1984 10 30 PCAGENDA
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to be held at the La
Quinta City Hall, 78-105 Calle Estado,
La QLi ta, California
October 30, 1984 7:00 p.m.
1. CALL TO ORDER
A. Flag Salute
2. ROIL CATS.
3. iMARINCS
A. Change of Zone Case No. 84-014, a request to change the existing
Zoning from R-2-3000, R-2-4800, R-2-9000, C-P-S, W-2, R-5, and W-1
to R-2, to allow for a planned residential development generally
located between Avenues 48 and 50 and Washington and Jefferson
Streets, in accordance with a proposed specific plan; The Grove
Associates, Applicant.
B. specific Plan No. 84-04, a request for approval of a 1500-unit,
planned residential development with a 28-acre country club,
two golf courses and 80 guest cottages on approximately 682 acres
generally located between Avenues 48 and 50 and Washington and
Jefferson Streets; The Grove Associates, Applicant.
4. CONSENT CALENDAR
A. Minutes of the regular meeting of September 11, 1984.
B. Minutes of the regular meeting of October 9, 1984.
5. BUSINESS
6. ADJOUMZ=
ITEM NO.
DATE lU 3 o /$'T
/f /1 PLANNING COMMISSION MEETING
RE: / C:a.�Y
,4v,)N�A MOTION BY: GOETCHEUS WAITING KLIMKIEWICZ SAT AS THORNBURGH
L�•_
SECOND BY: GOETCHEU FII�LLIN J / KLIMKIEWICZ SAIAS THORNBURGH
DISCUSSION„ �� �•
07 • ROLL CALL AWM-
COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS —
IMIMKIEWICZ — —
_ _
SALAS
THORNBURGH —
UNANIMOUSLY ADOPTED: YES NO
ITEM NO. H.
DATE
PLANNING COMMISSION MEETING
MOTION BY: 'GOETCHEUS) MkIJfING KLIMKIEWICZ SALAS
SECOND BY: GOETCHEUS K LLING KLIMKIEWICZ SALAS
DISCUSSION:
ROLL CALL VOTE:
COPAII S S IONERS :
THORNBURGH
THORNBURGH
AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
KLIMKIEWICZ -
SALAS -
VU4 LLING -
THORNBURGH -
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
To: Zhe, Honorable Chairman and Members of the Planning Commission
From: Ccum mity Development Department
Date: October 30, 1984
Subject: clvx3E OF ZONE CASE NO. 84-014
Location: Generally located between Avenues 48 and 50 and Washington and
Jefferson Streets
Applicant: The Grove Associates
Request: A Change of Zone from R-2-3000, R-2-4800, R-2-9000, C-P-S, W-2,
R-`_i and W-1 to R-2
1. General Plan
a. Site: A planned development pursuant to Specific Plan No. 127-E
authorizing 2049 dwellings, a 20-acre resort hotel, an equestrian center
and two, 18-hole golf courses.
b. Surrounding Area: Medium Density Residential (5 to 10 units per acre)
and Los Density Residential (3 to 5 units per acre) to the west and north;
City of Indio to the east; Loa Density Residential (3 to 5 units per acre)
and Very Low Density Residential (3 or less units per acre) to the south.
2. Zoning
a. Site: R-2-3000 (Multiple Family Residential, 3000 Square Foot Net Lot
Area Per Dwelling); R-2-4800 (Multiple Family Residential, 4800 Square Feet
Net Lot Area Per Dwelling); R-2-9000 (Multiple Family Residential, 9000
Square Foot Net Lot Area Per Dwelling); C-P-S (Scenic Highway Commercial);
W-2 (Controlled Development); R-5 (Open Space Combining Zone); and W-1
(Water Course and Waterway).
b. Surrounding Area: R-l* (one Family Dwelling with 1200 Square Foot Minimum
Dwelling Size), R-2*-8000 (Multiple Family Dwelling with 1200 Square Foot
M;n;num Dwelling Size and 4000 Square Foot Minimm Lot Size) to the west;
R-2-9600 (Multiple Family Dwelling with 9600 Square Foot Net Lot Area Per
Dwelling), R-2-2500 (Multiple Family Dwelling, 2500 Square Foot Net Iot
Area Per Dwelling), R-5 (Open Space Combining Zone), A-1-10 (Light
Agriculture Common, 10-Acre Minimum Lot Size), R-2-12,000 (Multiple Family
Dwelling, 12,000 Square Foot Net Lot Area Per Dwelling), R-1-12,000 (One
Fanily Dwelling, 12,000 Square Foot Minimum Lot Area), R-2-8000 (Multiple
Family Dwelling, 8000 Square Foot Minimum Lot Area Per Dwelling) to the
south.
® 0®
STAFF REPORT - PLANNING CCNAIISSION
October 30, 1984
Page 2.
3. Existing Conditions: SEE STAFF REPORT ON SPECIFIC PLAN NO. 84-04.
4. Environmental Assesment: SEE STAFF REPORT ON SPECIFIC PLAN NO. 84-04.
5. Project Description: The Applicant is requesting a Change of Zone from R-2-3000,
R-2-4800, R-2-9000, C-P-S, 1+-2, R-5, and W-1 to R-2. This would allow an average
density of one unit per every 7200 square feet of lot area over the 682-acre site.
The R-2 zoning would allow a maximum of 8 units per structure.
6. Comments from Other Agencies: SEE STAFF REPORT ON SPECIFIC PLAN No. 84-04.
7. other Action: Specific Plan No. 84-04 requesting approval of 1500 dwelling units,
a 28-acre country club, 80 guest cottages and two, 18-hole golf courses has been
submitted in conjunction with the Zone Change application.
