1984 08 14 PCr,
114�
AGENDA
PLANNING CC[-MSSICN - CITY OF LA QUINTA
A Regular Meeting to be held at the La
Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
August 14, 1984 7:00 p.m.
1. CALL TO ORDER
A. Flag Salute
2. ROLL CALL
3. HEARINGS
A. Public Use Permit No. 84-001, a request by the Family Heritage
Church of the Valley to construct church facilities at the north-
west corner of Miles Avenue and Adams Street alignment; Family
Heritage Church of the Valley, Applicant.
1. Report fran Staff.
2. Motion for Adoption.
r
B. Change of Zone Case No. 84-012, a request by Utopian Design and
Development to change the existing zoning from R-1*, R-3*-4000,
and NA to R-2-20,000/PD to allow for a planned residential develop-
ment in accordance with a proposed tentative tract.
1. Report from Staff.
2. Motion for Adoption.
C. Tentative Tract Map No. 20328, a request for approval of a Planned
Residential Development consisting of 672 statutory condominiums,
51 single-family dwelling lots, an 18-hole golf course and a tennis
club on 360 acres located at Avenue 52 and Avenida Bermudas; J. Burton
Gold, Utopian Design and Development, Applicant.
1. Report from Staff.
2. Motion for Adoption.
A. Minutes of the regular meeting of July 10, 1984.
5. BUSINESS
A. Plot Plan No. 84-059, Amended, a request to construct a single-family
dwelling on the east side of Roudel Lane, 180-feet south of the end of
the street; Chris Caras, Applicant.
1. Report from Staff.
2. Notion for Adoption.
_'J : _.
AGENDA - PLANNING COMMISSION
August 14, 1984
Page 2.
B. Plot Plan No. 84-067, a request to construct a single-family
dwelling on the west side of Avenida Vallejo, 150-feet south of
Calle Durango; Desert Affordable Housing, Applicant.
1. Report frcan Staff.
2. Motion for Adoption.
6. ADJOUMIENT
I
0 ryry
ITEM NO. // �}•
DATE
PLANNING COMMISSION MEETING
RE:
/ MOTION BY: GOETCHEUS WALLING KLIMKIEWICZ SALA.S THORNBURGH
OND BY: GOETCHEUS�ING KLIMKZEWIC®®Z SALAS THORNBURGH
DISCUSSION:
ROLL CALL 2
COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS
KLDl KIEWICZ -
SALAS -/ -
WALLING v -
THORNBURGH -
UNANIMOUSLY ADOPTED: YES NO
_,J 6 t �,
ITEM NO. ft
DATE Y7' �% g
PLANNING
COMMISSION MEETING
t
RE:
P �1
'y `1: o o l
— �
MOTION BY: GOETCHEUS WAId,ING KLIMKIEWIC SALAS
SECOND BY: GOETCHEU ING KLIMKIEWICZ SALAS
DISCUSSION:
ROLL CALL VOTE:
C0=SSIONERS:
THORNBURGH
THORNBURGH
AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS —
R'LDIKILWICZ —
SALAS —
WALLING —
THORNBURGH —
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Catmission
From: Comiimity Development Department
Date: August 14, 1984
Subject: PUBLIC USE PERMIT CASE NO. 84-001
Location: Northwest Corner of Miles Avenue and Adams Street Alignment
Applicant: Family Heritage Church of the Valley
Request: Approval of a Church with School and Related Facilities on an
8.7-Acre Site.
1. General Plan
a. Site: Low Density Residential (3 - 5 dwellings/acre)
b. Surrounding Area: Low Density Residential to north, south and west;
Very Low Density Residential/Planned Developments to the east.
2. Zoning
a. Site: R-1
b. Surrounding Area: R-1 to the north and south; R-T (Mobile Hare Park and
Mobile Hone Subdivision) to the west; R-1-12,000/PD to the east.
3. Existing Conditions
The site is vacant and has primarily flat terrain with several low sand dunes
and shallow blow sand depressions. A mobile hare park is adjacent to the
western property boundary and the remainder of the surrounding area is vacant.
Access to the site will be from Miles Avenue and Adams Street. Miles Avenue
currently a two-lane, paved road, is designated as a Major Highway (100' right-
of-way). Adams Street, currently an unimproved dirt road, is designated as a
Secondary Highway (88' right-of-way).
There are no water or sewer lines existing within one mile of the site. Electric
transn;ssion lines are existing along the east boundary of the property and
electric distribution lines are located along the south side of Miles Avenue. A
buried telephone cable is along the north side of Miles Avenue.
0 4
STAFF REPORT - PIAMM C'ONMISSION
August 14, 1984
Page 2.
4. Environmental Assessment
The envir mu ental assessment prepared by staff indicates that the project is
located within the designated fringe -toed lizard habitat area. Mitigation will
be provided by the payment of impact fees on that portion of the site proposed
for development. It is not anticipated that the project would impact the local
public schools and, in fact, may reduce impacts at such time that the private
school is constructed.
Although the project will require the extension of water and sanitary sewer
services, the proposed extensions are consistent with the future planning of
Coachella Valley Water District.
An archaeological survey was completed on the site; no resources were found and
no further research was recommended.
5. Project Description
The Applicant is proposing the construction of a church coplex with school
on 5 acres of an 8.7-acre parcel. Construction will occur in two phases with
the first phase consisting of an assembly hall/gym (having a total seating
capacity of approximately 770 persons), with offices and classrooms. Within
an estimated five years, the sanctuary building and classroom will be constructed,
with the original building reverting back to use as a gym. Until such time that
the second phase is constructed, the building pads will be planted with lawn and
used for recreation.
The assenbly hall/gymnasium will be a two-story, Spanish style structure constructed
of precast concrete wall panels with a textured surface. The building will have
a flat roof with tile covered mansards. The overall height of the structure is
approximately 31 feet. The designs of the buildings within phase two will be
reviewed and approved by the City prior to issuance of building permits.
The Applicant will install a water line to the site from the new main proposed
to be extended along Washington Street by the developers of Reflections (formerly
Indian Wells Villas). Sewage disposal for phase one of construction will be by
a septic system. The entire project will be connected to C.'VWD sanitary sewer
prior to construction of the sanctuary or classroom buildings.
6. Comments Received from other Agencies
a. City Engineer
Miles Avenue and Adams Street half -widths shall be constructed to City
standards with a minimum grade of 0.20% and a minimum section of 22" of
asphaltic concrete pavenent on 4" of Class 2 base. Parking lot to be
constructed to City standards with a minimum, section of 2," of asphaltic
concrete pavement on 4" of Class 2 base. submit traffic channelization
and striping plans for Miles Avenue and Adams Street for approval by City
Engineer. Submit grading plan for review and approval by City Engineer.
Connect to CVWD facilities for water and sewer service.
_�' U f J
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 3.
b. City Fire Marshal
Prior to construction of any of the proposed buildings, the following
conditions must be met pursuant to the provisions of La Quinta City
codes and ordinances:
(1) Provide, or show there exists a water system capable of delivering
3250 GPM fire flaw for a 2-hour duration in addition to domestic
or other supply. The computation shall be based upon a minimum of
20 psi residual operating pressure in the supply main from which
the flaw is measured at the time of measurement.
(2) Provide Riverside County Super fire hydrants so that no point of
any building is more than 165 feet from a fire hydrant measured
along approved vehicular travel ways.
(a) Hydrants shall not be located closer than 25 feet to any
building.
(b) Exterior surfaces of hydrant barrels and heads shall be
painted chrome yellow and the tops and nozzle caps shall
be painted green.
(c) Curbs (if installed) shall be painted red, 15 feet in either
direction from each hydrant.
(3) Prior to issuance of a building permit, the developer shall furnish
the original and four copies of the water system plan to the Riverside
County Fire Department for review. Upon approval, two copies will be
sent to the City of La Quinta, Community Development Department, and
the original will be returned to the developer.
(4) The water system plan shall be signed by a registered civil engineer
and approved by the water company, with the following certification:
"I certify that the design of the water system in Public Use Permit
No. 84-001 is in accordance with the requirements prescribed by the
Riverside County Fire Department."
c. Coachella Valley Water District
This area is protected from stonnwater flows by the Coachella Valley
Stoum %rater Channel and may be considered safe from stormwater flows
except in rare instances.
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.
d. General Telephone - No comments at this time.
e. Comments were requested, but not received from Riverside County Health
Department, Imperial Irrigation District, Southern California Gas Company,
and the la Quinta Chamber of Commerce.
o t j
STAFF REPORT - PLANNING COV IISSION
August 14, 1984
Page 4.
STAFF COMMENTS AND ANALYSIS
Concerning consistency with the General Plan, churches are allowed within all land
use categories with an approved public use permit. Each proposal is reviewed to
determine the appropriateness and compatibility of the proposed use with surrounding
developmP.nt. The proposed church use should be compatible with existing and future
residential developments within the vicinity. Although the church will generate
substantial traffic at the time of the worship services, the two adjacent streets
will adequately handle the anticipated traffic. Improvements to the intersection
of Adams Street and Miles Avenue, including turn lanes, will help ensure that traffic
will not adversely affect area circulation.
As shown on the plan, the buildings are dispersed so as to visually break apart the
parking area when viewed from any of four sides of the property. The appearance of
the use is further softened by the large building setbacks (42' from curbline of the
adjoining streets; 50' from the west property line) and by the landscaped areas
around the buildings.
A concern of staff relates to the proposed two-story classroom building sham on the
site plan; without reviewing a building plan, staff is hesitant to make the deter-
mination that this proposal will be compatible with adjacent, low -density residential
use. one way to alleviate this concern is to designate this portion of the site
simply as "future classrooms", with the design and location of the buildings to be
reviewed and approved by staff prior to issuance of building permits for phase two.
Regarding traffic safety and circulation, Adams Street and Miles Avenue, when
improved as required by the conditions of approval, will adequately provide for the
anticipated traffic generated by the church. A left turn lane on Miles Avenue and
acceleration/deceleration lanes at the project entrances will increase traffic
safety and minimize congestion. Staff recomrends that the driveway onto Miles
Avenue be deleted due to a serious sight distance problem created by a rise in the
grade of Miles Avenue east of the entry. This would also minimize traffic conflicts
between the church and the adjacent mobile here park which has a driveway approxi-
mately 60 feet from the proposed church entrance. The Fire Marshal has stated that
the closure of this driveway on Miles Avenue will not adversely affect emergency
vehicle access to the buildings since two entries are proposed off Adams Street.
The general layout and design of the parking area will be adequate to safely handle
the traffic. The Municipal zoning Ordinance requires that all parking be screened
from view by walls. Staff recommends that the wall along Adams Street be set back
10 feet from the property line to provide for a wider parkway (this is consistent
with the setback requirement on previous residential project approvals in the City).
The building's Spanish style design is compatible with other developments proposed
for the area. Although the building is two stories high (311), the sense of height
is somewhat reduced by the covered walkway with columns and arches which extend
along all sides of the building.
SPAFF REPORT - PIANNING C(1VISSION
August 14, 1984
Page 5.
1. The proposed church is consistent with the R-1 Zoning and the goals and policies
of the la Quinta General Plan.
2. The proposed church and school uses will be ccinpatible with existing and future
Low and Very Low Density Residential projects within the surrounding area.
3. The site is physically suitable for the proposed development. All necessary
utilities are currently available or will be extended to the site. Sewage
disposal for phase one of the development will be by a private septic system,
but prior to construction of phase two, the entire project will be connected
to the CVWD sanitary sewer system.
4. The environmental assessment indicates that construction of the church project
will result in a decrease in the habitat area of the fringe -toed lizard, an
incremental increase in traffic, and an increnental demand for City services.
Mitigation will be provided by the conditions of approval requiring the payment
of mitigation fees for the impact on the lizard, the installation of street
improvements, and the payment of other additional fees to be established by the
City.
5. With the deletion of the driveway proposed on Miles Avenue, the proposed circu-
lation and parking plan will adequately handle the project's anticipated traffic
flow safely and efficiently and will also provide adequate emergency vehicle
access.
6. The site plan's layout visually breaks apart the parking and building areas and
helps to m;nin ze the appearance of the intensity of this use.
7. The Spanish style design of the gymnasium/assenbly building is consistent with
the architect of other approved residential projects in the surrounding area.
The design and height of the future buildings in phase two will be reviewed to
ensure design consistency within the project and ccopatibility with surrounding
development.
