Applicant. FOR THE RECORD: The City Attorney stated that should the Planning Commission not rule on this request tonight, but continue it to another time, the hearing does not close. The public part of the hearing is closed, but the Commission's hearing remains open until the matter is closed. At the end of the discussion period, the Planning Commission determined that they would like further information from staff regarding these four hearings before then. Chairman Klimkiewicz called for a motion of con- tinuance. 2. Chairman Thornburgh made a motion to continue the following hearings to an adjourned meeting on March 27, 1984, at 7:00 p.m.; A) General Plan Amendment No. 84-002; B) Specific Plan 83-002; C) Change of Zone Case No. 84-007; and, D) Request for Certification of the Environmental Impact Report, all regarding the Oak Tree West project. Commissioner Salas seconded the motion. Unanimously adopted. E. Chairman Klimkiewicz introduced this item as a request for approval of a Development Agreement proposed by IMG Development Corporation of California for Specific Plan No.. 83-002. He called for staff's report. 1. Principal Planner Bonner advised that this item is not ready for presentation at this point. She advised that it would be heard at a later date. 5. BUSINESS A. Chairman Klimkiewicz introduced the first item of business as a request for an extension of time in which to file the final map for Tentative Tract Map No. 14496; Anden Corporation, Applicant. He then called for staff's report. 1. Principal Planner Bonner presented the staff report and respectfully requested the Planning Commission to recommend to the City Council approval of this request. 2. Commissioner Thornburgh made a motion to recommend to the City Council approval of the last extension of time in which to file a final map for Tentative Tract Map No. 14496 to November 20, 1984. Commissioner Salas seconded the motion. Unanimously adopted. MINUTES - PLANNING CUIZaSSICN March 13, 1984 Page Five. B. Chairman Klimkiewicz introduced the next item of business as a request for an extension of time in which to file a final map for Tentative Tract Map No. 13640, Amended #2; M. B. Johnson Properties, Applicant. He then called for staff's report. 1. Principal Planner Bonner presented the staff report and respectfully requested the Planning Commission to recommend to the City Council approval of this request. Jim Long -tin, City Attorney, stated that in his opinion the tentative map's last extension has expired and there is a legal impediment in granting a further extension. He noted that he has discussed this fact with the Planning Department as well as the developer's attorney. However, the Applicant is still requesting the extension. Chairman Klimkiewicz asked if there would be any liability to the City for granting the extension. The City Attorney stated that there is none; however, if the approval was attacked, therc•ffay be embarrassment to the City and it would cost the Applicant considerable funds to defend the attack. Time would also be lost in the process. He stated that he has discussed this with the Planning Department and the Principal Planner has stated that, from the department's standpoint, they feel comfortable with the project going forward, so there is no need to stop them from constructing. W. Longtin then requested that the Applicant's representative acknowledge that the Applicant takes the risk of going forward with this request. Gary Fatland, Engineer, who was present representing the Applicant, agreed to this understanding that there is a legal impediment and that the Tentative Tract Map has expired. 2. After a short discussion, Commissioner Thornburgh made a motion to recommend to the City Council approval of the extension of time for Tentative Tract Map No. 13640, Amended No. 2, to August 14, 1984. C. Chairman Klimkiewicz stated the next item of business to be 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 advised the Planning Cormiission that staff is requesting postponement of this request to the April meeting to give staff and the Commission more time to discuss criteria for single-family dwellings in the cove. 2. Commissioner Thornburgh made a motion to postpone review of Plot Plan No. 84-042 to the meeting of April 10, 1984. .Commissioner Salas seconded the motion. Unanimously adopted. Irk PLANNING OCMA SSICN 3, 1984 �; Page Six. D. Chaiunan Klm kiewicz introduced the next item of business as Plot Plan No. 84-054, a request to construct a single-family house along the west side of Avenida Madero, south of Calle Chi -Ilan; Rick Johnson, Applicant. He called for the staff report. 