STAFF CCRWiTS AND ANALYSIS
The requested change of zone is intended to facilitate proposed Specific Plan No.
84-04. Under the current zoning, which is intended to facilitate approved Specific
Plan No. 127-E, some 2049 dwelling units could be established in addition to a 20-acre
resort hotel. With the proposed zoning of R-2, without the lot size or density
limitation, approximately six units per acre could be constructed. Although the
Applicant only intends to construct approximately 2.2 units per acre. As a result,
it seams necessary to append the proposed R-2 zoning with a 20,000 square foot per
dwelling lot area limitation to control the density.
The requested R-2 zoning would allow a maximum of eight dwellings per building, but
this does not :seam out of character with either the area or typical golf and tennis
club development. And, in fact, for the most part, the Applicant will likely not
attach more than two dwelling units together. In addition, the other issue that may be
considered with the zoning relates to height limits. As you are aware, a significant
portion of the community has a zoning appended to limit building height to one-story
or 17 feet. In this case, the Applicant requests one and two-story structures with a
30-foot height limit and the specific plan so indicates. Vile it is possible to
include the more restrictive height limitation on the project, it does not in this
case appear necessary, although that alternative is available for consideration. It
should be noted that such a restrictive height limit may present some difficulty in
the ultimate design of the country club ccnplex.
only limited detail has been submitted relative to the dwelling floor areas. In
light of factors presented in the specific plan, it appears that the site would
considerably exceed the 1200-square-foot minimum which is also commonly only applied to
residential development. It does not, therefore, seem necessary to append the zoning
with the minimum dwelling size requirement either.
CONCLUSIONS
1. The proposed zoning is consistent with General Plan designations on the subject
party and in the surrounding area, since these are primarily Very low to Medium
Residential.
STAFF REPORT - PLMNING CM IISSICN
October 30, 1984
Page 3.
2. All Necessary services exist or are available to the site.
3. Proposed zoning is consistent with existing zoning and proposed developments
in the vicinity.
4. It does not. appear necessary to append the zoning with restrictions relative
to maximinn building height or mininum dwelling size due to the nature of the
project as set forth in the specific plan.
5. The zoning should set a density consistent with the current development proposed.
FINDINGS
1. The proposed zoning is consistent with the La Quinta General Plan.
2. The proposed zoning would reduce the densities allowable under the existing
zoning.
3. The proposed zoning will be caaPatible with the surrounding area.
4. Approval of this request will not result in a significant impact on the
environment since the previous approval included an EIR and since an addendum
to that EIR has considered additional issues that could be considered significant.
STAFF RE)CCMMENDATION
Based upon the above findings, the Ccmmauuty Development Department recommends
approval of Zone Change Case No. 84-014, as revised and in accordance with the
attached Exhibit entitled "Staff Recommended Zoning".
.E...Err
6/
Lawrence L. Stevens, AICP
CarWUty Development Director
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CHANGE CF ZoNE CASE /VO. X - C[+
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ITEM NO.
DATE
PLLANNING 1rCOOMMISSION MEETING
RE:
MOTION BY: GOETCHEUS YUILLING KLIMKIEWICZ SALAS THORNBURGH
SECOND BY: GOETCHEUS FILLING KLIMKIEWICZ SALAS THORNBURGH
DISCUSSION:
ROLL CALL 170TE:
COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
GOETCHEUS -
KLI2,7KIMIICZ -
SALAS -
VUILLING -
THORNBURGH -
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: October 30, 1984
Subject: SPECIFIC PLAN No. 84-004
ADDENDUM TO FINAL EIR
Location: Generally Located Between Avenues 48 and 50 and Washington
and Jefferson Streets
Applicant: The Grove Associates
Request: Approval to develop up to 1500 residential units, a 28-acre country
club with 80 guest cottages, and swim and tennis club, and two, 18-hole
golf courses on approximately 682 acres.
1. General Plan
a. Site: A planned development pursuant to Specific Plan No. 127-E
authorizing 2049 dwellings, a 20-acre resort hotel, an equestrian center
and two, 18-hole golf courses.
b. Surrounding Area: Medium Density Residential (5 to 10 units per acre)
and Low Density Residential Q to 5 units per acre) to the west and north;
City of Indio to the east; Low Density Residential (3 to 5 units per acre)
and Very Low Density Residential (3 or less units per acre) to the south.
2. Zoning
a. Site: R-2-3000 (Multiple Family Residential, 3000 Square Foot Net Lot
Area Per Dwelling); R-2-4800 (Multiple Family Residential, 4800 Square Foot
Net Lot Area Per Dwelling); R-2-9000 (Multiple Family Residential, 9000
Square Foot Net Lot Area Per Dwelling); C-P-S (Scenic Highway Commercial);
W-2 (Water Course and Waterway).
b. Surrounding Area: R-l* (One Family Dwelling with 1200 Square Foot Minimum
Dwelling Size), R-2*-8000 (Multiple Family Dwelling with 1200 Square Foot
Minirum Dwelling Size and 4000 Square Foot Mininun Lot Size) to the west;
R-2-9600 (Multiple Family Dwelling with 9600 Square Foot Net Lot Area Per
Dwelling), R-2-2500 (Multiple Family Dwelling, 2500 Square Foot Net Lot
Area Per Dwelling), R-5 (Open Space Ocmbining Zone), A-1-10 (Light
Agriculture Cannon, 10-Acre Minimum Lot Size), R-2-12,000 (Multiple Family
Dwelling, 12,000 Square Foot Net Lot Area Per Dwelling), R-1-12,000 (One
Family Dwelling, 12,000 Square Foot Minimmun Lot Area), R-2-8000 (Multiple
Family Dwelling, 8000 Square Foot Mininum Lot Area Per Dwelling) to the., 6,
, )
south. '
A
I ,I
STAFF REPORT - PLANNING CC MISSION
October 30, 1984
Page 2.