FINDINGS
1. The design and improvement of the proposed church project are consistent with
the goals and objectives of the La Quinta General Plan.
2. The project is consistent with the standards of the municipal zoning ordinance.
3. The site is physically suitable for the proposed development.
4. The site design and appearance of the proposed church project are compatible
with the surrounding area.
5. The designs of the project and the inprovements are not likely to cause public
health problems nor would they conflict with existing public easements.
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 6.
6. The project will not be detrimental to the health, safety or general welfare
of the camminity.
7. The design of the church and its related improvements are not likely to cause
environmental damage or substantially and avoidably injure wildlife on their
habitat provided that the developer camply with the approval conditions related
to mitigation measures for the fringe -toed lizard. Therefore, the project will
not have a significant adverse impact on the environn nt.
STAFF REC'OhPNIDATION
Based upon the above findings, the Ccmminity Development Department recommends
approval of Public Use Case No. 84-001, subject to the attached conditions.
General
1. The developrent of the site and buildings shall comply with approved Exhibits
A, B and C, as contained in the Community Development Department's file for
Public Use Case No. 84-001 and the following conditions, which conditions shall
take precedence in the event of any conflict with the provisions of the public
use case.
2. Public Use Case No. 84-001 shall camiply with the standards and requirements of
the La Quinta Land Use Ordinance unless otherwise modified by the following
conditions.
3. This approval shall be used within two (2) years after final proceedings before
the La Quinta City Council; otherwise, it shall became null and void and of no
effect whatsoever. The term "use" shall mean the beginning of substantial
construction of permanent buildings (not including grading) authorized by this
permit, which construction shall thereafter be pursued diligently to completion.
Prior to expiration of the permit, the Applicant may apply to the Community
Development Department for an extension of time in which to use the permit, with
the total time not to exceed a period of three (3) years.
4. Construction of the future buildings and facilities authorized under this permit
shall begin within five years after the final proceedings before the La Quinta
City Council, which construction shall thereafter be pursued diligently to
completion; otherwise, approval of those unconstructed or uncompleted portions
of the development authorized under Public Use Case No. 84-001 shall became null
and void and of no effect whatsoever.
5. Prior to the issuance of a building permit for construction of any use contem-
plated by this approval, the Applicant first shall obtain permits and/or
clearances from the following public agencies:
° City Engineer
° City Fire Marshal
° City Camminity Development Department, Planning Division
STAFF REPORT - PLANNING COPM7ISSION
August 14, 1984
Page 7.
° Riverside County Environmental Health Department
° California Regional Water Quality Control Board (for septic tank)
Evidence of said permit or clearance from the above agencies shall be presented
to the Building Section at the time of application for a building permit for
the use contenplated herewith.
Building Design
6. The gym/assembly building shall be constructed in accordance with the approved
Exhibits B and C contained within OcmTunity Development Department's file for
Public Use Permit Case No. 84-001.
0This approval authorizes the construction of a sanctuary building and classroom
buildings; the buildings's location, design, size and height shall be subject to
the approval of the 4=- ITV
8. Prior to the submittal of any application for building permits for phase 2
construction (sanctuary and/or classroom buildings), the Applicant shall submit
to the Omn2 ty Development Department, Planning Division, the following plans
for review and approval:
• Floor and elevation plans of the structures
• Site plan delineating locations of the building(s), walkways, walls, etc.
• Landscaping and irrigation plan delineating plant type, size, spacing
and location
° Exterior lighting plan showing the type and location of all exterior
lights
Based upon this review, additional parking may be required as a condition for
issuance of a building permit.
9. All roof mounted mechanical equipment shall be screened from view of adjacent
property and public streets.
Streets, Parking and Circulation
10. The Applicant shall comply with the following requirements of the City Engineer:
a. Miles Avenue and Adams Street along the entire parcel boundary shall be
constructed to City standards with a minimum grade of 0.02% and a mini=
section of 2;" asphaltic concrete paving on 4" of Class 2 base. Street
plans shall be submitted to the City Engineer for review and approval.
All public street improvements shall be completed, or bonded to guarantee
future completion, prior to the issuance of Certificates of occupancy
for phase one of project construction.
c. The Applicant shall submit a traffic channelization (street striping) plan
for Miles Avenue and Adams Street to the City Engineer for review and
approval.
AU
STAFF REPORT - PLANNING CONAIISSION
August 14, 1984
Page 8.
d. A left turn lane shall be provided on Miles Avenue at Adams Street.
e. Acceleration and deceleration lanes shall be provided at each project
entrance.
f. The parking lot shall be constructed to City standards with a minimum
section of 2'" asphaltic concrete paving on 4" of Class 2 base.
g. The grading and drainage plan shall be submitted to the City Engineer
for review and approval.
11. The project driveway on Miles Avenue shall be deleted.
12. The Applicant shall contribute to the cost of a traffic signal at the inter-
section of Miles Avenue and Adams Street, with the contribution not to exceed
one -quarter of the total cost of the traffic signal installation.
13. Parking and landscaping of the parking lot shall be provided in accordance
with the requiranents and standards of Section 18.12 of the La Quinta Land
Use Ordinance.
14. The parking areas shall be screened frown the view from adjoining properties
and public rights -of -way by walls or a combination of landscaped berm and wall.
Public Services and Utilities
15. Fire protection shall be provided in accordance with the City of La Quinta codes
and ordinances in effect at the time of issuance of the building permit as
follows:
a. Provide, or show there exists a water system capable of delivering
3250 GPM fire flow for a 2-hour duration in addition to domestic
or otter supply. The computation shall be based upon a minimum of
20 psi residual operating pressure in the supply main from which
the flaw is measured at the time of measurement.
b. Provide Riverside County Super fire hydrants so that no point of
any building is more than 165 feet from a fire hydrant measured
along approved vehicular travel ways.
(1) Hydrants shall not be located closer than 25 feet to any
building.
(2) Exterior surfaces of hydrant barrels and heads shall be
painted chrome yellow and the tops and nozzle caps shall
be painted green.
(3) Orbs (if installed) shall be painted red, 15 feet in either
direction from each hydrant.
c. Prior to issuance of a building permit, the developer shall furnish
the original and fair copies of the water system plan to the Riverside
County Fire Department for review. Upon approval, two copies will be
sent to the City of La Quinta, Community Development Department and
the original will be returned to the developer.
STAFF REPORT - PLANNING COMISSION
August 14, 1984
Page 9.
d. The water system plan shall be signed by a registered civil engineer
and approved by the water company, with the following certification:
"I certify that the design of the water system in Public Use Permit
No. 84-001 is in accordance with the requirements prescribed by the
Riverside County Fire Department."
16. Electric service shall be extended (bored) underneath Miles Avenue from
existing Imperial Irrigation District facilities.
17. The Applicant shall ccmply with the requirements of Coachella Valley Water
District:
a. Water and sanitary sewer service shall be provided in accordance
with the current regulations of the District.
b. The parcel shall be annexed to CVWD Improvement District No. 55 for
sanitation service.
18. sewage disposal shall be provided as follows:
a. Phase one construction (gym/assembly building only) shall be served
by a septic system installed in accordance with City and Riverside
County Health Department standards. An on -site dry sewer line shall
be installed to facilitate future connection to CVWD sanitary sewer
lines.
b. Dry sewer lines shall be installed along Miles Avenue and/or Adams
Street in accordance with Coachella Valley Water District's area
improvement plans prior to the improvement of these public streets
during phase one construction.
c. Phase two construction (sanctuary and/or classrooms) shall be
connected to Coachella Valley Water District sanitary sewer service.
d. Buildings within phase one shall be connected to CVWD sanitary sewer
service at the time that phase two construction occurs or within two
(2) years after operational sanitary sewer lines are installed within
one -quarter mile of the parcel boundaries, whichever occurs first.
19. All on -site utilities shall be installed underground.
Miscellaneous
20. Prior to the issuance of building permits, the Applicant shall submit to the
GMUMi.ty Development Department, Planning Division, a plan (or plans) showing
the following:
a. Landscaping both on -site and with the public parkway areas, including
plant types, sizes and spacing.
b. Landscape irrigation system.
c. Location and design detail of walls as required in Condition No. 14.
d. Location and design of sidewalks and walkways on -site and within public
rights -of -way.
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 10.
e. Exterior lighting plan.
f. Iracation and design of walled enclosure for trash bin.
The approved landscaping and improvements shall be installed prior to the issuance
of a Certificate of Occupancy. The landscaping shall be maintained in a healthy
and viable condition for the life of the project.
21. All perimeter walls shall be set back from public rights -of -way a minimum
average of twenty (20) feet along Miles Avenue and ten (10) feet along Adams
Street.
22. The Applicant shall install an 8-foot-wide concrete meandering pedestrian/
bicycle path along Miles Avenue and a 6-foot-wide concrete pedestrian walkway
along Adams Street.
23. Desert or native plant species and drought resistant planting materials shall
be incorporated into the landscaping plans for the site and the public street
parkways.
24. Those portions of the site designated for future buildings shall be planted
with ground cover or grass which shall be maintained in a viable condition
until such time that construction occurs.
25. The Applicant shall install street lighting as required at the intersection
of Miles Avenue and Adams Street in accordance with a street lighting plan
approved by the Community Development Department. Upon installation,
ownership of the light shall be transferred to the City.
26. Prior to the issuance of a building permit, the Applicant shall submit a
sign plan showing the location, type, size, colors and type of illumination
(if any) of all proposed identification and directional signs. All on -site
traffic directional or informational signs shall be installed in accordance
with the approved plan prior to the issuance of a Certificate of occupancy.
27. Prior to the issuance of grading or building permits, 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 application for permits.
28. Applicant understands that the City was incorporated in 1982 and has not yet
enacted a eoffUlete 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
_: ) i, I
J�
STAFF REPORT - PUNNING CCMISSION
August 14, 1984
Page 11.
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.
PREPARED BY: APPROVED BY:
0000
Sandra L. Bonndr Lawrence L. Stevens, AICP
Principal Planner Coam mity Development Director
_ J i; I
7
ITEM NO. / k .
DATE 7 - � 7
PLANNING
COMMISSION MEETING
G/ RE:
7
o is
c
MOTION BY: GOETCHEUS KLIMKIEWICZ SALAS
SECOND BY: ETCHEE/U- WALLING KLIMKIEWICZ SATA.S
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS:
GOETCH-----
EUS
IMIMKIE licz
SAIAS
WALLING
THORNBURGH
UNANIMOUSLY ADOPTED:
THORNBURGH
THORNBURGH
AYE NO ABSTAIN ABSENT PRESENT
YES
NO
i, I
MEMORANDUM
CITY OF LA QUINTAL
To: The Honorable Chairman and Members of the City Council
From: Community Development Department
Date: August 14, 1984
Subject: CHANGE OF ZONE CASE NO. 84-012
Location: South of existing Avenue 52 and east of Avenida Bermudas
Applicant: J. Burton Gold
Utopian Design and Development
Request: A change of zone from R-3*-4000, R-l* and N-A* to
R-2-20,000 and N-A* for the 360 developable acres of a
674-acre site.
1. General Plan
a. Site: Low Density Residential (3-5 units per acre); Watercourse;
open Space and Planned Development (3 or less units per acre).
b. Surrounding Area: Low Density Residential (3-5 units per acre) to
the west and north; Very Low Density Residential (3 or less units
per acre); Open Space and Planned Development (3 or less units
per acre), and Watercourse to the south and east.
2. Zoning
a. Site: R-l* ( One Family Dwelling with 1200 sq. ft. minimurn dwelling
size); R-3*-4000 ( General Residential with 1200 sq. ft. minimum
dwelling size and a 4000 sq. ft. minimum lot size); N-A* ( Natural
Assets with 1200 sq. ft. minimum dwelling size).
b. Surrounding Area: R-1*1( One Family Dwelling with 1200 sq. ft.
minimum dwelling size and 17 ft. maximum building height) to the
west; N-A* ( Natural Assets with 1200 sq. ft. minimum dwelling size)
to the south; A-1-10 ( Light Agriculture with a minimum 10 acre lot
size), N-A* ( Natural Assets with a 1200 sq. ft. minimum dwelling
size) and W-2-20 ( Controlled Development Area with a 20 acre
minimum parcel size) to the east; and R-3*-4000 ( General Residential
with a 1200 sq. ft. minimum dwelling size and a 4000 sq. ft. minimum
lot size), R-l* ( One Family Dwelling with a 1200 sq. ft. minimum
dwelling size) and R-1-12,000 ( One Family Dwelling with a 12,000
sq. ft. minimum lot size) to the north.