1. Principal Planner Bonner presented the staff report and requested that the Planning Cartnission approve this plot.plan. 2. Chairman Thornburgh made a motion based on findings in the staff report to approve Plot Plan No. 84-054 in accordance with Exhibits A, B and C and subject to attached conditions. Coinnissioner Goetcheus seconded the motion. Unanimously adopted. E. Chairman Klimkiewicz presented the last item of business as a communication fran the City Council regarding the appointment of a representative to the Downtam Advisory Planning Conmittee. He further advised that at the Planning Commission study session held March 12, 1984, he had volunteered to serve on this carmittee. Therefore, this information would be forwarded to the City Council. There being no further items of agenda to came before the Planning Canudssion, Chairman Klimkiewicz called for a motion to adjourn. Cacmissioner Thornburgh made a motion to adjourn to an adjourned meeting on March 27, 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 11:45 p.m., March 13, 1984, at the La Quinta. City Hall, 78-105 Calle Estado, La Quinta, CA. m ITEM NO. DATE Q 7 PLANNING COMMISSION MEETING MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS SECOND BY: GOETCHEUS KLIMKIEWICZ SALAS DISCUSSION: ROLL CALL VOTE: HORNBURGH THORNBURGH CO'•2fISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS - IMKAMP - THORNBURGH - GAT AS - KLTIIKIEWICZ - UNANIMOUSLY ADOPTED: YES NO E M I N U T E S 19A:"mn(effelow I o" (f 1YY • _e f�__�.uy._ An Adjourned Meeting Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California March 27, 1984 1. CALL TO ORDER 7:00 p.m. A. Chairman Klimkiewicz called the Planning Coanission meeting to order at 7:00 p.m. He then called upon City Manager Frank Usher to lead the flag salute. 2. ROLL 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, City Attorney Jim Longtin, Planning Director Lawrence Stevens, Principal Planner Sandra Bonner and Secretary Donna Velotta. 3. HEARINGS Chairman Klimkiewicz introduced the four items of hearing to be heard concurrently as follows: A. General Plan Amendment No. 84-002, a request to amend the Land Use Element from Very Law Density Residential to Low Density Residential, the Open Space and Conservation Element fron Agriculture to Urban and the Circulation Element deleting Jefferson Street between Avenues 54 and 58 and deleting Airport Boulevard (Avenue 56) between Jefferson and Madison Street. B. Specific Plan No. 83-002, a request by LML Development Corporation of California to construct a private c:onmmnity on 1,665± acres with 5,000 residential dwellings, four 18-hole golf courses, 35 acres of office and retail general carmercial and a 65-acre resort village. The resort village will contain 400 hotel units, 250 apartment/condominium units and a major fitness and recreation center. Total buildout is projected to occur in ten phases over a fifteen -year to twenty-year period. C. Change of Zone Case No. 84-007, a request by LML Development Corporation of California to change the existing zoning fron A-1-10, A-1-20 and W-2-20 to R-2, R-3, R-3 (75' Height Limit), R-5 and CPS. D. Request for Consideration of the Environmental Impact Report prepared by LML Development Corporation of California for Specific Plan No. 83-002. The Chairman then called for the report from staff. MOMS - PIANNING CCMISSION March 27, 1984 Page Two. 1. Principal Planner Sandra Bonner referred the Commission to the reports in their packets regarding information they had requested at the previous meeting which was; 1) sizes of commercial centers in the area; 2) estimated costs for improvements on Madison Street between 50th and 52nd Avenues, and; 3) construction and operational costs for a conmumity swimming pool. M. Bonner further explained to the Planning Commission the three new condi- tions added to the original list. The three new conditions are #43, #44 and #45. She then went on to explain revisions made to the original list of conditions. Revisions were made by staff to the following: Cond. #2 - Added Cond. #18 - Expanded Cond. #19 - Expanded Con& #27 - Changed Cond. #35 - Expanded Cond. #40 - Expanded Cond. #42 - Changed (Dollar amount still under negotiation) There was discussion between the Planning Connission and the Principal Planner regarding the revisions. Ms. Bonner advised the Commission that before staff would recommend approval of this project to the City Council, there would be a signed agreement between the Applicant and the Parks Department regarding a list of improvements to be made at Lake Cahuilla. This agreement has not been reached as yet. Chairman Klimkiewicz called upon the Applicant for his response. Kay Chandler, Vice President, LML Development Corporation of California, expressed the Applicant's concern with the following conditions: Cond. #2 - Applicant is not sure what the "precise development plan" should contain. Cond. #18 - Applicant has no problem with this condition as expanded by the City. Cond. #19 - Applicant has no problem with this condition as expanded by the City. Cond. #20 - Applicant noted that this condition had not been mentioned in the report from staff, but they would like the condition to read: "Prior to the closure of Jefferson Street, the Applicant shall fund and install the necessary off -site street improvements...." Cond. #27 - Applicant requested this condition be deleted. Cond. #30 - Applicant requested this condition be deleted. They feel it is covered in Condition #38. Cond. #32 - Applicant requested this condition be deleted. Cond. #34 - Applicant is requesting the conmercial area remain at 35 acres. Cond. #35 - a. The Applicant wished to determine the location of the fire station. f. Applicant wished the following to be added: "...providing that the district include other