3. Existing Conditions: The project is located on
The majority of the site is characterized by a v.
dunes reaching a height of nearly 40 feet. The
associated with blaasand areas. Existing native
creosote bush, Russian thistle and London rocket
citrus tree orchards.
.site nearly 700 acres in size.
ried sandy dune topography with
;ite is subject to hazards
vegetation includes mesquite,
in addition to existing induced
The site is also considered to be habitat area for the Coachella Valley fringe -
toed lizard, a rare and endangered species.
Avenue 50, Jefferson Street and Washington Street along the perimeter of the
project are improved as two-lane, paved streets. The Avenue 48 right-of-way is
not improved. The Adams Street right-of-way through the site has been previously
vacated by the County. Both Adams Street (improved) and Dune Palms Road (unimproved)
proceed northward from the site towards Highway 111. A traffic signal is under
construction at Eisenhower Drive and Washington Street adjacent to the site.
Water and sewer services can be provided to the site by existing lines from
existing CVWD facilities in the vicinity. CVWD has stated that the temporary
sewage treatment facility has adequate capacity to serve the project at this
time. Electsic service is currently available at the site through Imperial
Irrigation District, but the Marshall Street Substation near the site is currently
operating at or above design capacity. other urban services are available to the
site.
4. Environmental Assessment: EIR No. 90 was certified by the county of Riverside
for the previous specific plan (i.e., Specific Plan No. 127-E) which encompassed
a more extensive development proposal than that which is now envisioned. That
EIR identified ten Potential Mvironmental ampacts including:
° Air Quality
• Soils
° Blowsand Hazard
° Biology
• Hydrology
° Archaeology
• Traffic
° Noise
° Public Services
° Growth Inducement
Various mitigation measures were identified in conjunction with that EIR which
is on file: with the Commodity Development Department- A sunmary is attached
for your information. They are, where appropriate, included as conditions of
approval.
STAFF PEPOEU - PLANNIW. CCMMISSICN
October 30, 1984
Page 3.
The California Enviromlental Quality Act (CEQA) Guidelines provide that,
where a previous EIR has been prepared and certified, an additional EIR is
not necessary provided that new significant environmental impacts will not
result from either changes in the project or in the environment around the
project. As a result, an addendum to the previous EIR has been prepared to
consider certain minor technical changes and certain environmental factors
that have been slightly altered, but which can be adequately mitigated. These
factors include:
° Changes in fringe -toed lizard program.
° Overcrowding conditions now occurring in
area schools.
° changes in area -wide traffic and circulation
conditions.
various mitigation measures are identified in the addendum. They are, where
appropriate, included as conditions of approval.
5. Project Description: The proposed project is intended to include the following:
• Up to 1500 residential units to be located on approximately
320 acres.
° A country club facility including tennis, swimming and
dining facilities with 80 guest cottages reserved for
members and outside guests to be located on 28 acres.
• Two, 18-hole golf courses located on approximately 305
acres.
The project would have a gross residential density of 2.2 units per acre.
Main entries for the project are shown on Washington Street at its entry with
Eisenhower Drive and on Jefferson Street just south of Avenue 48. Drergency
access entries are proposed on Avenue 50 and on Avenue 48 (between Adams and
Dune Palms) with the latter serving as access for maintenance and related
facilities. The interior road system includes a 28-foot-wide primary loop road
which acts as a circulation spine leading to minor neighborhood roads and
cul-de-sacs which are proposed to be 24-foot in width.
Phasing information submitted indicates that the project will be developed in
three or four phases over a thre period of eight to ten years. A detailed
phasing plan for public road improvements, other infrastructure (i.e., sewer,
water), various components of the development plans, etc., are included in the
specific plan document.
Detailed architectural plans have not been submitted although the specific plan
document describes the proposed conceptual approach while noting that a strict
architectural review procedure will be established.
STAFF REPORT - PLANNING CCH IISSION
October 30, 1984
Page 4.
The residential units will be a mixture of single-family and single-family
attached custan hanesites which will be developed by the Applicant as well
as other selected builders. The specific plan document includes two examples
of floor plans and describes, in general terms, design criteria to be applied
to the units. Buildings will be one and two stories in height with a maximum)
of a 30-foot height limit.
No architectural detail or floor plans are available for the country club complex,
which includes a main clubhouse, the guest cottages, and tennis and swim club
facilities. Schematic site plans of those areas are included in the specific plan
documents. It is noted that the buildings will be one and two stories in height
except for the main clubhouse which is proposed to be 35-feet in height with
special design features that could reach 45 to 50 feet in height.
No detailed information is available for maintenance facilities.