STAFF REPORT - PIANNING CO&SIGN
August 14, 1984
Page 2
3. Existing Conditions: SEE STAFF REPORT ON TENTATIVE TRACT NO. 20328.
4. Environmental Assessment: SEE STAFF REPORT ON TENTATIVE TRACT NO. 20328.
5. Project Description: The Applicant is requesting a zone change fnm
R-3*-4000, R-l* and N-A* to R-2-20,000 and N-A. This would allow
an average density of two units per acre on the developable portions
of the 674 acre site. The R-2 zoning would allow a maxim= of eight
units per structure.
6. Canments fran Other Agencies: SEE STAFF REPORT ON TENTATIVE TRACT NO. 20328.
7. Other Action:
a. Tentative Tract No. 20328 for 670 statutory condominiums, 51
single family lots, a golf course and a tennis club has been
submitted in conjunction with the zone change application.
STAFF COMMENTS AND ANALYSIS
The requested change of zoning is intended to facilitate proposed
Tentative Tract No. 20328.
Under the current zoning, approximately 55 acres is zoned R-3*-4000 with
approximately 300 acres each zoned for R-l* and N-A*. With this zoning
a considerably higher number of residential units (1800-2000) could be
allowed while the requested change would allow slightly more than 700 dwelling
units.
The requested R-2 zoning would allow a maximum of eight dwellings per
building and does not seem out of character with either the area or
typical golf and tennis club development.
The requested zoning does not propose to retain the existing designation
for the 1200 sq. ft. minimum dwelling size although all of the proposed
dwelling units exceed this floor area criteria. As a result, it seams
advisable to incorporate this in the approved zoning to assure that
the standard will apply to other projects if this one does not proceed
and to assure compatibility with other residential zoning in the area.
None of the subject property has been previously designated for the
17-foot height limit applicable to the Cove area to the west, although
the residential units proposed are -one story and would comply with this
standard. In considering whether or not to apply the height limit
to the zoning, it should be pointed out that designs for the golf
and tennis Country Club buildings are not available but could need
more building height and that designs for residences on the 51
single family lots are not available. The height limit seams necessary for
all residential buildings but may not be appropriate for the others
mentioned.
0 I
STAFF REPORT - PLANNING OSION
August 14, 1984
Page 3
There are two other factors that need to be considered with respect to the
requested zoning. These are:
1) should the area shown for individual single family lots be
zoned other than R-2-20,000? These lots are approximately
10,000 sq. ft. in area. With the proposed zoning the area
could be redesigned for the duplex -type units which are
existing for the rest of the project, although this would
require an amended tract map. Furthermore, the lot sizes
are less than the 20,000 sq. ft. specified.
2) Should the zoning line along the mountains be adjusted fran
that proposed? While it is desirable to maintain
"squared -off" and regular lines, it appears that the mountainous
area included in the R-2 zoning should be reduced.
in general the basic zoning requested seems satisfactory, although,
several minor adjustments are suggested in the Staff Reca:[nendation.
00=SIONS
1. The proposed zoning is consistent with the general plan designations
of Low Density Residential and open Space and Planned Development.
2. The terrain varies considerably over the site, but mountainous areas
remain protected with the N-A zoning and flood areas will be
protected with project design.
3. All necessary services exist at or are available to the site.
4. The zoning is consistent with the existing zoning and proposed
developments in the vicinity provided that minor adjustment
relative to minimum floor area and building height are made.
5. Minor adjustments in the extent of the R-2 zoning into the
mountainous portions of the site are appropriate.
FINDINGS
1. The zoning is consistent with the Ia Quinta General Plan.
2. The proposed zoning would reduce the densities allowable under the
existing zoning.
3. The proposed zoning will be compatible with the surrounding area.
4. Approval of this request will not result in a significant impact
on the environment.
STAFF REPORT - PLANNING M4&ION
August 14, 1984
Page 4
•1®N 101 1I • •'
Based upon the above findings, The Camnmity Development Department recannends
approval of Change of Zone Case No. 84-012 as revised in accordance
with the attached exhibit entitled "Staff PeconTrended Zoning."
i
Lawrence L. Stevens, AICP
Camimity Development Director
IS/psn
Atchs: 1. Map - "Proposed Zoning"
2. Map - "Existing Zoning"
3. Map - "Staff Recommended Zoning"
♦
i I )K
.fir•.-
v
� ��
/
19
nvt ID♦
Q
'OO RES
I
AV NIDA
N TRA
SPA G
EL
N.
CA l
j
•'
% —
IN
LOA
/bY 74
III
04
_
>u
AN
SONORA
'
1
I
662'
li
5
+
R201. OOO71
-
rFNOSAL
V'"
H NUA
A
. IqGV
�•
eh}
M
T
7
O
IMA
M
5
6
7
8
0
>
>
PROPOS�'11_. ZONIAlig._
/�f0..2032B
_ _
y
r
RA
Alp
24-
4"
17
411111! 4000
R7
N-A
47
OIL'
47
ILI
zz
6
0
"ILL
ALFIV
=(D
9
=xV
q._
Z•,
-rr
FGLLO wS �LoT LWE
i
R �
r A-.
�-
RE:
ITEM NO.
DATE
PLANNING COMMISSION MEETING
�2®3zr- 0
MOTION BY: GOETCHEUS �LING KLIMKIEWICZ SALAS
SECOND BY: GOETCHEUS W9,LING KLIMKIIE/WICZ SALAS
DISCUSSION: gq/0 I !�-_ ( M
ROLL CALL VOTE:
CO^RII S S IONERS :
THORNBURGH
THORNBURGH
AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
KLIMKIEWICZ -
SALAS -
VV LLING -
THORNBURGH -
UNANIMOUSLY ADOPTED: YES NO
E
MEMORANDUM
CITY OF LA OUINTA
CF`�OF 71���5
To: The Honorable Chairman and Members of the Planning Commission
From: Camunity Development Department
Date: August 14, 1984
Subject: TENTATIVE TRACT MAP NO. 20328
Location: Generally South of Avenue 52 and Fast of Avenida Bermudas
Applicant: J. Burton Gold, Utopian Design and Development
Request: A Planned Residential Development with 672 Condominium Units,
51 Single -Family Residential Lots Oriented Around an 18-Hole Golf
Course and Tennis Club on a 360-Acre Portion of a 674-Acre Site.
BACKGROUND INFORMATION
1. General Plan
a, Site: Low Density Residential (3 - 5 Units/Acre), Medium Density
Residential (5 - 10 Units/Acre), Open Space and Planned Development
(3 or Less Units/Acre), Open Spaoe and Planned Residential Development
(3 or Less Units/Acre), Watercourse/Waterway.
b. Surrounding Area: Very Low Density Residential, Low Density Residential,
Medium Density Residential, Open Space and Planned Developments, Open Space
and Planned Residential Developments.
2. Zoning
a. Site: R-1*, R-3*-4000, N-A* (Natural Assets). Change of Zone Case No.
84-012 has been submitted concurrently requesting R-2-20,000 and N-A Zoning.
b. Surrounding Area: R-1*ft-, R-1*, R-1-10,000, R-3*-4000, N-A*.
3. Existing Conditions
The project will be located on 360 acres of a 674-acre site. As shown on the
attached copy of the topographic map, approximately 315 acres of the site are
the toes or slopes of mountains, while the remaining 360 acres are located on
the sandy alluvial fan. The eastern portion of the project site is currently
developed with citrus orchard and Burns Ranch buildings. The western portion
is sandy sloping ground with the predominant vegetation being creosote bush.
A sandy wash area is located in the southeasterly portion of the development
along the base of the mountain.
SPAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 2.
Avenue 52 is an existing, two-lane, paved road. This street is designated as
an arterial highway (110' right-of-way) east of Washington, allowing for four
(4) travel lanes and a 24-foot wide center median. West of Washington Street,
Avenue 52 is designated a major highway (100' right-of-way) and will ultimately
have four (4) travel lanes and a 12-foot-wide continuous left -turn lane. In
addition, the adopted roadway specific plan calls for the straightening out of
Avenue 52, realigning it north of the Desert Club to Calle Sinaloa and then
westward to Eisenhower Drive.
Avenida Bermudas is currently a two-lane, paved street and is designated as a
secondary highway (88' right-of-way). The ultinate development of the street
will provide for four (4) travel lanes.
Water and sewer service can be provided to the site by extending lines approxi-
mately 3/4 mile from existing Coachella Valley Water District facilities. CVWD
has stated that the tarporary sewage treatment facility has adequate capacity
to serve the project. Electric service will be provided by Imperial Irrigation
District; the Marshall Street substation is currently operating at or above
designed capacity. Other urban services and utilities are available to the site.
4. Envirormiental Assessment:
An initial environmental study has been prepared on the project and it has been
determined by staff that although the proposed project could have a significant
effect on the environment, there will not be a significant effect in this case
because appropriate mitigation measures have been made conditions of the develop-
ment approval. Therefore, a Negative Declaration has been prepared.
The following summarizes the major impacts and appropriate mitigation measures:
° Flora - Major impact will be to the sandy wash area located within
the vicinity of the No. 4 and 5 golf holes. The EIR prepared for
the La Quinta Redevelopment Project stated that this plant community
should be preserved. Applicant shall provide detail design of this
sandy wash area and specifics on haw the wash and vegetation will be
incorporated into the design. However, flood control improvements
required by Coachella Valley Water District will require modification
of the wash area in order to charnel this drainage to retention areas.
° Fauna - The project may have an impact on prairie falcon by affecting
its foraging area. Additional study will be required prior to develop-
ment. The location of the golf holes against the mountain should
provide a buffer between the dwellings and the birds' nesting area.
No fencing is proposed on perimeter of development adjacent to mountains;
this will allow wildlife to get to water and vegetation within the project.
° Traffic - The project will generate a substantial amount of traffic
which will impact local streets. Mitigation will be provided by
requiring the installation of street and traffic control improvements
as required by the conditions of approval.
_,) i, I fi r,
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 3.
° Public Services - The project will result in an incremental increase in the
demand for public services. Mitigation will be provided by the payment of
fees to the City for public improvements and facilities.
The proposed realignment of Avenue 52 in accordance with the adopted City
Specific Plan will affect fire departrneit response time towards the east.
Mitigation will be provided by the Applicant providing a new station site
on the north side of realigned Avenue 52.
The project will impact the public schools within the Desert Sands Unified
Scnool District which are already operating at or above designed capacity.
Applicant will be required to pay a per unit school mitigation fee prior to
the issuance of building permits.
° Archaeological Resources - Eight archaeological sites exist on the parcel.
Additional study and/or collection of artifacts at several locations within
the project will be required prior to grading. The project design has been
modified to preserve several important areas of interest. These mitigation
measures have been deemed sufficient by the UC Riverside Archaeological
Research Unit, which also performed the survey of the site.
5. Project Description
The project will be developed on a 360-acre portion of the 674-acre site, with
approximately 314 acres of hillside terrain retraining in natural open space.
A total of 723 units, 672 statutory (airspace) condominiums and 51 single-
family house lots, will be oriented around an 18-hole golf course and tennis
club facilities. The property will be divided into 78 lots as follows: 20 lots
for condominium development, 51 lots for single-family houses, 6 lots for golf
course and 1 lot for the hillsides and mountains on the reminder of the site.
With the exception of five proposed single-family house lots, all dwellings are
to be located on the flat portions of the site and will not extend up on the
hillsides. Dirt removed from the flood channel and water retention basins,
during construction of community flood control improvements, will be placed in
the easterly portion of the site and will be used to create terracing for the
single-family house lots. Approximately 76% of the 360-acre development will
be developed in open space and recreational uses.
A substantial portion of the development incorporates oommutity flood control
improvements which, when completed, will provide flood protection for both the
site and downstream properties located M the north and east. The flood channel
will extend through the project parallel to Avenida Bermudas and is incorporated
into the design of the golf course. Four water retention basins will be con-
structed and an underground storm drain pipe will be extended off the site along
Desert Club Drive to the existing La Quinta Stormwater Evacuation Channel.
Regarding the design of the dwellings, the proposed single-family lots will be
sold for custom hate construction. Two basic types of condoinium designs are
proposed. The fairway units will be in duplexes, triplexes and fourplexes.