property served by the district." g. Applicant requested this item be deleted. MINUTES - PLANN= ca4nssicN March 27, 1984 Page Three. Cond. #36 - Applicant stated they feel the words "Applicant" and "city" should be reversed. Cond. #40 - a. Applicant would like to add the words "and Applicant" to the end of the sentence. b. Applicant would like the following words deleted; "including undergrounding of same, and which is a direct result of the Oak Tree west development,". Cond. #42 - Applicant wished to have the following words deleted, "or other recreational facility". Conds. #43, #44 and #45 - The Applicant was opposed to all three of these conditions. After a brief discussion, the Principal Planner advised the Planning Comnission that most of the Applicant's requested changes were minor and could be revised easily. Therefore, she suggested that the Commission review the conditions in question once again. The ensuing discussion resulted in the revision of the following conditions: Cond #2. - Amended to read: "Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain approval of plot plans and tentative maps in accordance with the requirements of the Municipal Land use and Land Division Ordinances." Conds. #18 and #19 - Tobuld remain the same. Cond. #20 - Amended to read: "Prior to the closure of Jefferson Street, the Applicant shall fund and install the necessary off -site pavement improvements..." Cond. #27 - would remain unchanged. Cond. #30 - Delete the fallowing words at the end of the paragraph: ..in accordance with City standards and the req=emierts of Riverside County Parks Department." Cond. #32 - Amend second paragraph as follows: "In addition, "one-story structure" shall be defined as a structure in which the garage/ carport is substantially on the same level as the living area." Cond. #34 - Amend as follows: "The commercial area shall be reduced to a maximum total of 20 acres for the future development of a coamercial center and offices." Cond. #35 - a. Amended to read: "Applicant shall dedicate a one -acre, fire station site within the priject boundaries to the City, at a location to be determined by the City. f. Amended to read: "The Applicant shall agree to participate in an assessment district for financing operations, mainte- nance and personnel costs, providing that said district includes other assessable property if served by said district." h. Amended and Added to Cond. #35 (originally Cond. #36): "City shall enter into a reimbursement agreement with Applicant, whereby City shall agree to reimburse to Applicant those costs of fire station construction and equipment, which are properly attributable to service recipients located outside the project boundary." MRVIE,S - PIANNING CU44ISSION March 27,. 1984 Page Four. Ound. #40 - a. Expanded to read: "Applicant shall provide a 2.5-acre site for an electrical substation on, or adjacent to, the develop- ment at a location approved by Imperial Irrigation District, the City, and the Applicant." b. Changed to read: "Any relocation of existing overhead power facilities within or adjacent to the project shall be per District regulations applicable to the said conditions thereof." Cond. #42 - Add the following sentence to the end of paragraph: "This oontri- bution is specifically intended to mitigate the closure of Jefferson Street." Cond. #43 - Add the following to the end of paragraph: "To the extent Applicant constructs specific facilities included within the fee structure (i.e., fire station), 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. 37 (school development fee) shall be deleted." Conds. #44 and #45 - would remain the same. Applicant still opposed these conditions. As there was no further discussion, Chairman Klimkiewicz called for a motion. 2. Commissioner Thornburgh made a motion to cP,rtify the Environmental Impact Report prepared for Oak Tree West subject to findings 1 and 2 of the staff report. Commissioner Salas seconded the motion. Unanimously adopted. Commissioner Thornburgh made a motion to approve the General Plan Amendment 84-002 as recommnended by staff, including the appropriate findings; specifically including the finding of overriding consideration that states that "the irreversible loss of agricultural land to urban use is warranted due to the land ownership pattern and due to the current disproportionate land costs for the subject property compared to other agricultural land in Coachella Valley with the advent of urban services, particularly cammunity sewers into the area". Commissioner Goetcheus seconded the motion. Unanimously adopted. Commissioner Salas made a motion to approve Specific Plan No. 83-002 subject to findings contained in the staff report, including the overriding considera- tions stated, subject to the Exhibits of the Specific Plan and the attached conditions contained in the staff report, as amended. Chairman Klimkiewicz seconded the motion. Unanimously adopted. Commissioner Thornburgh made a motion to approve Change of Zone Case No. 84-007 in accord with Exhibit A as amended to incorporate 20 acres CPS, which is attached to the staff report, including findings and including the overriding considerations. Commissioner Salas seconded the motion. Unanimously adopted. 