6. Couments Received Fram Other Agencies
a. City Engineer: States that Specific Plan addresses concerns, but that a
financial arrangement is needed far drainage, streets, etc., so that the
City does not become burdened with costs. Agreements should be established
with CVWD for sewer, water and drainage and the District should be obligated
for their maintenance.
b. Coachella Valley Water District: Notes that area is protected fran storm -
water flows and that the La Quinta Evacuation Channel has been constructed
through the site. Golf course grading is required to take into account the
bank heights to carry the design flaw with the necessary freeboard. The
District will provide domestic water in accord with current regulations,
but will need additional facilities to expand its system including wells,
reservoirs and booster pumping stations. The developer will provide land to
be deeded to the District for sane of these facilities. The District will
provide sanitary sewer service and the area shall be annexed to Improvemnt
District No. 55.
c. Fire Marshal: This project will impact the County Fire Department adversely
and will require three -fourths of a fire station and equipment so prepayment
of fire mitigation fees which will be charged against fees paid at building
permit. issuance is requested (three -fourths of a fire station, land and
equipment amounts to approximately $562,000). No cul-de-sacs are allowed
longer than 550 feet unless provided with alternate fire protection approved
by the Fire Marshal. Grass-crete is not an acceptable energency access
surface. Required fire -flow shall be 2500 gpn with a 20 psi residual.
Superhydrants shall be installed at each intersection and at 320-foot intervals
throughout the project.
d. Southern California Gas Company: Gas is available.
e. General Telephone: Underground facilities are located in Washington Street
and Avenue 50. Telephone facilities can be provided subject to applicable
regulations.
b �.
STAFF REPORT - PLANNING CQ+MISSION
October 30, 1984
Page 5.
f. CommLuuLty Safety Department: The project will impact Sheriff, Fire and
Comahnity Safety services and exaction fees will offset these impacts.
g. City of Indio: Develop mt of Avenue 48 at arterial standards, i.e.,
a m;n;rm zn of four lanes and turning lanes. Connection of Avenue 48 to
Highway ill per 1966 Riverside County Master Plan. Provide for contribution
to four -lane bridge over I,a Quinta Stone Channel on Jefferson. Provide for
contribution to a bridge fund for crossing Whitewater on Jefferson.
h. Comments were not received fran Health Department, Imperial Irrigation
District, Desert Sands School District, and the Chamber of Commerce.
7. other Actions
a. Zone Change Case No. 84-014 has been filed in Conjunction with this Specific
Plan.
b. In 1979, the County of Riverside approved Specific Plan No. 127-E, a Change
of Zone, and EIR No. 90 for development of the subject property. Those
approvals allow for development of a resort hotel, two, 18-hole golf courses,
an equestrian center and 2049 dwelling units at net densities of 4-12 dwelling
units iper acre. (NOTE: Approval of this Specific Plan would supercede that
prior approval) .
f
1. The Applicant shall comply with Exhibit "A", the Specific Plan document
for Specific Plan No. 84-004, and the following conditions, which conditions
shall take precedence in the event of any conflict with the provisions of
the specific plan.
2. Prior to the issuance of a permit for establishment of any use contemplated
by this approval, the Applicant shall first obtain any required zoning and
land division approvals in accordance with the requirements of the municipal
Lam Use and Land Division Ordinances.
Soils/Geology
3. The Applicant shall comply with the latest Uniform Building Code, as
adopted by the City of La Quinta. The appropriate seismic design
criteria will depend upon the type and use of the proposed structure
and the underlying geologic conditions.
Hydrology/Water Conservation
4. Prior to the approval of final tract maps, the issuance of zoning approvals,
or the issuance of permits, the Applicant shall prepare a hydrological
analysis for approval by the City Engineer which will indicate the method
and design to protect the proposed development fran the 100-year flood.
This plan shall be consistent with the purposes of any similar plans of
the Coachella Valley Water District then in effect for flood protection.
5. Prior to approval of any pen its, the Applicant shall prepare a water
conservation plan which will indicate:
a. Methods to minimize the consumption of on -site water usage,
including water saving fixtures, drought -tolerant and native
landscaping, and programs to minimize landscape irrigation.
b. Methods for minimizing the effects of increased on -site
runoff and increased groundwater recharge, including the
construction of on -site collection and groundwater retention
basins.
c. wthods for minimizing the amount of groundwater pumped out
for on -site irrigation, including the use of reclaimed water.
Archaeology
6. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate mitigation
measures shall be taken.
7. The Applicant shall satisfactorily mitigate archaeological concerns
identified in previously conducted site surveys prior to initiation of
grading. A qualified archaeologist shall certify as to the adequacy of
mitigation measures prior to issuance of any grading (or related) permits.
CONDITIONS - THE GROVE ASSOCIATES
October 30, 1984
Page 2.
Air Quality
8. The Applicant shall utilize blowsand and dust control measures in accordance
with the Manicipal Code and the Uniform Building Code and subject to the
approval of the City Engineer. Particular care shall be exercised during
periods, of extreme wind activity.
9. At the time of submittal of tentative tract maps or plans for any zoning
approvals, the Applicant shall demonstrate that adequate provision has been
made for non -automotive means of transportation within the project site as
a means of reducing dependence on private automobiles. This may include
golf cart path systems, bicycle and pedestrian systems, and other similar
systems consistent with the specific plan.
10. Specific project designs shall encourage the use of public transit by
providing for bus shelters as required by the Ccnnunity Development Director
and consistent with the requirements of local transit districts and the
specific plan.
11. The Applicant shall encourage and support the use of Sunline van/bus service
/Dial -A -Ride/ jitneys between the project site, local airports (e.g., Palm
Springs, Thermal), and other regional land uses.
Traffic and Circulation
12. Avenue 48, Avenue 50, Washington Street and Jefferson Street, contiguous
to the project, shall be developed in accord with their general plan
designations and the La Quinta municipal design and structural standards
in effect at the time of tentative tract or zoning approval in conjunction
with phased hTiplementation of the specific plan.