These six unit designs have 1837, 1917, 2073, 2277, 2461 and 2948 square feet
of living area. The tennis club condominiums will be situated in duplex,
STAFF REPORT - PLANNING CCI MISSION
August 14, 1984
Page 4.
triplex, fourplex and sixplex configurations, with the units having 1275,
1520, 1620, 1875 and 1762 square feet of living area. All the proposed
condominiums have one-story Spanish style design with the maximum height
approximately 16 feet. The residential buildings will have a combination
of roof styles and slopes. With the exception of the sixplex tennis club
units, all dwellings have an attached double -car garage.
6. Comments Received from Other Agencies:
a. City Engineer:
Avenida Bermudas, Avenue 52 and all interior streets shall be constructed
to City standards with a 0.20% minimum grade and a m;n mzn section of 2*,"
asphaltic concrete paving on 4" of Class 2 base. Provide a traffic signal
at Washington Street and Avenue 52. Provide a traffic study and alignment
study for Avenue 52. Provide traffic channelization (street striping)
plans. Prepare a master plan of grading, drainage and phasing for City
approval. Prepare a hydrology study. All building pads shall be protected
fron a 100-year storm. All drainage facilities must be constructed and
operational with Phase One construction. Construct sewer and water facilities
to meet City and Coachella Valley Water District standards. Obtain City Fire
Marshal approval of the water plan. All utilities shall be installed under-
ground. Provide an emergency access at the southerly end of Avenida Bermudas.
Submit final map to the City for review and approval.
b. City Fire Marshal:
Provide a water system capable of producing 2500 GPM for 2 hours at 20 PSI
residual. Provide Super fire hydrants (1- 4" outlet and 2- 2=" outlets) at
each intersection and throughout the project so that no building is more
than 165' fron a hydrant and hydrants are not more than 365' apart.
Cul-de-sacs shall not be more than 500' long, unless provided with an
emergency second exit.
c. Coachella Valley Water District:
A portion of this area is shown to be subject to shallow flooding and is
designated Zone A on Federal Flood Insurance rate maps which are in effect
at this time. C.'VW has net with the developer and they have come to
tentative agreement on the concepts to protect this area from stonTuater
facilities as shown on the tract maps are subject to change. The District
will furnish domestic water and sanitation service to this area in accordance
with the current regulations of this District. A portion of this area shall
be annexed to the Stormwater Unit of the Coachella Valley Water District.
This area shall be annexed to CVWD Improvement District No. 55 of Coachella
Valley Water District for sanitation service. There may be conflicts with
existing District facilities. We request the appropriate public agency to
withhold the issuance of a building pennit until arrangements have been made
with the District for the relocation of these facilities.
d. imperial Irrigation District:
The Marshall Street Substation, which will serve this site, is currently
operating at or above the designed capacity. The District is in the process
of obtaining land for an additional substation.
STAFF REPORT - PLANNING CCKnSSION
August 14, 1984
Page 5.
e. Southern California Gas Company:
There are facilities in the area of the project. Service can be provided
in accordance with the canpany's policies and rules.
f. General Telephone Canpany:
Existing underground telephone facilities are located along the west side
of Avenida Benrnudas. There are also facilities existing along the east
side of Washington Street. Service can be provided in accordance with
company policies and regulations.
g. Desert Sands Unified School District:
District schools are currently operating at or above capacity. The
developer will be required to pay a school impact mitigation fee prior to
construction of units.
h. Comients were requested, but not received from Riverside County Health
Department.
7. ownents from the Public:
No written co mients have been received from the public. The Notice of Hearing
was sent to all owners with property within a 500-foot radius of the project
(rather than just 300 feet as required by ordinance).
8. other Actions: Zone Change Case No. 84-012 has been submitted in conjunction
with this application.
STAFF CCNID'JENPS AND ANALYSIS
Under the current general plan, the area to be developed can have a maxirmm density
of five units per acre, with a small area adjacent to the Desert Club allowing up to
ten units per acre. The general plan designation on mountainous portion of the site
allows up to three units per acre. The proposed project will have an overall density
of approximately 2 units per developable acre; the slopes and mountains are not
included in density calculations since they are essentially unbuildable.
Regarding crnpatibility, the proposed density is substantially lower than the develop-
ment in the adjacent Cove subdivision area which is planned at a density ranging from
5 to 7 units per acre. The proposed dwellings will be set back a minimum of 40 feet
from the Avenida Benmrdas right-of-way and will be screened by a wall atop a landscaped
berm along the entire perimeter. The golf course will provide a buffer between the
develognent and the surrounding mountains. The golf course and homeowners association
maintenance buildings will be located away fran surrounding dwellings at the northwest
corner of the site across from the Desert Club of La Quinta. Walls and berms will
provide both visual screening of this use from adjacent properties and buffer for
noise which may be generated.
Flood Control and Drainage
As noted in the project description, a substantial portion of the La Quinta Camamity
Flood Control project will be developed in conjunction with this project. Because
E
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 6.
these improvements exceed those necessary to protect only the site, the Applicant
will receive sane reimbursement from the La Quinta Redevelopment Agency for the
cost of community flood control improvements. The amount of this reimbursement
will be established after Coachella Valley Water District completes final engineering
plans for these improvements and after the Applicant completes the final grading and
improvement plans.
Coachella Valley Water District is requiring the Applicant to install two (or three)
drainage catch basins along Avenida Bermudas in order to collect sheet flow drainage
in the Cove subdivision area and channel the water to the retention areas within the
project. This will allow for the future installation of a storm drain system in the
existing Cove development, thereby significantly reducing drainage damage to public
streets and property in the City. In addition to the construction of the catch
basins, the conditions of approval require the installation of a drainage pipe along
Avenida Bermudas to provide for future hookup of storm runoff drains along the length
of the Cove. (The Applicant will be reimbursed for this cost at a later date.) The
Applicant has agreed to accept this off -site drainage.
Traffic and Circulation Impacts on Public Streets
The traffic analysis of this project was prepared for the City by Berryman and
Stephenson. The following is a summary of the impacts and recamenbd mitigation.
The project will generate substantial traffic, 4548 trips per day as based on
adjusted traffic generation factors developed for resort areas. The ultimate
widening of Avenue 52 and Washington Street will provide sufficient capacity to
handle the anticipated traffic.
With only two proposed entrances (both on Avenue 52), major traffic congestion and
delay will be experienced at the intersection of Washington Street and Avenue 52.
Mitigation can be provided by adding a minimum, of one additional secondary access
to the project along Avenida Bermudas opposite Calle Ensenada, Calle Chihuahua,
Calle Monterey or Calle Colima. This would help to disperse the traffic generated
by the project. This new entrance could be constructed at such a time that develop-
ment of dwellings in the southerly portion of the project occurs. Additional
mitigation will be provided by the developer's installation of a traffic signal
at Washington Street and Avenue 52 and construction of street improvements to the
intersection. Ultimately, the developer will be reimbursed a portion of the cost
of the signal improvements based upon the determination of the project's fair share
of the costs.
The project complies with the city's adopted specific plan for the realignment of
Avenue 52 northerly of the Desert Club. That portion of Avenue 52 constructed as
a part of this project ties in with the half street improvements bonded for under
Tract 19903, the Desert Club condaninium project. Completion of the Avenue 52
half -street improvements between Desert Club Drive and Avenida Bermudas and the
transition to and improvement of existing Calle Sinaloa will be future City projects.
The oanpletion of Avenue 52 improvements will improve traffic flaw and safety for
vehicles traveling to and from the Cove area. The existing north -south section of
Avenue 52 will be vacated with private roads providing access to the project and
the Desert Club, provided that the existing fire station is relocated.
�I' �..,
E
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 7.
The Applicant is proposing to shift Avenue 52 north approximately 26 feet. This
will allow for the widening of the street without resulting in the removal of the
existing windrow of eucalyptus trees. This right -of -gray shift was provided for in
the street design of the previously approved Desert Club condominium project.
The proposed improvement cross sections for Avenida Bermudas exceeds the City's
street and general plan standards. The general plan calls for an 88-foot-wide
right-of-way and the existing width is 60 feet. Since the additional right-of-rray
is not likely to be obtained along the west side of the street due to existing
development, the Applicant has volunteered to improve a 50-foot half -width (rather
than the requited 44 feet); this will allow additional space for a continuous left -
turn lane along Avenida Bermudas.
The cross section for Avenue 52 is consistent with the general plan standards for
that portion west of Washington Street, but is below the 110'-wide arterial highway
standards for the easterly portion. The conditions of approval will require this
street to be brought into compliance. The Applicant has stated that it is his
intention to install a landscaped median along this street. The varying width of
the center median island, 12 feet west of Washington Street and 22 feet east of
Washington Street, creates a design problem. The conditions of approval requiring
City approval of street plans will ensure that the design will provide for adequate
traffic safety.
Internal Circulation Design
As designed, the project has no collector street system. The main project street
extending from the main entrance to the tennis club is only two lanes, the same as
provided for local residential streets in the Cove. The higher volume of traffic
on this main street world result in significant safety conflicts between through
traffic, parked vehicles and cars backing out of the units along both sides of the
road. The City traffic consultant rec=nends that this main street be widened to
a minimum 44 feet of paving from the golf clubhouse to a point south of the tennis
club access, thereby allowing for an increased margin of safety and a slightly
higher design speed on the street which will carry the bulk of the traffic (35 MPH
versus 20-25 MPH). Also, the wider street could mitigate potential safety problems
by improving lateral visibility and traffic flow.
The proposed alignment of the main entrance ra®dway at Washington Street may create
a safety problem. Although the Applicant's intent is to screen the view of the
entry gates from Washington Street, the result is that vehicles entering the project
cannot see vehicles stopped at the gates within a reasonable distance. The conditions
of approval require that the entrance design be modified. Because of the large amount
of traffic generated by this project and the traffic signal, traffic leaving the
project may back up. The entry street to the clubhouse will have two entrance and
two exit lanes to accanmdate the traffic. In addition, turn pockets will be required
for vehicles entering and exiting this street to provide for a safe and smooth traffic
flow.
A number of street intersections within the project are not designed in accordance
with safe roadway design practices. Both the "Y" intersections with traffic circles
and the acute angle 'knuckle" turns are not acceptable. The conditions of approval
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page B.
require that the legs of intersections must be at 900 angles relative to each
other. In addition, traffic circles along the main collector street need to be
eliminated.
Lastly, the width of the interior streets should be widened to provide adequate
space for parking. The minor interior streets with units on both sides should be
increased to 40 feet wide to provide for a 24-foot wide fire lane and parking on
both sides. Single loaded streets may be 32 feet wide. The cul-de-sacs leading
to the tennis club should be a mininun of 32 feet, although 40 feet is recommended.
The remaining short cul-de-sacs can be 24-feet wide if off-street parking is pro-
vided in a nearby area.
Fire Protection Concerns
The proposed realigrinent of Avenue 52 will directly affect the fire station located
at the northwest corner of the westerly entrance to the project. The fire department
response time to the east will be increased by the creation of this second inter-
section due to possible delay caused by traffic generated by the project and the fact
that fire vehicles must come to a complete stop at all controlled intersections. In
addition, the station's design requiring the fire vehicles to leave and back into
the station from existing Avenue 52, may result in a traffic safety problem. Staff
has discussed this concern with both Riverside County Fire Department and the Applicant.
The Applicant has agreed to provide a one -acre site on the north side of realigned
Avenue 52 and to assist in the design of the station. Construction of the first phase
of the station could be paid by the City (from previously collected fire facilities
fees) and the developer's prepayment of fire facilities fees attached to the issuance
of building permits. The new station location will provide for improved fire pro-
tection service for the City.
The City Fire Marshal has commented that cul-de-sacs shall not exceed 500 feet in
length without having alternate access. He has stated that the installation of fire
sprinklers in buildings located further than 500 feet along cul-de-sacs would be an
acceptable alternative.
Building Design
The proposed units comply with the adopted policies and standards regarding unit
size and design, with the two following exceptions: the sixplex tennis club units
have single -car garages for 4 of the units, and all the roof eaves are not a minirm
18 inches. The conditions of approval will require compliance with City standards.
The Spanish style design and one-story construction will be compatible with existing
Cove develognent.
The designs of the golf club, tennis club and maintenance buildings will be processed
and reviewed under separate plot plan applications at a later date.