4. CONSENT CALENDAR 5. BUSINESS 1 M D UTES - PLAM= CCU ® N March 27, 1984 Page Five. 6. Aniouitzo�T There being no further items of agenda to curie before the Planning ccmT ssion, Chairman Klimkiewicz called for a motion to adjourn. Ccnmissicner Thornburgh made a motion to adjourn to a regular meeting on May 8, 1984, at 7:00 p.m., in la Quinta City Hall, 78-105 Calle Estado, La Quinta, California. The adjourned meeting of the Planning Catmission of the City of La Quinta, California, was adjourned at 9:15 p.m., March 27, 1984, at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. ITEM NO. DATE g PLANNING COMMISSION MEETING a/ia 19T -- RE: MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SATAS SECOND BY: GOETCHEUS KLIMKIEWICZ SALAS DISCUSSION: ROLL CALL VOTE: Co`NIS S IONERS : GOETCHEUS IMKAMP THORNBURGH S T KT TT'IKIEWICZ UNANIMOUSLY ADOPTED THORNBURGH THORNBURGH AYE NO ABSTAIN ABSENT PRESENT YES NO ® MINUTES PIANNII3G CCn4ISSION - CITY OF LA QUINTA A Regular Meeting 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. Chain Klimkiewicz called the Planning Commission meeting to order at 7:00 p.m. and led the flag salute. 2. ROLL CALL A. Chairman Klimkiewicz requested the roll call. The Secretary called the roll: Present: Cacmissioners Goetcheus, Imkamp, Thornburgh, Salas and Chairman Klimkiewicz Absent: None Also present were City Manager Frank Usher, City Attorney Jun Iongtin, Planning Director Larry Stevens, Principal Planner Sandra Bonner and Secretary Donna Velotta. 3. HEARINGS Chairman Klimkiewicz advised that the four hearings before the Planning Commission this evening were regarding the Duna La Quinta project, LML Development Corporation of California, Applicant. He noted that the hearings would be held concurrently as follows: A. Request for Certification of the Environmental Impact Report (EIR) prepared by LML Developmnt Corporation of California for Specific Plan No. 83-001. B. General Plan Amendment No. 84-003, Amended, a request to amend the Land Use Element from High Density Residential to General Convrercial. C. Specific Plan No. 83-001, a request by IML Develop ant Corporation of California to approve 1269 residential units and a 6-acre commercial center on 246 acres. D. Change of Zone Case No. 84-006, a request by LML Development 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 C-P-S. Chairman Klimkiewicz then called for reports from staff. 1. Planning Director Larry Stevens advised those present that he would go through each of the hearings in sequence, giving a brief summary and, where necessary, additional detail. MINUTES - PIANNING CCMU ION April 10, 1984 Page 2. The first hearing discussed was the Certification of the Environmental Impact Report. This document comprises the specific plan, a response to the comments document, as well as a separate traffic study. Planning Director Stevens noted that the only major significant impacts resulting were those typically associated with all urban developments in our developed areas, as well as some basic concerns regarding traffic and how it should be handled. It is staff's recamiendation that the EIR be certified based on the two findings in the staff report. The Planning Cannission had no questions with regard to the above report. Planning Director Stevens then reported on the General Plan Amendment. He stated that this requested change was for the area located on Calle Tampico which consists of 6 acres currently zoned High Density Residential. The Applicant is requesting the zoning be changed to General Cammercial. This request would be an extension of existing commercial area now located on Calle Tarpioo. He advised that staff, after evaluating the request for this amendment, does not support this change. The principal reasons for staff's non-support are related to the amount of commercially designated land in the downtown area (51 acres) which is de.�ivped to less than 10% of that acreage. Since the General Plan's policies and goals tend to encourage development of existing commercial area and discourage additional commercial zoning, this lends credence to staff's position that the additional commercial is not warranted at this time. Planning Director Stevens stated that staff's report incorporates three findings and recommends that the General Plan Amendment not be approved. The Planning commission had no questions with regard to this report. The next report given by Planning Director Stevens was regarding the Specific Plan. He noted that the Applicant is requesting approval for 1269 residential units of varying densities, spread over 240 acres, and the 6-acre commercial site mentioned earlier. He referred the Planning Commission to the documents contained in their packets which show the Applicant's proposal. A portion of this project is under construction presently with the last phase proposed for construction in January 1987. The location of this project is along the levee of the storm channel and along 50th and Washington intersection. He explained that of the 246 acres involved, 44 would be golf course and the remaining 202 acres are developable as residential property. There is a portion of storm - channel property which runs through this acreage which