13. In order to facilitate mitigation of cumulative traffic impacts of this
and other area projects, the City shall establish a traffic improvement
needs monitoring program. This program will undertake biannual traffic
count studies to determine if warrants are met for major roadway improve-
ments and traffic signalization. Upon determination of needs, the City may
initiate projects to meet those needs. Funding of this program may be by
fee programs that assess new development and/or users on a pro-rata or
fair -share basis, formation of assessment districts, acquisition of State
or Federal road funds, or other means that fairly allocate costs to those
generating the need. The Applicant shall agree to pay the designated pro-
rata share that the City may establish to fund off -site roadway improvements
and traffic signalization on an "as warranted" basis.
14. The Applicant shall develop all roads internal to the project in accordance
with the design standards specified in the specific plan and the structural
standards in effect at the time of tentative tract or zoning approval area
in conjunction with the phased implementation of the specific plan. All
roadways within the specific plan area shall remain private.
CONDITIONS - THE GROVE ASSOCIATES
Octeber 30, 1984
Page 3.
a. The primary loop road shall be widened to a minimum pavement
width of 36 feet unless the Applicant deronstrates that adequate
provision has been made for sufficient off-street parking to
accommodate all needs, including guests, so that on -street parking
is not required.
b. All other roads shall be widened to a mini= pavement width of
32 feet unless the Applicant demonstrates that adequate provision
has been made for sufficient off-street parking to acccmmdate
all needs, including guests, so that on -street parking is not
required.
c. Applicant shall be responsible to demonstrate to the satisfaction
of the City Engineer that grass drainage swales are an acceptable
alternative to typical curb and gutter.
C15-)A resident -accessible entry shall be provided along Avenue 48 generally
between Adams Street and Dune Palms Road. The exact location shall be
subject: to final approval by the Cacanity Development Department.
16. The construction of Avenue 48 between Washington and Jefferson Streets
shall occur prior to beginning Phase II of the project. This construction
shall provide for a minimum pavement width of 28 feet, but other improve-
ments, including curb, gutter, sidewalk, etc., may be deferred until times
specified in the phasing plan.
17. The Washington Street/Eisenhower Drive traffic signal at the project entry
shall be modified to accommodate a four-way intersection. This shall be
done entirely at the Applicant's expense and no credit shall be allowed
for the infrastructure fee program since these improvements benefit the
Applicant's project exclusively.
18. The Applicant shall install a raised center median island, including
landscaping and irrigation, as part of road improvements where required
by municipal road standards.
_ Q ,' Noise
19. Prior to building permit approval, building setbacks, engineering design,
orientation of buildings, and noise barriers shall be utilized to reduce
noise impacts from nearby existing and future roadways to within State
standards.
20. Prior to zoning or tentative tract map aPPmvals, the Applicant will
demonstrate that residential structures satisfy the State's indoor
criterion. Mere exposed to noise levels in excess of State standards,
Applicant shall install special design features such as double -glazed
windows, mechanical ventilation, special roof venting, increased insulation,
weatherstripping, or combinations of these measures.
CONDITIONS - THE GROVE ASSOCIATES
October 30, :1984
Page 4.
Energy
21. Requirements for the installation of solar water heaters shall be deter-
mined by the City on a uniform citywide basis for new construction at a
later date. The developer shall comply with the requirements current at
the time of construction.
22. All tentative maps and development plans shall be designed to ensure
compliance with the State laws regarding solar accessibility. To the
extent possible, all structures shall be sited, oriented and designed
so as to minimize the energy needs for cooling.
land Use
23. The maximum allowable number of residential units shall be 1500. In
considering requests for zoning and/or tentative tract approvals for
development phases, reductions in the number of allowable units may be
made on an as warranted" basis to assure compliance with applicable
regulations and the intent of this specific plan.
�24 Applicant shall dedicate to the City a ten (10) acre site for park and
recreation purposes. This site shall be located on Avenue 50 at the most
/ westerly portion of the subject property thereon. Dedication shall occur
no later than the first lard division within the specific plan area.
25. Design approval for various structures and buildings within the project
shall be subject to the following:
a. Final site plans, floor plans and exterior elevations for the main
clubhouse, tennis and swim club buildings, guest cottage complex
and maintenance buildings shall be subject to review and approval
by the Planning Commission and City Council.
b. Final site plans, floor plans and exterior elevations for residential
structures shall be subject to review and approval in the manner
specified by applicable zoning and subdivision regulations in effect
at the time.
c. Design guidelines and related covenants and restrictions established
for the project controlling use, site development, building architecture,
i, dscaping, lighting and related design factors shall be submitted for
review and approval by the Planning Commission and City Council.
26. perimeter security walls and fences shall be subject to the following
standards:
a. Setbacks for perimeter onlls from the rights-of-waY lines o
r Avenue
46, Avenue 50, Washington street and Jefferson Street shall be an
average of twenty (20) feet.
CONDITIONS - THE GROVE ASSOCIATES
October 301 1984
Page 5.
b. Portions of the perimeter walls shall incorporate the use of
wrought iron (or similar open fencing) to provide views from
the street into the project.
c. Fencing located on interior property lines may be placed on the
property line.
d. All fencing designs, including location and materials, shall be
subject to City review and approval.
27. Grading shall be subject to the following standards, in addition to those
provided for in the Uniform Building Code and other applicable municipal
ordinances:
a. Effort shall be made to minimize unnecessary grading and to preserve
and utilize existing land forms to the largest extent possible.
b. Grading for the proposed golf course shall take into account the
bank heights required to carry the design flow with the necessary
freeboard.
c. A master grading and drainage plan shall be submitted for review
and approval prior to any development activity on the site.