Landscaping/Retention of Trees
Develogmennt of the project, as designed, will result in the removal of all the
citrus orchard (same trees may be transplanted) and the removal of almost all the
large eucalyptus trees (those along 52nd Avenue will be retained). In some
instances, minor changes to the design would allow retention of trees slated for
STAFF REPORT - PLANNING C0DM4ISSION
August 14, 1984
Page 9.
removal. An example of this is the main entrance road south of the golf club
which is aligned through an existing eucalyptus windrow rather than adjacent to
it. The conditions of approval require the sutrmittal of a detailed tree retention
plan which will incorporate retention of more existing nature trees into the project
design.
Regarding the view of the project from the street, perimeter walls will be set back
a minimum average of 20' from Avenue 52 and 10' from Avenida Bermudas rights -of -way.
in addition, staff recommends that the wall design along Avenue 52 adjacent to the
driving range and retention basin incorporate wrought iron fencing to allow a public
view of the interior landscaped areas as a means to visually tie in the project to
the surrounding City.
CONCLUSIONS
1. The proposed density of 2 units per acre is substantially less than that
permitted under the general plan and the current zoning.
2. The proposed density is substantially less than the density of the surrounding
residential areas. The proposed use would be compatible with surrounding,
existing development.
3. Approximately 76% of the net developable area will be developed with open space
and recreational uses, which substantially exceeds the City's planned residential
development standards.
4. With development of the flood control works, the site is physically suitable for
the proposed 723-unit project. All utilities are available or can be extended
to the site.
5. The environmental impacts of the project are the effects on flora, fauna,
archaeological resources, City streets and circulation, public schools and
public services. Mitigation will be provided for by the conditions of approval.
6. Development of the project will provide benefits for the City as a whole by the
installation of regional flood control improvements and provisions for a
camrmuiity storm drainage system.
7. Although the project will generate substantial traffic, improvaTtents to
Washington Street, Avenue 52 and Avenida Bermudas will be adequate to handle
the anticipated traffic.
8. The proposed circulation system, if modified in accordance with the conditions
of approval, will provide for the safe and efficient movement of vehicles
within the project.
9. one project will impact the response time of the fire department. Relocation
of the station to realigned Avenue 52 will mitigate the project's impacts.
10. The unit designs, as modified by the conditions of approval, will be in
compliance with the City standards and requirements.
STAFF REPORT - PLANNING C 4vaSSIC]
August 14, 1984
Page 10.
11. The proposed and required recreational facilities will adequately provide for
the residents' needs. The mountains will rein in natural open space.
FIMINGS
1. The design and improvement of the proposed subdivision are consistent with
the goals and objectives of the La Quinta General Plan.
2. The project is consistent with the standards of the municipal zoning and
land division ordinances.
3. The subject site is physically suitable for a 723-unit, corxiaainium and
single-family housing development with a density of 2 units per acre.
4. The design of the subdivision and its related improvements are not likely
to cause environmental damage or substantially and avoidably injure fish
and wildlife or their habitat provided that approval conditions related
to mitigation measures for the flora, fauna and archaeological resources
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 c npatible
with the area in which the 723-unit, condcminium and single-family housing
development is located.
7. The proposal to provide approximately 76% of the site as usable open space
area exceeds the minimum requirements for planned residential developments.
8. The project will not have a significant adverse impact on the environment
provided that appropriate mitigation measures are incorporated into the
project approval.
Based upon the above findings, the Community Development Department reccnmends
approval of Tentative Tract Map No. 20328, subject to the following conditions.
..:II. I J.
STAFF REPORT - PLANNING 00M IISSICN
August 14, 1984
Page 11.
CONDITIONS
General
1. Tentative Tract Map No. 20328 shall comply 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.
4. Prior to the issuance of a building nernit 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 Marshal
° Community Development Department, Planning Division
° Desert Sands Unified School District
° Coachella Valley Water District
Evidence of said permit or clearance from the above agencies shall be presented to
the Building Division at the time of the application for a building permit for the
use contemplated herewith.
Buildinq and Site Design
5. The development of the site and buildings shall comply with approved Exhibits A, B,
and C;Oas contained in the Community Development Department's file for Tentative
�g5y Tract Nap No. 20328, and the following conditions, which conditions shall take
✓Q: precedence in the event of any conflict with the provisions of the tentative tract
ccl� map.
6. This approval authorizes the construction of a golf clubhouse, tennis club, and
golf course and property owners association maintenance facilities at the general
locations shorn on Exhibit "A" as amended by these conditions. The buildirgs's
specific location; design, size and height shall be subject to separate plot plan
approval in accordance with the Municipal Land Use Ordinance.
7. The homeowners' maintenance facility shall be relocated adjacent to the golf
course maintenance facility. All work areas and storage of equipment and
materials shall be contained within enclosed structures. The buildings shall be
screened from view from adjacent off -site properties by a combination berm with
solid wall and have a minimum 40' setback from perimeter property lines.
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 12.
8. The RV storage area shall be set back a mininnun of 20 feet from the adjacent
property lines. Additional landscaping for screening shall be provided between
the storage area and the project's perimeter wall. The grade of the storage area
shall be recessed so that ten -foot -high, parked vehicles are not visible from
properties located to the west.
9. All dwellings shall be constructed in accordance with approved Exhibits A and B,
with the following modifications:
a. All units shall have two -car garages.
b. All roof overhangs shall be a minim= 18 inches.
10. All heating and cooling mechanical equipment shall either be ground mounted or,
if roof mounted, shall be screened from view on all sides by the roof design.
11. All driveways leading to private garages shall be a minimum length of twenty (20)
feet, as measured from the garage door to the curbline.
Streets, Circulation and Grading
12. The Applicant shall comply with the following requirements of the City Engineer:
a. Avenue 52 shall be irrproved to City standards at full width along the entire
property frontage and shall be in compliance with the approved specific plan
for Avenue 52.
b. Avenida Bermudas shall be improved to City standards with a 50' half -width.
c. All public streets shall be constructed to City standards with a 0.20% minimum
grade and a minimum section of 2;" of asphaltic concrete paving on 4" of Class
2 base.
d. The Applicant shall provide traffic signals and related intersection improve-
ments at Washington Street and Avenue 52.
e. The Applicant shall submit an alignment and traffic study for Avenue 52 to
the Cmmunity Development Department for review and approval.
f. The Applicant shall provide traffic channelization plans for Avenue 52 and
Avenida Bermudas.
g. The Applicant shall submit a master plan of grading, drainage and phasing
to the Ccmunity Development Department for review and approval. The
Applicant shall submit a hydrology study. All building pads shall be protected
from a 100-year storm. All drainage facilities must be constructed and opera-
tional with Phase one construction.
h. All utilities shall be installed underground.
i. The final map shall be submitted to the City for review and approval.
13. The Applicant shall comply with the following additional requirements for public
street improvements:
a. The Applicant shall submit to the City for review and approval street plans
for Avenida Bernudas, Avenue 52 and Washington Street detailing the transi-
tions from proposed street improvements to connecting roadways.
STAFF REPORT - PLANNING CCMUSSION
August 14, 1984
Page 13.
b. A landscaped median shall be installed along the entire length of Avenue
52 adjacent to the total site.
c. Prior to map recordation, the Applicant shall apply for and receive City
Council approval of the abandcru ent of that north -south portion of
Avenue 52 not a part of the City's adopted street specific plan. As a
condition of street vacation, the Applicant shall provide for access to
the Desert Club.
d. Washington Street shall be improved, or bonded for the completion of
improvements, to the ultimate width in accordance with City standards
to the northerly boundary of the Applicant's contiguously owned property,
660 feet north of the current Avenue 52 right-of-way.
e. The Applicant shall submit a plan detailing any proposed phasing of public
street improvements to the Cc==ty Development Department for review and
approval.
14. The Applicant shall comply with the following additional requirements for
private street improvements:
a. The Applicant shall submit detailed plans of the entry streets and gate-
houses/unmanned access gates to the Community Development Department for
review and approval. The entrances on Avenue 52 each shall have two
entrance and two exit lanes. The main entrance road shall be four lanes
for the section between Washington Street and the intersection adjacent
to the overfill parking area. The angle of the bend in the main entry
road north of the gatehouse shall be substantially reduced.
b. The main project street extending from the golf clubhouse to a point
south of the access street to the tennis clubhouse shall have a minimum
pavement width of 44 feet.
c. The width of all interior drives, which have units along both sides of
the roadway, excluding cul-de-sacs, shall have a mininuun pavement width
of 40 feet.
d. The width of the interior drives with condominium units along only one
side, and the streets within the single-family lot portion, shall be a
minimum width of 32 feet.
e. The cul-de-sacs having 15 units or less may be a minimum width of 24 feet
if off-street parking is provided; otherwise, they shall be a minimum of
32 feet.
f. The cul-de-sacs having more than 15 units shall be a minimum width of
32 feet, with the exception that the cul-de-sac leading to the tennis
clubhouse shall be a midzu m width of 40 feet.
g. The legs of all intersections must be at 901 angles relative to each
other. The angle of all "knuckle" turns shall be 90° or less.
h. The traffic circle at the westerly entrance on Avenue 52 shall be
eliminated.
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 14.
i. A mininann of one additional project access shall be added directly opposite
any of the following intersections with Avenida Bermudas: Calle Ensenada,
Calle Chihuahua, Calle Monterey, or Calle Colima. This access may be con-
structed at a later date in accordance with the approved project development
phasing plan.
j. The Applicant shall submit to the Cctum ni.ty Development Department for review
and approval a plan showing proposed traffic channelization (street striping)
and means for traffic control within the project.
15. A plan showing proposed parking along the private road system shall be submitted
for review and approval by the Camtuuty Development Department. The plan shall
designate any "no parking" areas and indicate the method of identifying than.
16. A plan showing non -automotive means of transportation within the project, including
bicycle and pedestrian paths, shall be submitted for review and approval by the
Ccmmmmity Development Department prior to final map recordation.
Public Services and Utilities
17. The Applicant shall comply with the requirements of the City Fire Marshal in
accordance with Municipal Ordinance No. 7. Prior to issuance of any building
permit, the following conditions shall be met/certified to:
a. Fire Hydrants - Install Super fire hydrants (with one 4" outlet and two 2'"
outlets) located no less than 25 feet nor greater than 165 feet from any
portion of exterior walls of proposed building(s), spaced no more than 365
feet apart, as measured along approved vehicular travelways. Installation
shall be on a water systan capable of delivering 2500 GPM fire flow for a
2-hour duration at 20 PSI residual operating pressure in accordance with
Ordinance No. 7, Section 10.301c. The Fire Marshal may approve alternate
fire protection requirements.
b. Any street 150' or longer shall be provided with a cul-de-sac or hammerhead
for Fire Department turnaround. 5v
5
c. Cul-de-sacs shall be no longer than W' long, unless provided with an
approved emergency alternate access or other appropriate fire protection
as approved by the City Fire Marshal.
d. Developer shall furnish two copies of water system plans to the Fire
Department for review and approval. Plans shall conform to fire hydrant
types, location and spacing; the water system shall meet fire flaw require-
ments. Plans shall be signed by a registered Civil Engineer and approved
by the water company with the following certification:
"I certify that the design of the water system in Tentative Tract No. 20328
is in accordance with the requirements prescribed by the Riverside County
Fire Department."
e. Prior to arrival of combustible materials on the construction site, the
above a. and b. fire protection must be operating.
18. The Applicant shall comply with the requirements of Coachella Valley Water
District.
STAFF REPORT - PLANNING COMISSION
August 14, 1984
Page 15.
a. The alignment and size of the stormwater facilities, including any needed
off -site facilities, shall be in accordance with plans approved by CVWD in
conjunction with the La Quinta Redevelopment Project.
(1) Applicant shall donate land or provide easements without compensation
for these stormwater facilities.
(2) Actual construction of stormw*ater facilities shall be subject to
reimbursement from redevelopment agency funds if the redevelopment
project is implemented, to the extent that construction is part of
the regional stormwater facility system.
b. The water and sewage disposal systems shall be installed in accordance with
the requirenents of the City and of Coachella Valley Water District.
c. The area shall be annexed to CVWD Improvement District No. 55 for sanitation
service.
d. A portion of this area shall be annexed to the Stormwater Unit of the
Coachella Valley Water District.
e. There may be conflicts with existing District facilities. The City will
withhold the issuance of a building permit until arrangements have been made
with the District for the relocation of these facilities.
f. Applicant shall install "dry" storm rater facilities along Avenida Bermudas
leading to the regional stormwater facilities and shall agree to accept local
drainage from the developed area to the west.