accounts for the discrepancy of 274 acres, which is shown on some of the documents, and the 246 which is owned and developable by the Applicant. Planning Director Stevens advised the Planning Commission that in evaluating the specific plan, they need to be aware of types and levels of densities that are allowed in the current General Plan which would allow a maximmn of 1266 units on the currently designated residential property. The existing zoning would allow something less than that depending on precisely how you calculate the density. The Applicant is asking for sane adjustment in the zoning and to use the specific plan to spread the density over the entire property. MURTIFS - PLANNING-CU44ISSION April 10, 1984 Page 3. Planning Director Stevens stated there are a number of major issues discussed in the staff report. 1. Staff feels concern with density at the corner of 50th and Washington. (Phases 3, 4, and 5) 2. Commercial zoning requested by the Applicant - it should be noted here that if the 6 acres is deleted in favor of commercial designation, the maximum permissable number of units under the General Plan will be reduced by approximately 60, or 10 units per acre for the 6 acres. 3. Another concern with density that staff has is the area south of the extension of Calle Tampico between Calle Rondo and Adams. This area is zoned R-1-12,000 which allows 3 units per acre. The Applicant's request would allow 5� units per acre. 4. There are two areas of specific concern with regard to traffic. One area is the extension of Calle Tampico between Calle Rondo and Adams. The second area is south of the stormwater channel (Phase 7) to Avenue 50. Planning Director Stevens moved on to discussion of the conditions for the Specific Plan. He advised that these conditions had been discussed at the Planning Commission study session the day prior to this hearing. The conditions of concern are: Under heading of Traffic and Circulation, Conditions 11, 13, 14, 16, and 17. Under heading of Land Use, Conditions 24, 25, 26, 27, 28, and 29. Under heading of Public Services and Utilities, Condition 32. At this point, Principal Planner Bonner gave a brief report regarding setbacks on Washington Street. Planning Director Stevens stated staff recammencled approval of the Specific Plan subject to the findings, and subject to the 37 conditions as amended during this hearing. This would also include adoption of the revised exhibit. There was a brief discussion regarding the conditions by the Planning Comission and staff. Planning Director Stevens went on to the last report which was the Change of zone request. He stated that essentially, the zone change implements the Specific Plan and the densities recannended. He advised the Commission that staff has made recommendations to adjust the various densities requested in the zoning to acconviodate our recommendations in the Specific Plan. There- fore, any adjustments that the Commission makes to the recammendati-ons would have to also be adjusted in the zoning. He advised the Commission that for the Phase 9 area, staff is recommending R-1 as opposed to R-2 zoning to MINUIFS - PLANNING CC MI CN April 100 1984 Page 4. encourage buildings to have no more than two units per building, which is the max=um allowable under the R-1 zoning. R-2 zoning allows 8 units per building. As .there were no further questions or comments by the Commission, Chairman Klimkiewicz called upon the Applicant for his response. Kevin Manning, representative for the Applicant, IML Development Corporation of California, P. o. Box 10o0, La Quintta, CA 92253, advised the Planning Commission that the plan before then at this hearing is a revised version of a plan submitted a year ago (March 1983). The original plan showed 1220 units and 11 acres of commercial. In March of 1984, subject to meetings with staff and concerns of La Quinta residents, the Applicant amended their Specific Plan to delete the commercial designation on Phases 4 and 5. In place of this deletion of 5 acres of commercial, the Applicant requested 10 units per acre on each of.these two parcels, which is not inconsistent with the General Plan. Mr. Manning further noted that the Applicant felt the six -acre commercial zoning they were requesting at this hearing was appropriate for a 250-acre residential project as well as residents currently residing here. Mr. Manning further stated that he felt the traffic study submitted by the Applicant to staff had been basically ignored because it did not meet the needs of staff. He noted that the Applicant feels Avenues 50 and 52 will fill the traffic needs. He then went on to discuss the conditions of concern for the Applicant Under the heading of land Use: Condition No. 23. The Applicant is requesting 8 units per acre as opposed to staff's request of 5 units per acre.for Phases 2 and 5. Condition No. 24. The Applicant is requesting 10 units Per acre as opposed to staffs request of 8 units per acre for Phase 4. Condition No. 25. The Applicant is requesting the 6-acre comercial acreage remain in the plan as opposed to staff's request that it be deleted.in Phase 6. Conditioi No. 26. The Applicant is requesting the density remain 5.6 units per acre as opposed to