28. A master landscape plan, including landscaping of perimeter setback and
right -of -ray areas, shall be submitted for City review and approval.
a. Desert or native plant species an"roaght=resistant-Planting
materials shall be incorporated into landscaping plans to a
large extent.
Public Services and Utilities
29. Fire protection shall be provided in accordance with the requirements of
the Uniform Fire Code and the La Quanta IMInIciPal Code in effect at the
time of development.
a. Inie Applicant shall, prior to issuance of building permits,
�rr contribute as prepayment of fire mitigation fees three -fourths
(3/4) of the actual cost of land acquisition and construction
cost for a new fire station. This contribution shall be used as
a credit for fire facilities fees until those fees exceed the
amount of the credit, except that individual custom residences
constructed on individual custom lots shall pay a fire facility
fee at time of building permit.
b. The Applicant shall, prior to issuance of building permits,
contribute three -fourths (3/4ths) of the actual cost of equipment
for the new fire station. This contribution shall be used as a
credit for fire facilities fees until those fees exceed the
anrnmt of the credit, except that individual custom residences
constructed on individual custom lots shall pay a fire facility
fee at time of building permit.
CONDITIONS THE GROVE ASSOCIATES
October 30, 1984
Page 6.
c. No cul-de-sacs shall be longer than 550 feet unless provided with
alternate fire protection as may be approved by the Fire Marshal.
"Grass -Crete" is not an acceptable emergency access surface.
d. Provide required minimum fire -flow and fire hydrants pursuant to
standards in effect at time of development.
30. The Applicant shall comply with the requirements of the Coachella Valley
Water District.
a. The water system shall be installed in accord with District require-
ments. The District will need additional facilities, which may include
wells, reservoirs, and booster pumping stations, to Provide for the
orderly expansion of its system. The Applicant will be required to
provide and dedicate to the District any land needed for these facilities.
b. The sanitary sewer system shall be installed in accord with District
regulations. The area shall be annexed to Improvement District No. 55
for sanitation service.
31. The Applicant shall comply with the requirements of the Imperial Irrigation
District. (NOTE: The District has no commented on this project to date,
but has noted in comments on prior projects that existing substation
facilities are not, or will not in the near future be, adequate to service
proposed developments.)
a. Provision shall be made to underground utilities to the extent
feasible. Generally, all facilities except high voltage lines of
66 KV and above shall be placed underground-
b. The existing 92 KV line shall not be relocated to perimeter public
roadways without prior review and approval by the City. It is
intended that other available alternatives be evaluated prior to
said relocation.
32. The Applicant shall pay a per -unit school development fee as determined
by the! Desert Sands Unified School District in accordance with the school
mitigation agreements as approved by the la Quinta City Council and in
effect: at the time of the issuance of building permits.
Miscellaneous
33. 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 improvements and facilities needed as a result of the cumulative
impact of such new development; that the 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, bridges and traffic signali-
zation; and, that the City expects to enact said fees policy on or before
CONDITIONS -• THE GROVE ASSOCIATES
October 30, 1984
Page 7.
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. To the extent that Applicant constructs specific facilities
included within the fee structure, it shall receive appropriate credit,
as determined by the City Council. If said fee shall include financing
of permanent or temporary school facilities, Condition No. 32 (school
development fee) shall be deleted.
34. Prior to the issuance of grading permits or the approval of tentative
tract maps or other required zoning approvals, the Applicant shall submit
a phasing schedule and map for the entire project, which shall include
the phasing of off -site infrastructure, to the Community Development
Director for review and approval.
35. The Applicant shall provide for mitigation of the impact on the Coachella
Valley Fringe -Toed Lizard by complying with requirements of the mitigation
agreement as approved by the City Council and in effect at the time of
development.
36. Upon approval of this Specific Plan, Specific Plan No. 127-E shall become
null and void and be of no further effect.
37. This Specific Plan approval shall not be effective until and unless
Change of zone Case No. 84-014 is effective.
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RECEIVED
L'C7 96 1084
COMMUNITY DDEEVEIOPMENT DEPT
49-845 Lago Dr.,
La Quinta, CA 92253
Oct. 26, 1984
La Quinta Planning Commission
La Quinta, CA
Gentlemen:
We are opposed to any closing of Adams Street
as requested for the Grove development. We need
another access route in and out of La Quinta. Wash-
ington Street cannot handle all the traffic of the
future developments.
The development of our hills is inevitable which
will eventually bring more traffic to the Cove area.
cc
Yours truly,
n C�
Juanita Gayer
Claude Gayer
i�
La Quinta City Council
WILLIAM V. SIEREK, P. C.
ATTORNEY AT LAW
RT. I BOX BIB
HILLSBORO, OR G712A
TEL. 15031 645-7116
Oct 26, 1984
City of LaQuinta
P.O. Box 1504
LaQuinta, CA 92253
RE: 617-310-003
48-755 Washington St
Dear City:
I received your notice on proposed zone change your case no.84-014 to which
we have no objection.
The purpose of this letter is to correct the mailing address to:
William V. & Heidi M. Bierek
Rt 1 Box 818
Hillsboro, Or 97124
Li;r�
William V. Bierek
W VB: bn
i�91984
COMMONIry DF�EL �PMENT DEP7
RECEIVED
.: _i 7. 91984
66CBrTA
MMUNITV %DEVEILA INENT DEPT
P.O. Box 1195
La Quinta, Ca. 92253
October 27, 1984
Mr. Thomas Thornburgh, Chairman
Planning Commission
City of La Quinta
P.O. Box 1504
La Quinta, Ca. 92253
Dear Mr. Thornburgh,
Re: Openinq Adams Street between 48th and
50th Avenues
It is our understanding that the opening of Adams
Street between 48th and 50th Avenues is being considered
by the Planning Commission and the City Council.