19. The Applicant shall comply with the requirements of Imperial Irrigation District:
a. Prior to issuance of building permits, Applicant shall provide written
clearance to the City Ccmnudty Development Department that Imperial
Irrigation District can provide service to this development.
20. As mitigation for the impact on the public schools, the Applicant shall cmply
with the following:
a. Prior to recordation of a final map, the Applicant shall complete a school
impact mitigation agrer-ment with Desert Sands Unified School District.
b. Prior to the issuance of any building permits for construction of dwellings,
the Applicant shall provide the City C rw nity Development Department with
written clearance from Desert Sands Unified School District stating that
the per -unit impact fees have been paid.
21. The Applicant shall canply with the following requirements regarding fire
station facilities.
a. Prior to recordation of the final map, the Applicant shall donate to the
City a one (1) acre site for a fire station at a location approved by the
Riverside County Fire Department and the City.
b. The Applicant shall prepare and submit building plans for the proposed
station for the review and approval by Riverside County Fire Department
and the City.
STAFF REPORT - PLANNING COMMISSION
August 14, 1984
Page 16.
c. The Applicant shall make a payment of $100,000 to provide for the partial
construction of the fire station. �»rs.:�.t- .T+r aw„o-n �o-.,.r'.-,-o-,�.j • S�F.i7 O� � �J �' /au 6<,e� 4,� • J
22. The Applicant shall provide all necessary easements for public utilities. All
an -site utilities shall be placed underground.
Management
23. Prior to the recordation of the final map, the Applicant shall submdt to the
community 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
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 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 subordinant 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.
Miscellaneous
24. Prior to the issuance of building permits, 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 Camunity 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. The perimeter wall shall be set back from the Avenida Bermudas rift -of -way
an average of ten (10) feet and from the Avenue 52 right-of-way an averadie
of twenty (29) feet.
b. The perimeter wall along Avenue 52 west of Washington Street shall incorporate
the use of wrought iron to provide for views fran the street into the project.
c. Any fencing proposed along the project perimeter adjacent to the mountains
shall be designed so as to permit wildlife to enter the site.
d. The Applicant shall install an 8-foot-wide meandering bicycle/pedestrian
path along Avenue 52 and a 6-foot-wide meandering pedestrian walkway along
Avenida Bermudas.
STAFF REPORT - PIAMING COMISSION
August 14, 1984
Page 17.
25. Prior to recordation of the final map, the Applicant shall subuat to the
Community Development Department for review and approval a plan detailing all
proposed recreational facilities. S\winming pools shall be provided at a ratio
of no less than one (1) pool per thirty (30) condoruniumms.
26. Prior to the issuance of grading permits, the Applicant shall submit to the
Ccmmmmity Development Department the following detailed components of the
grading plan for review and approval.
a. Design of golf holes No. 4 and 5 which shall incorporate to the maximum
feasible extent the retention of the existing sandy wash area and the
existing Palo Verde trees.
b. Design of the area of single-family lots which shall incorporate natural
elements and any necessary specialized grading techniques and design
features to minimize potential adverse effects of hillside grading and of
views from the exterior of the project.
27. The existing trees on the site shall be incorporated into the design wherever
feasible. Prior to recordation of the final map, the Applicant shall submit
a tree retention plan to the Conmuiity Development Department for review and
approval.
28. A qualified biologist shall prepare a study on the project's impacts on the
prairie falcon nesting and foraging area. The Applicant shall comply with any
mitigation measures recommended by the survey and approved by the City.
29. Prior to the issuance of any grading permits, the Applicant shall contract
with the UC-Riverside Archaeological Research Unit to complete the resource
study and collection at the following sites:
a. CA-Riv-2823: Recover information and preserve rock cairns where possible.
b. CA-Riv-2824: Conduct data recovery excavations.
c. CA-Riv-2826: Move some of the seed milling features to an interpretative
setting elsewhere within the project.
d. CA-Riv-2827: Conduct additional testing and, on the basis of this testing,
conduct recovery excavations if warranted.
e. CA-Riv-1179: Conduct data recovery excavations.
30. Desert or native plant species and drought -resistant planting materials shall
be incorporated into the landscaping plans for the project and the public
street parkways.
31. 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 pre-
paring and enacting such a policy, which will include uniform fees to be
mrposed upon new construction to fund the following public improvements
and facilities: fire station, public safety facility, city hall, park
STAFF REPORT - PLANNING CCMMISSICN
August 14, 1984
Page 18.
and recreation facilities, schools, drainage facilities, major thorough-
fares and bridges and traffic signalization; that City expects to enact
said fees policy on or before December 31, 1984; Applicant agrees to pay
said fee or fees in the mrxmt 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. 20 (school development fee)
shall be deleted.
Sandra L. Banner
Principal Planner
SLB:dmv
•:$ 5010
��Lawrence L. Stevens, AICP /._14
Camounity Development Director
��
64
kv
31
-Wot*r
Ap
0
MA
Water so
Well
If
P,
L
—L)v I
F M
AVENUE 52
60
La Quinta
PROJECT
�E
577
RE:
ITEM NO. z7Z /L
DATE i-- T 87
PLANNING COMMISSION MEETING
- 11 . Q�o ,% , /U / 9 le
MOTION BY: ETCHEUS WALLING KLIMKIEWICZ SALAS
SECOND BY: GOETCHEUS ING KLIMKIEWICZ SALAS THORNBURGH
1
DISCUSSION:
ROLL CALL VOTE:
CO^!MISSIONERS:
GOETCHEUS
IMIMKIEWICZ
SAIAS
WALLING
THORNBURGH
AYE NO ABSTAIN
UNANIMOUSLY ADOPTED: YES
NO
ABSENT PRESENT
PLANT7ING CCTIISSICN - CITY OF LA QUlA
A Regular Meeting Held at the La Quinta
j City Hall, 78-105 Calle Estado, Ia Quinta,
California
July 10, 1984 7:00 p.m.
1. CALL TO ORDER
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 Cpmtcheus, Sales, Thornburgh, Walling and
Chairmen Klimkiewicz
Absent: None
Also present were Planning Director Lawrence L. Stevens, Principal
Planner Sandra L. Bonner and Secretary Donna Velotta.
Before the hearings began, Chairman Klimkiewicz announced that the elections
for a new Chairman and Vice Chairman for the 1984/85 term would take place.
Chairman Klimkiewicz opened nominations for the office of Chairman of the
Planning C,a Tnission.
Commissioner Goetcheus nominated Tom Thornburgh for this office. Chairman
Klimkiewicz called for any further nominations and as there were none, he
closed the nominations for office of Chairman.
Chairman Klh*iewicz then called for a vote. By Voice vote, there were five (5)
ayes, unanimously electing Tom Thornburgh as Planning Commission Chai.rnrvh for
the 1984/85 team.
Chairman Klimkie = opened nominations for the office of Vice Chairman of the
Planning Commission.
Chairman Klimkiewicz nominated Juan Salas for this office. He then called for
any further nominations, and as there were none, he closed the nominations for
the office of Vim Chairman.
Chairman Klimkiewicz then called for a vote. By voice vote, there were five (5)
ayes, unanimously electing Juan Salas as Vice Chairman of the Planning Commission
for the 1984/85 term.
At this point, past Chairman Klinkiewicz turned the meeting over to our new
Chairman, Tom Thornburgh.
3. HEARINGS
Chairman Thornburgh advised all present that the first two hearings were
regarding the same planned residential development project and therefore would
be heard concurrently as follows:
A. Tentative Tract Map No, 20158, Amended No. 1, a request for approval of
a 54-unit, planned residential development on 8.69 acres, located at the
northwest corner of Washington Street and the la Quinta Stormrater Channel;
Jack L. Clark Enterprises, Applicant.
B. Variance Case No. 84-002, a request to allow patio covers to encroach into
the 10-foot required rear yard in a planned residential development, located
at the northwest comer of Washington Street and the La Quinta Stonmrater
Channel; Jack L. Clark Enterprises, Applicant.
Chairman Thornburgh then called for the staff report.
®MINUTES - PLANNING CCMMISSION
July 10, 1984
Page 2.
1. Principal Planner- Bonner explained that this 54-unit, statutory
condadnium project is phase two of the approved Duna La Quanta
Specific Plan. The Applicant has redesigned the original plans
to provide additional space between the units and has lowered
the density to 6.2 units per acre. The specific plan allows 20
units per acre. The proposed unit designs comply with the City's
adopted standards for single-family residences and with Ordinance
No. 38 regulating unit sizes within planned residential develop-
ments. The exterior design is canpatible with existing and
proposed development located to the north and west of the site.
Pegarding the variance, Principal Planner Bonner stated the
Applicant is requesting approval to allow structures within the
10-foot rear setback area for Tentative Tract 20158. Staff is
recamxnding denial based on the findings in the staff report
which are as follows:
a. The strict application of the rear yard setback requiraents
will not deprive the property of privileges enjoyed by other
similarly zoned property in the vicinity which do provide for
rear yards in compliance with ordinance standards,
b. No "special cir�tances" with respect to the physical
constraints of the lot prevent the Applicant from omplying
with the requirements of the ordinance.
c. Approval of the request would constitute the granting of
special privileges inconsistent with the limitations enforced
on similarly zoned property and other developments within the
vicinity.
Principal Planner Bonner then turned the remainder of the staff
report presentation over to Larry Stevens, Came ity Development
Director.
Mr. Stevens discussed the conditions of approval that were of some
concern.
Condition No. 13.a. (1) - Add the following sentence:
"The Fire Marshal may approve equivalent, alternate
fire protection."
Condition No. 13.a.(5) - Delete.
Mr. Stevens stated that the remainder of the conditions were
necessary and appropriate. He stated that staff is recommending
approval of the Tentative Tract Map No. 20158, Amended No. 1,
and denial of Variance Case No. 84-002.
chaff Thornburgh then called upon the Applicant for his presentation.
Mr. Jack Clark, Jr., 50-102 Avenida Vista Bonita, La Quanta, CA,
Applicant, addressed the conditions of approval that were of concern
to him.
Condition No. 9.a. - Applicant would like the words "and approaches"
added.
Condition No. 9.e. - Applicant would like to work this out with staff.
Condition No. 9.j. - Applicant wants clarification of this condition.
Condition No. 10 - Applicant will work with the Fire Marshal and pro-
vide what is necessary for corpliance.
Condition No. 12. - Applicant stated that staff has agreed this
information could be put on the landscape plan
rather than having to provide a new set of plans.
Condition No. 16. - Applicant stated that ra nnark Lad Coupany is now
negotiating with IID to satisfy their requirerents.
® bUNU ES - PLANNING CCFMSSION
July 10, 1984
Page 3.
Condition No. 18. - Applicant would like to address this condition
with their attorney and would therefore like to
reserve any co meant at this time.
Condition No. 19. - Applicant stated that Lana -ark Land Company has
agreed to put up the wall as timely as possible.
Condition No. 24. - Applicant stated he believes he understands this
condition, but finds it hard to agree to pay fees
deemed necessary not knowing what the fees are.
Regarding the variance request, Mr, Clark stated that they would
like the project to be uniform with those around it, which do have
patio covers. He feels that the patio covers enhance the project.
He reuunded the Commission that later, after the hones are built,
he felt positive that owners would want to erect patio covers and
would have to apply for variances at that time. If the variance
would be granted now, all patio covers world be uniform instead of
having different styles should the owners have then constructed.
Mr. Clark stated he felt there was a special circumstance here azd
requested that the variance be granted.
[off. Stevens, Comunity Development Director, responded to the
conditions of concern noted by the Applicant.
9.a. Staff supports the generalized wording in the condition. If
the Applicant feels that improvements required by the City
Engineer in conjunction with the review of detailed inprove-
ment plans axe inappropriate, he has the right to bring that
back before the City for comient and to see if the requirements
of staff are excessive.
9.e. Staff will work this out with the Applicant.
9.j. This condition does specifically pertain to the portions of
Washington Street to be improved with the project. TO clarify
this condition, it does mean that there needs to be a striping
plan, which is the Applicant's responsibility.
10. and 12. Staff is working with the Applicant on these two
conditions.
16. Staff feels that this condition is the appropriate stand for
the City to take. It is really necessary for the developers
who need power from IID to work out appropriate solutions with
them.
18. This condition regarding CC&R's is a standard one and Staff
feels the Applicant will find no fault with it when he checks
with his attorney.
19. Staff feels this can be worked out with the Applicant.
24. Staff feels no further canment need be made with regard to
this condition.
Chaimnan Thornburgh then asked if anyone else would like to sneak
regarding this project.