staff's request for 4.4 units per acre in Phase 9. Condition No. 27. The Applicant is requesting the term "residential" be allowed within the Specific Plan. Condition No. 28. The Applicant is requesting this entire condition be deleted. MINUS - PLANNING CaM IISSICN April 10, 1984 Page 5. Under the heading of Traffic and Circulation: Condition No. 13. The Applicant is requesting that this condition be deleted. Condition No. 15. The Applicant is requesting that the words "with the exception of Calle Tampico between Calle Pondo and Adams Street." be deleted. Conditions Nos. 16 and 17. The Applicant is requesting that these be deleted. Under the heading Public Services and Utilities: Condition No. 32. The Applicant is requesting that subsections a, b and c be deleted. Andy Vossler, LML Development Corporation of California, spoke at this time regarding the point made by Planning Director Stevens earlier referring to the deletion of 28 acres due to the flood control channel. He noted that the Applicant redesigned the channel to create more open space and a golf hole, therefore they feel that scrething less than 28 acres should be deleted. The deletion of the entire 28 acres would be somewhat strenuous on the Applicant. Paul Landis, Council for the Applicant, stated that he had three items of discussion to bring to the Commission. First, regarding the extension of Calle Tampico, because of the burden it puts on the Applicant, they feel it is an improper extension of the City's rights and they would be forced to protect their rights if need be. There- fore, the Applicant is requesting this provision be eliminated. second, regarding the 30-foot right-of-way along the westerly boundary of Washington street, he stated it would result in the elimination of an access road into the property which is on the north end of the channel. By approving the Specific Plan with this particular condition, the City is imposing on the Applicant a parcel which they cannot develop and there would be no way to meet fire protection with respect to two accesses. The inposition of the 30 feet is not consistent with certain areas north of Avenue 50, which areas are aligned the same way the Applicant feels they should be. Third, there are conditions in this specific Plan that came from the PGA i\bst proposal. Mr. Landis stated that the Applicant would like to go on record that they are opposed to these same conditions for this, the Duna La Quinta project. They wish to reserve the right to discuss these issues when appearing before the City Council. In conclusion, Mr. Landis statedhat the etApphem Applicant twith dwould like the ideratio�the n to vote in favor of the proposals discussion and changes they have recommended. MIIAnESS - PLANNING CJgWSSON April 10, 1984 Page 6. There being no questions or camnents fran the Oaamiission at this time, Chairman Klimkiewicz opened the hearing for public camient at 8:25 p.m. Jack Clark, 50-102 Avenida Vista Bonita, La Quinta, CA, stated his concern with Phase 2 and staff's request that there be a change of density from 8 to 5 units per acre. He requested the Cmirdssion approve the 8 units per acre with the restriction of 14,000 square feet per acre which would be in keeping with what his agency wants to do. William Lamm, 49-847 Coachella Drive, La Quinta, CA, comiended Landmark on their deletion of the portion of convercial area originally requested. He further camwbded staff for their irrdepth report regarding this proposal. He felt there should be height limitation restrictions. His concern with the extension of Calle Tampico was with regard to traffic flow. Regarding the 6-acre commercial area requested by the Applicant, he dial not- feel that their reasoning for this request was appropriate. As there were no further pi'I-Iic oomients, Chairman Klimkiewicz closed the public hearing at 8:30 p,zn;. The ensuing discussion which was a review of the conditions of concern for this proposal, resulted in the revision of the following conditions: condition No. 13 - Sentence added: The status of calle Tampico as a public or private street shall be reviewed in conjunction with tentative tract maps for the affected phases, at which time it shall be determined whether or not Calle Tampico is needed to provide an east west access for the public to the eventual north -south connector with Highway 111 (Adams or Dune Palms)." Condition No. 15 - Word added in last sentence: "All roadways within the remain with the possible Specific Plan area shall private exception of Calle Tampico between Calle Rondo and Adams Street. " condition No. 23. Amended to read: "The maximum allowable densities of Phases 2 and 5, as identified on Exhibit B, shall be eight (8) units per acre for a maximum number of 52 and 20 units respectively." Condition No. 24 - Amended to read: "The maximum allowable density of Phase 4, as identified on Exhibit B, shall be reduced from ten (10) units per acre to five (5) units per acre for a maximum number of 25 units." condition No. 25 - Word changed in last sentence: "This area shall be designated as residential; the allowable density shall be a maximm of ten (10) units per acre for a maxi'mi number of 60 units." Condition No. stated 27 - Amexled to read: "The land use ddeessi'gnattioonsit the land use summary on B be changed from "residential" to "residential/condominium", with the exception that Phase 7 shall be designated as I J' "condani nium/ apartmen t". �I II 'ICI MDRnES - PLANNUU CCHMISSICN April 10, 1984 Page 7. Condition No. 28 - Amended to read: "Height limitations shall be imposed as follows: a. No portion of any structure on top of the La Quinta ,Stormwater Channel shall exceed one story or 20 feet, as measured from the levee grade. b. All structures shall be limited to two stories not to exceed 35 feet." Condition No. 29 - Subsection a. amended to read: "A minimum 20-foot setback fron the public rights -of -way of 50th Avenue and Washington Street, except where walls are now existing on 50th west of Washington." Subsection b. amended to read: "A mininm 10-foot setback fran the public rights -of -way of Adams Street and Calle Tampico (if designated as a public street)." Condition No. 32 - Subsection a. amended to read: "Applicant shall provide a minirmnn`:20 foot by 330 site for an electrical substation on, or adjacent to, the development at Calle Tampico and ndams Street as approved by Imperial Irrigation District, the City, and the Applicant; or shall provide, or partici- pate in, other facilities acceptable to Imperial Irrigation District and the City. This shall be resolved prior to recordation of Phase 3." Subsection b. amended to read: "If an on -site substation is provided, the Applicant shall provide a landscaped earthen berm around the perimeter of the substation as shown on the attached exhibit." The discussions ended, Chairman Klimkiewicz called for motions regarding the hearings. 2. Commissioner Thornburgh made a motion, based upon the findings, to certify the Environmental Impact Report for Duna La Quinta. Commissioner Goetcheus seconded the motion. Unanimously adopted. Commissioner iTrkaup made a motion to adopt the three findings in the staff report and deny General Plan Amendment No. 84-003. Commissioner Salas seconded the motion. Unanimously adopted. Commissioner Goetcheus made a motion, based upon the four findings in the staff report, to approve Specific Plan No. 83-001 in accord with Exhibits A, B, and the conditions of approval, as modified. Commadssioner Thornburgh seconded the motion. Unanimously adopted. Commissioner Thornburgh made a motion to adopt the two findings in the staff report and deny the change of zone as requested and approve it as shown in the attached Exhibit entitled "Staff Recommended Zoning", which shall be modified to accomTodate the revisions in densities approved in the conditions modified of the Specific Plan. Commissioner Imkanp seconded. Unanimously adopted. IJ- NIIN(T1FS - PIANNING CCK41SSION April 10, 1984 Page 8. rplird-Le tiy�1 : 2�u: U A. Notion made by Commissioner Salas, seconded by Commissioner Imkamp to adopt the Consent Calendar approving the minutes of February 14, 1984. 1. The minutes of the regular meeting of February 14, 1984 were approved as submitted. Unanimously adopted. 5. BUSINESS A. Chairman Klimkiewicz introduced the first item of business as Tentative Tract Map No. 18767, a request to make minor revisions to approved building plans; IML Development Corporation of California, Applicant. He called for the staff report. 1. Planning Director Stevens gave a brief report with regard to this request stating that originally these levee units were two stories above the dike with the garage essentially below having an overall height of 25 feet above the levee and .a3x a'. 35 feet high total. The revised plan reduces this height by about 5 feet prior to line -of -site analysis which the Commission reviewed at the study session which confirms that the units would not be visible_fran the exterior. Staff still has concerns with bulk from the interior. This request is for some fairly substantial changes which reduces the number of units by four. After a brief discussion, Chairman Klimkiewicz called for a motion. 2. Commissioner 'Thornburgh made a motion to recoanend to City Council approval of the revised plans relative to Tentative Tract Map No. 18767. Commissioner Goetcheus seconded the motion. Unanimously adopted. B. 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 stated further that staff has advised the Commission that this item has been withdrawn. There were no motions. Planning Director Stevens spoke to the Commission regarding the Washington Street Specific Plan. He advised them that he had gone through the materials that had been discussed to date and feels that the Concmission has laid out what they think the general parameters should be. Therefore, he feels that staff should try to develop an alternative or alternatives that would inplement those general parameters the Commmission has outlined. He stated he would like to bring some examples of how those parameters could be implemented and get the Commission's reaction. He felt this could possibly be presented to them in six weeks or so. Planning Director Stevens also stated that he may be able to bring something to the May meeting regarding residential development standards. However, if he could not, then he would request the Commission to have a second meeting in May