As year-round residents of La Quinta we are quite
concerned about the need to provide for adequate roadways
to handle traffic for the fast -developing residential and
recreational areas as well as the potential development
of an active central business district.
We feel, therefore, that the opening of Adams Street
is critical to the overall long-range best interests of
the City. We add our support to this proposal and hope
that it will receive favorable action by the Planning
Commission and the City Council.
Res ect ul.1
�Geisert
R. Ke net
&ZeY G lsse-r�e��`
fert
78-116.Lago Drive
ITEM NO.
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY:; GOETCHEUS\) MRIJ,ING KLIMKIEWICZ SALAS
SECOND BY: GOETCHEUS MULING KLIMKIEWICZ SALAS
DISCUSSION:
ROLL CALL VOTE:
CO^!MISSIONERS :
GOETCHEUS
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
THORNBURGH
�THORNBURGH
00 s®
M I N U T E S
PLANNING 001MISSION - CITY OF TA QUINTA
A Regular Meeting Held at the La Quinta
City Hall, 78-105 Calle Estado, la Quinta,
California
September 11, 1984 7:00 p.m.
1. CALL TO ORDER
A. Chairman Thornburgh called the Planning Commission meeting to order
at 7:00 p.m. He then called upon Commissioner Silas to lead the
flag salute.
2. ROLL CALL
A. Chairman Thornburgh requested the roll call. The Secretary called the
roll:
Present: Cortmissioners Goetcheus, Rlimkiewicc, Silas, Walling and
Chairman Thornburgh
Absent: None
Also present were Camuni.ty Development Director Iawrence L. Stevens and
Secretary Donna Velotta.
3. HEARINGS
4. CONSENT CAI.FDI AR
Moved by Canmissioner Goetcheus, seconded by Commissioner Silas to approve
the minutes of the regular meeting of August 14, 1984.
A. The minutes of the regular meeting of August 14, 1984, were approved as
submitted. Unanimously Adopted.
5. BUSINESS
A. Chairman Thornburgh introduced the first item of business as Plot Plan
No. 84-068, a request to construct a single-family dwelling on the west
side of Avenida Diaz, 300' south of Calle 'Temecula; Rick and Laurie
Johnson, Applicants. He then called for the staff report.
1. Ca unity Developent Director Lawrence L. Stevens reported that
this is a typical house proposed by Mr. Johnson and which the
Commission has approved in the past. It is a 1592 square foot,
three -bedroom house and meets all the required City standards.
Director Stevens noted one point brought out in the staff report
is whether or not the asphalt shingle proposed by the Applicant
is conngaatible with surrounding houses which all have either tile
or rack roofing materials. Staff reccarnen c that the roof covering
be changed to rock, gravel or tile. If the Cammission should agree
that the asphalt shingle material is appropriate, Condition No. 10
will be deleted. Therefore, Staff recortmends approval of Plot Plan
No. 84-068 based on findings in the staff report.
After some discussion addressing the question of maintaining
consistency, the Caamission determined that the Applicant should
submit samples of the asphalt shingle to the Conmmnity Developent
Department for approval before permits are issued.
Director Stevens added that Staff should therefore modify the
application requirements and request that the Applicant provide
us with a colors and materials board or something similar as part
of the application so they can be reviewed for the characteristics
the Crnmission is interested in.
Chairman Thornburgh called for a motion.
2. Camnissirner Cnetcheus made the motion based upon the findings in
the staff report to approve Plot Plan No. 84-068 in accordance with
Ddiibits A, B and C and subject to the attached conditions, as
amended. Commissioner Walling seconded the motion. Unanimously
Adopted.
'J1
nit i iilll
n in
MINUTES - PLANNING OCUCSSION
September 11, 1984
Page 2.
B. Chairman Thornburgh introduced the next item of business as Plot Plan
No. 84-069, a request to construct a single-family dwelling on the east
side of Avenida Juarez, 50' south of Calle Madrid; Rick and Iaurie
Johnson, Applicants. He called for the staff report.
1. Director Stevens informed the Camnission that this is the same house
as in the previous request and Staff's recommendation is for the
approval of Plot Plan No. 84-069.
Chairman Thornburgh called for a ,ration.
2. Commissioner Goetcheus made a motion based on the findings in the
staff report to approve Plot Plan No. 84-069 in accordance with
Exhibits A, B and C and subject to the attache] conditions, as
amended. Ctmussioner Klimkiewicz seconded the motion. Unanimously
Adopted.
C. Chairman Thornburgh introduced the next item of business as Plot Plan
No. 83-035 (Revised), a request to construct a single-family dwelling
on the east side of Avenida Obregon, 200' south of Calle Potrero;
Everett Aplett, Applicant. He called for the staff report.
Director Stevens informed the Commission they had previously
approved this plot plan, but the Applicant has changed the approved
plans by reducing the square footage and has made other changes to
the site plan. The revised plans do onply with our zoning and
development standards. There was concern with roof covering, but
the Applicant has agreed to use tile. Also, the Applicant has
indicated he will use stucco siding in place of the wood siding he
had proposed. Staff recomends approval of Plot Plan No. 83-035,
Revised.
Chairman Thornburgh called for a motion.
2. Camissioner Walling made a motion based on the findings in the
staff report to approve Plot Plan No. 83-035 (Revised) in accordance
with Exhibits A, B and C and subject to the attached connditions, as
amended. Connissioner Salas seconded the motion. Unanimously
Adopted.