Andy Vossler, ra„l Tk land Company, P. 0. Box 1000, la Quinta, CA,
spoke in favor of the project. with regard to Condition No. 19, he
advised that '--_..,_ Land Crnpany would be constructing the wall
referred to here, but due to the issues involved in putting in the
deep sewer lines in that same area, it would be impossible to have
the wall completed by the time Mr. Clark is ready to record his final
map. However, *_-t.__k Land Company sees no problem in bonding for
the wall and felt they could then meet the De euber 31, 1984 date
specified in Condition No. 19. ft. Stevens stated that bonding
would be acceptable to staff.)
• [4I=S - PLANNING CCK41SSION
July 10, 1984
Page 4.
i nx. Vossler continued on to discuss Condition No. 9 regarding the
Washington Street imp rov eats. He stated that in order for landmark
to bond for this type of improvement, it is almost essential that
there be engineered drawings. 'There are no engineered drawings from
the bridge to the bottom of the approach. That is another reason
why Landmark believes this improvement be a City function and part of
the exaction fees. landmark has no problem in bonding for Washington
Street improvements from the bottom of the approach to the intersection.
They have a danger concern for the community if that decision were made,
but if that decision was made and the liability was not theirs, they
would improve the streets otherwise, they prefer to bond it.
Mr. Stevens replied to this by stating he feels the approach of the
bridge (at the charge of elevation) is probably the appropriate place
to relate the inprovements to by his point of view. It really will
be a mutter of, when we get to the energy design, corking out a plan
between the Planning Department, City Engineer and affected Applicant
and '--dm--k (based on their involvement). If, at that point in time,
the Applicant feels that what staff has requested is inappropriate,
they can bring it back to the City for review. Mr. Stevens stated he
feels the approach should be part of the bridge. He also feels this
would be the best way to resolve this problem, rather than try to
resolve it in the language of a condition.
Mr. vossler stated that this response was satisfactory to •--dmark.
As there were no further cements, Chairman Thornburgh closed the
public hearing.
Moving on to discussion of the variance, Chairman Thornburgh stated
that he would not like to see variances came through, but it is a
vehicle that is available. He noted that he sees staff's position
and also the Applicant's side, but in looking at the entire picture,
he also sees the haneaaner's side. In this particular instance, he
feels the variance acceptable.
Commissioner Walling agreed with Chairman 'Thornburgh in feeling that
the variance should be approved. He asked staff if there were any
other way to allow the patio covers other than through the variance
procedure. He felt that not allowing the patio covers would take
away from the quality of the project.
Mr. Stevens responded to Crnnussioner Walling's request by stating
that the only other method would be to modify the language in the
code to authorize some sort of structure in rear yards subject to
some sort of conditions. The process for doing this would delay the
project considerably. This method was discussed with the Applicant
early on and because of the time frame involved, he opted for the
variance. Mr. Stevens stated that staff reetamerds, should the
Comdssicn approve the variance based on the facts presented by the
Applicant, they should direct staff to consider the modification of
its planned residential development standards, so that supplicant
applicants do not have to go the variance route.
Cmmissicner Sales stated he could not vote for the variance. He
felt that the patios were in the design of the project from the
beginning and asked staff if they had knowledge of this.
Mr. Stevens explained that there had been a lack of proper oonmuui-
cation between the Applicant and his people, who had told the Applicant
there would be no problem getting a variance for the patio covers.
Staff explained to the Applicant that they would have to request denial
of the request in their staff report, but the Applicant opted to apply
anyway.
Commissioner Klimkiewicz stated he could not vote in favor of the
variance. He could see no special circumstance to allow it. He
stated he could agree to a modification of the code.
® h@IIPl£S - PLANNING COMMISSION
July 10, 1984
Page 5.
After some further discussion, Chairman Thornburgh called for a
motion.
2. Commissioner Walling made a motion to approve Variance No. 84-002.
Chairman Thornburgh seconded. By voice vote, there were two (2)
ayes, two (2) nays, and one (1) abstention.
Commissioner Goetcheus stated that he feels he could not vote
against staff's recommendations. He liked this project and wished
someone could come up with a solution other than the variance. He
asked if W. Vossler could comment on the suitability of a golf
course that close to a patio.
Mr. Vossler stated that if '—'mark Land Company could resolve this
problem, they would do so immediately; but as the channel is CVWD's
property, they do not have the authority to do so. To get the
approval through the water company would be too time consuming. He
went on to state that there are many golf holes in the desert that
are less than 250 feet in width from boundary to boundary. There
are numerous holes at la Qmunta Country Club, which is one of the
tap five courses in Coachella Valley. He noted that the Applicant
and he actually went to the La Quinta Country Club and stepped off
some dimensions. The second hole imediately behind a house that
was foxnerly owned by Mr. Vossler's father in the Lagos is 210 feet
from patio to patio. That house is worth approximately $275,000
and houses across the golf hole are worth approximately $350#000 to
$450,000. 'therefore, this would not diminish hone values in any way.
The dimensions for this project are even greater and should have
absolutely no affect on the patios being constructed in the rear
10-foot setbacks.
Commissioner Klimkieaicz made a motion to reconsider the request
so they Auld vote again. Commissioner Walling seconded. Unanimously
adopted.
Chairman Thornburgh then called for another motion.
Commissioner Klimkiewicz made a notion to approve the variance
subject to the following findings and conditions:
Findings
1. "Special Circumstances" due to the location of the subject
property contiguous to a golf course facility and due to
the long, narrow shape of the subject property indicate
that the Variance warrants favorable consideration.
2. The strict application of rear yard setback requirements
to the subject property will deprive it of privileges
enjoyed by other similarly zoned property in the vicinity
since the purpose and intent of rear yard setback require-
ments can be reasonably attained due to the open and
pex anent lard use.
3. Approval of the Variance would not constitute granting of
a special privilege inconsistent with limitations on
similarly zoned property in the vicinity since the zoning
regulations governing planned residential developments
adjacent to golf courses need to be modified.
4. Limitation of the rear yard setback encroachment to a
covered, but not enclosed, patio will assure that the
purpose and intent of setback requirements is satisfied
without adversely affecting adjacent parcels.
Conditions
1. The encroachment of covered patios into the required rear
yard setback shall be limited as follows:
a. Structures shall be limited to the area and design
shown on plans submitted in conjunction with Tentative
Tract hap No. 20158, Amended No. 1
®hIINUTFS - PLAMING C(MdISSIGN
July 10, 1984
Page 6.
b. No future expansion or enclosure of the subject patio
ewers shall be allowed.
c. Structures shall conform to minimum requirements of
the Uniform Building Cale.
2. This Variance approval shall expire two years after the date
Of approval by the la QU nta City Council unless approved for
extension as provided for by the City of La Quinta Zoning
Ordinance. No extension shall be granted unless Tentative
Tract Pap No, 20158, trended No. 1, is also extended,
C nmmssicner Goetcheus seconded the notion. Unanimously adopted
With one no vote.
Chaivnan Thornburgh than called for a motion on the tentative
tract.
Commissioner Klimkiewicz made a motion to approve Tentative Tract
Map No. 20158, Amended No, 1, subject to the conditions in the staff
report. Commissioner Salas seconded. Unanimously adopted,
C. Cha;rnan Thornburgh introduced the next hearing item as Tentative Tract Map
No. 20218, a request for approval of a 16-unit, planned residential development
on 4,32 acres, located at the southwest corner of Washington Street and 50th
Avenue; William G. Young, Applicant. He then called for the staff report.
1. Principal Planner Bonner advised that this is a 16-unit, Planned Residential
Development on 4.32 acres at the southwest corner of Washington Street and
50th Avenue. The density of the project is slightly over three units per
acre, which is below the maximum allowed under the specific plan (that nexinunm
being 5 units per acre). All units are facing the golf course and will be
set back from Washington Street an average of approximately 65 feet. The
project as designed is in total cnpliance with the requirements of the zoning
ordinance. It is also in conpliance with the minimum dwelling size and design
of the units. Bassi on the findings and subject to the conditions in the staff
report, staff is recmTnend.ing approval of this tentative tract.
Mr. Stevens advised those present that Condition No. 13.a.(1) should have the
following sentence addeded:
"She Fire Marshal may approve equivalent, alternate fire
protection."
He also advised that Condition No. 13.a.(4) should be deleted.
Chairman Thornburgh called upon the Applicant for his presentation.
Mike Smith of J. F. Davidson Associates spoke for the Applicant (48-190 Verde Nay,
Palm Desert). He stated that the Applicant has no problem with any of the condi-
tions of approval except Condition No. 12. He noted that this project has no roam
to provide for a nm-automotive means of transportation. huh. Stevens advised him
that the road world suffice as the pedestrian path, and staff will also look for
some walkway around the tennis court and swimming pool. This response was satis-
factory to the Applicant.
Dave Ricker, Kansas City, KS, who stated he was working with Mr. Young, the
Applicant, asked if the Conditions Nos. 9.g. and 19.neaded to be addressed with
this application. Mr. Stevens advised that these conditions had not been changed
with regard to the previously discussed project. He advised Mr. Ricker that any
i provemJnts staff requires can be bonded. Staff world still like to see the
wall up no later than Decades 31, 1984, or by the recordation date, whichever
cis first.
As there were no further comments, CKa;rnan Thornburgh closed the public hearing.
There was a short discussion regarding the lighting of the tennis courts and
staff advised that this is all covered by our ordinances.
® MERTMS - PLANNING C(M ISSION
July 10, 1984
Page 7.
Commissioner Walling questioned whether or not the mwch+ cal equipment
would be visible from the Washington Street bridge and if so, he felt
it should be screened either architecturally or with trees, etc. Mr.
Stevens advised that Condition No. 8 covers this situation, but staff
would also work with the Applicant if this should be a problem.
After a short discussion, Chairman Thornburgh called for a motion.
2. Cmvissioner Klimkiewicz made a motion to approve 'Tentative Tract
Nap No. 20218, subject to the findings and conditions in the staff
report. Comm1SS1Coar Walling seconded the motion. Unaninwsly
adopted.
4. ClaiSfNP CALENDAR
Moved by Commissioner Goetcheus, seconded by Commissioner Klimkicwic, to
approve the minutes of the regular meeting of Juno 12, 1984, and the minutes
of the adjourned meeting of June 21, 1984,
A. The minutes of the regular meeting of June 12, 1984 were approved as
submitted. Unanimously adopted.
B. The minutes of the adjourned meeting of June 21, 1984 were approved as
surdtted. Unanimously adopted.
5. BUSINESS
A. chairman Thornburgh introduced the first item of business as Plot Plan
No. 84-059, a request to construct a single-family dwelling on the east
Side of Poudel lane, 180 feet south of the end of the street, Chris
Caras, Applicant. Be called for the staff report.
1. Principal Planner Bonner recamrsded that the Planning Omission
table this item and reschedule it at a later date after the Applicant
has submitted revised house plans.
Chairman Thornburgh called for a motion.
Commissioner Goetcheus made a motion to table Plot Plan No. 84-059
until such time that the Applicant presents revised house plans.
Commissioner Klimkiewicz seconded the motion. Unanimously adopted.
At this Point, Principal Planner Bonner requested that the Commission review items
S.B, through S.F. as one item. These five houses are all of the same design.
Chairman Thornburgh introduced those items of business as follows:
B. Plot Plan No. 84-062, a request to construct a single-family house on
the west side of Avenida Madero, 150 feet south of Calle Chillon; Rick
Johnson Construction, Applicant.
C, Plot Plan No, 84-063, a request to construct a single-family house on
the east side of Avenida Diaz, 300 feet north of Calle Tecate, Rick
Johnson Construction, Applicant.
D. Plot Plan No. 84-064, a request to construct a single-family house on
the east side of Eisenhower Drive, 250 feet north of Calle Monterey;
Bob Monroe, Applicant.
E. Plot Plan No. 84-065, a request to construct a single-family house on
the west side of Avenida Obregon, 100 feet south of Calle Madrid; Bob
Monroe, Applicant.
F. Plot Plan No, 84-066, a request to construct a single-family house on
the west side of Avenida Chregon, 150 feet south of Calle Madrid, Bob
Monroe, Applicant.
I J-
ARk
• M[NUTES - PLANNING cawaSSICN
July 10, 1984
Page 8.
l
Chairman Thornburgh called for the staff report.
1. Principal Planner Bonner stated that staff reconmeds that the
Planning Coammission approve all five of these plot plan requests
in accordance with the exhibits and conditions of approval for
each case.