to discuss this issue. The Commissioners felt this was satisfactory to them, but again mentioned that the first priority should be the General Plan. MMYIES - PLAMING C(MUSSION -April 10, 1984 Page 9. There being no further items of agenda to care before.the Planning Camussion, Cha;rmm Klimkiewicz called for a motion to adjourn. Camdssioner Thornburgh made a motion to adjourn to a regular meeting on May 8, 1984, at 7:00 p.m., in La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. The regular meeting of the Planning Cannission of the City of La Quinta, California was adjourned at 10:30 p.m., April 10, 1984, at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, CA. a* ITEM NO. DATE Eel PLAN�NNING COMMISSION MEETING Il y' L0,5 F MOTION BY: GOETCHEUS IMKAMP RLIMKIEWICZ( SALAS THORNBURGH SECOND BY: GOETCHEUS IM,�/K_AMP� KLIMKIEWICZ THORNBURGH DISCUSSION• ROLL CALL VOTE: CW,HISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS - IM1CAMP - THORNBURGH - KLT24KIEWICZ UNANIMOUSLY ADOPTED: YES NO MEMORANDUM �. CITY OF LA OUINTA aboF 00 To: The Honorable Chairman and Members of the Planning Commission From: Planning Department Date: May 8, 1984 Subject: PLOT PLAN NO. 84-058 Location: 53-395 Avenida Juarez (A single lot along the east side of Avenida Juarez, 200 feet north of_Calle Colima) Applicant: Rosser Donley Request: Approval to construct a single-family dwelling for the applicant's residence. 1. General Plan: low Density Residential 2. Zoning: R-1*++ 3. Environmental Determination: This project is exempt from the requirements of CEQA under Class'3 (Section 15303) and a Notice of Exemption has been filed.' 4. Project Description: Plans submitted indicate that the applicant proposes to construct a one-story (17-foot high), two-bedroan, two -bath, 1250 square foot (livable area), single-family residence with an attached 490 square foot garage (20' x 24' 6"). Site plans for the 50' x 100' lot indicate a 20-foot front yard setback, 5-foot side yard setbacks and a 26-foot rear yard setback. Architectural elevations indicate exterior stucco walls with wood trim and a concrete tile roof with a 4:12 pitch and 18-inch eave over- hangs. The recessed front entry is provided with a separate concrete tile roof overhang. STAFF COMMENTS AND ANALYSIS Review of single-family dwellings is primarily to determine compliance with established development standards and compatibility of the design with the surrounding neighborhood. A review of the site plan, floor plan and architectural elevations (See attached Exhibits A, B and C) indicates that the proposed dwelling complies with applicable development standards, except for several minor deficiencies (i.e., front yard landscaping). These are resolved by the recommended conditions of approval. �J� 0 STAFF REPORT - PLANNING Co*' USSION May 8, 1984 Page 2. A review of existing dwellings in the neighborhood generally indicates typical "California -Ranch" style using stucco exterior walls. Roof materials used are either tile or gravel with pitches varying fran 3:12 to 5:12. The design of the proposed dwelling appears to be canpatible with the neighborhood. FINDINGS 1. The request to construct a single-family dwelling is consistent with the existing zoning. 2. The proposed design is in canpliance with applicable development standards if constructed in accordance with plans submitted and the conditions of approval. 3. The proposed design is ccopatible with existing development in the surrounding neighborhood. Based upon the above Findings, the Planning Department reconmends approval of Plot Plan No. 84-058 in accordance with Exhibits A, B and C, subject to the following conditions: 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. 84-058, 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 became 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 canpletion. 3. water and sewage disposal facilities shall be installed in accordance with the requiranents of the Riverside County Health Departrnent. 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 two (2), 15-gallon street trees. The plan shall indicate the irrigation 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. I in STAFF REPORT - PLANNING COMMISSION May 8,.1984 Page 3. 6. The Applicant will be required to post a cash bond, performance bond or other financial arrangement acceptable to the City Attorney and City Engineer with the City Community Development Department for the installation of the required street irprovements along Avenida Juarez, including curb, gutter and connecting pavement. The amount of this bond shall be $1,000, which shall be submitted to and accepted by the City of La Quinta Community Development Director prior to the issuance of a building permit. 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. The Applicant shall obtain clearances and/or permits fran the following agencies: ° City Engineer/Public Works ° Riverside County Health Department ° City Fire Marshall " amnmity Development Department 10. The driveway shall be surfaced with concrete. ACTION REQUIRED The Planning Ccmuission shall, by motion, approve, conditionally approve, deny or continue the subject Plot Plan application. Lawrence L. Stevens Planning Director LLS:dmv � v`