D. Chairman Thornburgh introduced the last item of business as a request
for Abandonment ment of a portion of Airport Boulevard between Avenues 54
and 58, and a portion of Airport Boulevard between Jefferson and Madison
Streets; landmark Iand Company, Applicant. He called for the staff report.
1. Director Stevens advised the Commission that this request is being
brought to them to detemine if it is consistent with the General
Plan. The request is to formally abandon Jefferson Street between
Avenues 54 and 58, and Airport Boulevard between Jefferson and
Madison Streets. These abandonments were of considerable issue in
reviewing Specific Plan No. 83-002 and related applications, including
General Plan Amendment 84-002. This matter was also the subject of
an Envir+amental Impact Report in conjunction with the projects. In
response to the conditions of approval, the Applicant established,
with the Specific Plan, a phasing plan related to the actual abandon-
ment of these roads. The phasing plan shows four (4) phases as
follows:
• Phase 1 (Late 1984-Early 1985)
- 3/4 irrprovenent to all of Avenue 54 frontage and to
Madison between Airport boulevard and Avenue 54.
- 28-fort improvmnent to Madison Street between Airport
Boulevard and Avenue 58 and to Avenue 58 between
Jefferson and Madison Streets.
° Phase 2 (Early 1985)
- Remove Jefferson Street and Airport Boulevard
dnpravaments.
- Relocate affected utilities.
00 MIN= - PLANNING COMtISSION
September 11, 1984
Page 3.
Phase 3 (When Avenue 58 frontage is developed)
- 3/4 improvement to Avenue 58 frontage.
° Phase 4 (Wyman Airport Boulevard frontage and Madison Street
frontage south of Airport Boulevard is; developed.)
- 3/4 improvement to Airport Boulevard frontage.
- Pull inprovenent to Madison frontage south of Airport
Boulevard.
- 3/4 inprove:ent to Jefferson Street between Avenues 52
and 54.
Director Stevens stated that we do not generally have problems with
phasing plans and feels the only problem we may have to address is
the timing Of the closure of Jefferson Street between Avenues 52 and
54 will probably be moved up. We will evaluate that with the first
set of tentative maps or parcel naps that will occur on the project.
Dk will try to tie that into either the opening of thegolf courses
for a certain level of play or the construction of a certain number
of units as opposed to other improvements of the project.
Director Stevens noted that the staff report made mention of a nmbber
of agencies that we had requested comments from and who had not replied.
Since the report was prepared, we have received cements from the
Coachella Valley Water District and Southern California Gas Company.
They both indicated no problems were seen from their facilities or
that their concerns are being met by the Applicant as a result of other
meetings.
In closing, Director Stevens stated that the abandonment of these
specified segments of Jefferson and Airport are consistent with the
circulation element since as part of the Specific Plan, the General
Plan was amended to delete those roads from the circulation element.
As a result, Staff recommends that the Planning Commission adopt
Resolution No. P.C. 84-1 determining that the abandonment is
consistent with the General Plan for the reasons specified in that
Resolution.
After a brief discussion, Chairman Thornburgh called for a motion.
2. Commissioner Klimkiewicz made a motion to adopt Pesolution No.
P.C. 84-1. Commissioner Walling seconded the motion. Unanimously
Adopted.
C m ty Development Director Stevens informed the Planning Commission that the
public hearing for the road abandonment is scheduled to go before the City Council
on September 18, at which time they will consider the formal abando t in
addition to the Cawdssion's recomendation on consistency. He stated that the
confirmation hearing for Annexation No. 2 is also scheduled for that meeting.
There being no further items of agenda to crno before the Planning Commission,
Chairman 'Thornburgh called for a motion to adjourn.
Commissioner Klimkiewicz made a motion to adjourn to the next regular meeting
of October 9, 1984, at 7:00 p.m., in La Quinta City Hall, 78-105 Calle Estado,
La Quints, California. Commissioner Salas seconded. Unanimously Adopted.
The regular meeting of the Planning Commission of the City of La Quints,
California, was adjourned at 7:30 p.m., September 11, 1984, at the Ia Quints
City Hall, 78-105 Calle Estado, La Quints, California.
00 0®
M I N U T E S
PLANNING CU41SSION - CITY OF LA QUINTA
A Regular Meeting Held at the Ia Quinta
City Hall, 78-105 Calle Estado, Ia Quinta,
California
October 9, 1984 7:00 o.m.
1. CALL TO ORDER
A. Ca ity Development Director Lawrence L. Stevens called the Planning
Catmission meeting to order at 7:00 p.m.
2. ROLL CALL
A. Director Stevens called the. m11.
Present: Crnmrnity Development Director Iawrence L. Stevens
Absent: Commissioners GOetehelS, Klimkiewicz, Salas, Walling
and Chairman Thornburgh
3. HEARINGS
4. CONSENT CALENDAR
5. BUSINESS
6. ALUOURNMENT
Tere being no items of agenda to be addressed by the Planning Oamnission
at this meeting, aryl therefore no quorum present, Director Stevens adjourned
this meeting to a joint City Council/Planning Commission meeting to be held
on October 24, 19841 at 2:00 p.m., in la Quinta City Hall, 78-105 Calle
Estado, La Quinta, CA.
The regular meeting of the Planning Commission of the City of Ta Quinta,
CA, was adjourned at 7:10 p.m., October 9, 1984, at La Quinta City Hall,
78-105 Calle Estado, Ta Quinta, CA.
� �i