Mr. Thornburgh called for a motion.
2. Commissioner Salas made a motion to approve Plot Plan 84-062,
Plot Plan 84-063, Plot Plan 84-064, Plot Plan 84-065 and Plot
Plan 84-066 based upon the findings in the staff reports and in
accordance with Ednibits A, B and C and subject to attached
conditions. The motion was seconded by (Ymnissicner Klimki,s-wicz.
Unanimously adopted.
W. Stevens advised that items 5.G. and 5.H. are items of information only
so that the Commission is aware that the City Council, based upon the
recomerdation of the City Attorney, is no longer recmnending phantom
assessment districts on specific plans and tentative maps. Item 5.H. relates
to single-family development standards with regard to dropping the curb and
gutter requirements and clarifying the roof screening requirements.
Mr. Stevens advised the Commission that the Study Session for the next
regular meeting would be held on the morning of August 13, 1984. The
Commission will be notified of the time as soon as possible and whether
there will be a field trip involved with regard to the Sand Pebble Country
Club project.
6. ADJCURNAWT
There being no further items of agenda to come before the Planning Cannission,
Chairman Thornburgh called for a motion to adjourn.
Ca ssiomer Salas made a motion to adjourn to the next regular meeting of
August 14, 1984, at 7:00 p.m., in La Quinta City Hall, 78-105 Calls Estado,
1,a Quints, California.
The regular meeting of the Planning Commission of the City of ra Quints,
California, was adjourned at 8:45 p.m., July 10, 1984, at the la Quinta
City Hall, 78-105 Calls Estado, 1a Quints, CA.
RE: u Jy✓{
ITEM NO.
DATE
PLANNING COMMISSION MEETING
MOTION BY: GOETCHEUS WALLING
SECOND BY GOETC EU /WILLING
DISCUSSION: y-
ROLL CALL VOTE:
CO*IMISSIONERS :
GOETCHEUS
KLDlKMdICZ
SALAS
WALLING
THORNBURGH
UNANIMOUSLY ADOPTED:
KLIMKIEWICZ SALAS
KLIMKIEWICZ SALAS
AYE NO ABSTAIN
YES NO
ABSENT
0
THORNBURGH
THORNBURGH
PRESENT
MEMORANDUM
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: August 14, 1984
Subject: PLOT PLAN NO. 84-059, Amended
Location: East Side of Roudel Lane Approximately 180 Feet South of the End
of the Street
Applicant: Chris Caras
Request: Approval to Construct a Single -Family House Intended for Sale.
1. General Plan: Low Density Residential (3-5 dwellings/acre).
2. Zoning: R-1 (One Family Dwelling).
3. Existing Conditions: The 61' x 139' lot is within an existing subdivided area
located on a small hill adjacent to the west side of the Indian Springs Country
Club. Because of the higher terrain, the house will be visible from the country
club area. There are currently five (5) houses along Roudel Lane with the
remainder of the lots being vacant. Two of the houses are large dwellings sited
parallel to the street and have stucco siding and tile or shake roofs; one is an
octagon -shaped house with lap siding and a gravel roof, and two houses are
approximately 22-feet wide with a bend or dogleg in the midsection, which
increases their appearance of width. These two hares have stucco siding and
tile roofs.
Roudel Lane is a paved, local street which terminates approximately 180-feet
north of the site. Curbs and gutters are existing on a portion of the street.
All necessary services are available to the site with sewage disposal being
handled by a septic system.
4. Environmental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CEQA) and a Notice of Exemption
will be filed with the County Recorder.
5. Description of the Request: The Applicant, who is a contractor, is requesting
approval to construct a single-family house intended for sale. The Applicant has
no other plot plan approvals for houses within the City.
The overall dimensions of the house are 22-feet wide and approximately 100-feet
long with a bend or dogleg in the middle. The house has 1640 gross square feet
of living area with three bedrooms, two baths and a double -car garage with a
connecting pedestrian door into the house. The building will have masonite lap
siding and the roof will have a 3 and 12 pitch and be covered with concrete tile.
The overall height of the building is approximately 12 feet.
STAFF REPORT - PLANNING CCMUSSION
August 14, 1984
Page 2.
STAFF 0MC TPS AND ANALYSIS
This case was first considered by the Planning Commission at the June 12, 1984
meeting. As originally proposed, the house was a 22' x 80' rectangular building
with the front or street elevation consisting solely of the garage. The Planning
Commission directed the Applicant to work with staff and redesign the house to
address the Cammission's and staff's concerns, which are as follows:
(1) The width and bulk of the house was not consistent with existing
development;
(2) The front elevation with only a garage emphasized the narrowness
of the building and was not consistent with the street elevations
of other houses on the street; and
(3) The house had no identifiable front door visible from the street.
The Applicant has submitted a revised house plan which addresses these concerns.
The size of the house has been increased from 1320 to 1640 square feet of livable
area. The width is still 22 feet, however, the bend in the house creates the
appearance of greater width and bulk (this is the same general design as three other
houses on the street). The house now has an identifiable front entrance visible from
the street. The garage has been turned so that the entry is on the side of the house.
The design of the floor plan complies with all the city's adopted standards. The
proposed roofing and siding materials will be compatible with the existing houses
along the street. The building's setbacks from the lot lines are consistent with
the requirements of the municipal zoning ordinance.
MMTiMS
1. The request is consistent with the requirements of the R-1 Zone and the goals
and objectives of the La Quinta General Plan.
2. The building design as revised is compatible with area development and satisfies
the previous concerns of the Planning Commission and staff.
3. The project will not have a significant adverse impact on the environment.
STAFF RECOMNffiIDATION
Based upon the above findings, the Community Development Department recommends
approval of Plot Plan No. 84-059, Amended, in accordance with Exhibits A. B and C
and subject to the attached conditions.
„� 2
Sarmdra L. Bonner
Principal Planner
TB Y A�
Lawrence L. Stevens, AICP
COMmrrrity Development Director
Atch: Conditions
Exhibits A, B and C
f J-
THIS APPROVAL IS SUBJECT TD THE FDLUDWIM 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. 84-059, Amended, unless
otherwise amended by the following conditions.
2. The approved plot plan shall be used within two years of the approval date;
otherwise, it shall become mill and void and of no effect whatsoever. By
"use" is meant the beginning of substantial construction, not including
grading, contemplated by this approval which is begun with the two-year
period and is thereafter diligently pursued to completion.
3. Water and sewage disposal facilities shall be installed in accordance with
the requirements of the Riverside County Health Department.
4. Fire protection shall be provided in accordance with the standards of the
Uniform Fire Code as adopted by the City of La Quinta.
5. Prior to the issuance of a building permit, the developer shall submit
and have approved, a detailed landscape plan for the front yard showing
the species, size, location and spacing of all planting materials, including
a minimum of two (2), 15-gallon, street trees. She plan shall indicate the
irrigation system and the location of the required three (3) outdoor water
spigots. Prior to the issuance of a Certificate of occupancy, the Applicant
shall install landscaping in accordance with. the approved landscape plan.
All trees and plants shall be maintained in viable condition for the life of
the approved use.
6. She heating and cooling mechanical equipment shall either be wall mounted, as
shown on plans, or shall be grounded mounted.
7. Refuse containers and bottled gas containers shall be concealed by fencing
or landscaping.
8. The driveway shall be surfaced with concrete and have asphaltic concrete
connecting pavement to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from the following
agencies prior to submitting these plans to the Building Department for
plan check:
° Riverside County Health Department
° City Fire Marshal
° ComTunity Development Department, Planning Division
!9
ITEM NO.
DATE
�1
0 ; / PLANNING- CCOOMMISSION MEETING
/1
RE: f p D I O� 7_ �00 zJ _��c
1�-iy- �-7-1
MOTION BY: GOETCHE WALLING KLIMKIEWICZ SALAS
SECOND BY: GOETCHEUS ING__ KLIMKIEWICZ SAIAS
DISCUSSION:
ROLL CALL VOTE:
COMMISSIONERS: AYE
GOETCHEUS _
KLDIKILWICZ —
SALAS
WALLING
THORNBURGH
UNANIMOUSLY ADOPTED: YES
THORNBURGH
THORNBURGH
NO ABSTAIN ABSENT PRESENT
NO
`l .
0
s
S
C�`y0F TFiS��
MEMORANDUM
CITY OF LA OUINTA
To: The Honorable Chairman and Members of the Planning Ccrwission
From: OMmunity Development Department
Date: August 14, 1984
Subject: PIOF PLAN No. 84-067
Location: West Side of Avenida Vallejo, 150' South of Calle Durango
Applicant: Desert Affordable Housing
Request: Approval to construct a Single -Family House Intended for Sale
1. General Plan: Low Density Residential (3 - 5 dwellings/acre).
2. Zoning: R-1 * (one Family Dwellings, 17' height limit, 1200 Square Foot
minimum Dwelling Size).
3. Existing Conditions: The 50' by 100' lot is located within the subdivided Cove
area on Avenida Vallejo, south of Calle Durango. Approximately 90% of this block
is developed with single-family houses. With the exception of two houses, all
the homes have stucco siding, and all the hones have medium pitched roofs covered
with gravel. All except one house are built on single lots.
4. Environmental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CEQA) and a Notice of Exemption
will be filed with the County Recorder.
5. Description of the Request: The Applicant, who is a contractor, is requesting
approval to construct a single-family house intended for sale. Desert Affordable
Housing has received six previous approvals for houses; four have been completed,
one is under construction, one has not been started, and all five that are started
have been sold.
The house has 1202 square feet of livable area, with three bedrooms, two baths
and an attached double -car garage with a connecting pedestrian door into the
house. The building will have stucco siding with asphalt shingle covering on a
5 and 12 pitch roof. The overhangs are 16 and 36 inches wide. The overall height
of the building is approximately 14 feet. The house will have a 20-foot front
setback, 10-foot rear setback and 8-foot side setbacks.
j J r,
® 1®
SPAFF REPORT - PLANNING CCWISSION
August 14, 1984
Page 2.
STAFF CCMMENrS AND ANALYSIS
With the exception of the 16-inch overhangs, the floor plan and elevations comply
with the City's adopted standards for single-family houses. The approval will be
canditioned to require m;nin n 18-inch eaves.
Regarding compatibility, the design of the house is very similar to the existing
houses along this block. This will be the only house with asphalt shingle roofing,
however, this should be compatible with the existing housing.
FINDINGS
1. The request is consistent with the requirements of the R-1 Zone and the goals
and objectives of the La Quinta General Plan.
2. The building design is compatible with area development.
3. The project will not have a significant adverse impact on the environment.
SPAFF RECObID'IENDATION
Based upon the above findings, the Community Development Department recommends
approval of Plot Plan No. 84-0 in accordance with Exhibits A, B and C and subject
to the attached conditions. Obi
PREPARED BY:
All
ncipal Planner
Atch: Conditions
Exhibits A, B and C
APP BY
Lawrence L. Stevens, AICP
Community Develogrent Director
® 0
THIS APPROVAL IS SUBJECT TO THE F LOWING 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. 84-0670 unless otherwise
amended by the following conditions.
2. The approved plot plan shall be used within two years of the approval date;
otherwise, it shall become null and void and of no effect whatsoever. By
"use" is meant the beginning of substantial oonstructicn, not including
grading, contemplated by this approval which is begun with the two-year
period and is thereafter diligently pursued to completion.
3. Water and sewage disposal facilities shall be installed in accordance with
the requirements of the Riverside County Health Department.
4. Fire protection shall be provided in accordance with the standards of the
Uniform Fire Code as adopted by the City of la Quinta.
5. Prior to the issuance of a building permit, the developer shall submit
and have approved, a detailed landscape plan for the front yard showing
the species, size, location and spacing of all planting materials, including
a minimum of two (2), 15-gallon, street trees. The plan shall indicate the
irrigation system and the location of the required three (3) outdoor water
spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant
shall install landscaping in accordance with the approved landscape plan.
All trees and plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and cooling mechanical equipment shall be ground mounted, as
shown on plans.
7. Refuse containers and bottled gas containers shall be concealed by fencing
or landscaping.
8. The driveway shall be surfaced with concrete and have asphaltic concrete
connecting pavement to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from the following
agencies prior to submitting these plans to the Building Department for
plan check:
° Riverside County Health Department
° City Fire Marshal
° Community Development Department, Planning Division
10. All roof overhangs shall be a minimum of 18 inches.