Loading...
1984 12 11 PC1, F,Gi AGENDA PLANNING CCIMISSIO14 - CITY OF LA QUINTA A Regular Meeting to be held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California December 11, 1984 7:00 p.m. 1. CALL TO ORDER A. Flag Salute 2. ROLL CALL 3. HEARINGS 4. CONSENT CALENDAR A. Minutes of special meeting of October 30, 1984. B. Minutes of the regular meeting of November 13, 1984.E 5. BUSINESS A r A. Plot Plan No. 84-086, a request to construct a single-family dwelling along the southwesterly side of San Vicente Street, 315' south of Eisenhower Drive; Joseph Foster, Applicant. 1. Report from Staff 2. Notion for Adoption B. Plot Plan No. 84-087, a request to construct a single-family dwelling at the southeast corner of Avenida Carranza and Calle Sonora; Mr. & Mrs. Joseph Carpini, Applicants. 1. Report from Staff 2. Motion for Adoption C. Plot Plan No. 84-089, a request to construct a single-family dwelling along the west side of Avenida Diaz, 100' south of Calle Colima; Brian Monroe, Applicant. 1. Report from Staff 2. Motion for Adoption D. Plot Plan No. 84-090, a request to construct a single-family dwelling along the west side of Avenida Diaz, 150' south of Calle Colima; Brian Monroe, Applicant. 1. Report from Staff 2. Notion for Adoption AGENDA - PLANNING CCMMISSICN December 11, 1984 Page 2. E. Plot Plan No. 84-091, a request to construct a single-family dwelling along the west side of Avenida Mendoza, 100' north of Calle Arroba; Brian Monroe, Applicant. 1. Report fran Staff 2. Motion for Adoption F. Plot Plan No. 84-092, a request to construct a single-family dwelling along the west side of Avenida Mendoza, 50' north of Calle Arroba; Brian Monroe, Applicant. 1. Report from Staff 2. Motion for Adoption G. Plot Plan No. 84-093, a request to construct a single-family dwelling along the west side of Avenida Villa, 150' north of Calle Chillon; Brian Monroe, Applicant. 1. Report from Staff 2. Motion for Adoption H. Plot Plan No. 84-094, a request to construct a single-family dolling along the ost side of Avenida Villa, 100' north of Calle Chillon; Brian Monroe, Applicant. 1. Report from Staff 2. Motion for Adoption I. Plot Plan No. 84-095, a request to construct a single-family dolling along the east side of Avenida Ramirez, 200' south of Calle Monterey; Brian Monroe, Applicant. 1. Report from Staff 2. Motion for Adoption J. Plot Plan No. 84-096, a request to construct a single-family dolling along the east side of Avenida Ramirez, 150' south of Calle Monterey; Brian Monroe, Applicant. 1. Report from Staff 2. Motion for Adoption ® 0 AGENDA - PLANNING COMMISSION December 1:1, 1984 Page 3. K. Plot Plan No. 84-097, a request to construct a single-family dwelling along the east side of Avenida Ramirez, 100' south of Calle Monterey; Brian Monroe, Applicant. 1. Report from Staff 2. Motion for Adoption L. Plot Plan No. 84-098, a request to construct a single-family dwelling along the west side of Avenida Alvarado, 250' north of Calle Temecula; Brian Monroe, Applicant. fM� Plot Plan No. 84-099, a request to construct a single-family dwelling along the west side of Eisenhower Drive, 100' north of Calle Temecula; Richard Baumhofer, Applicant. 1. Report frcn Staff 2. Motion for Adoption AML ITEM NO. DATE PLANNING COMMISSION MEETING G , MOTION BY: GOETCHEUS WALLING KLIMKIEWICZ MORAN THORNBURGH SECOND BY: GOETCHEUS ING KLIMKIEWICZ MORAN THORNBURGH ROLL CALL COMMISSIONERS: GOETCHEUS RLI KMlICZ MORAN WALLING THORNBURGH 17 AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO ITEM NO. 7 �/. �• DATE PLANNING COMMIS'S/ION MEETING RE, /3D MOTION BY: 4ETCHEUS vv"JING KLIMKIEWICZ MDRAN THORNBURGH �D SECOND BY: GOETCHEUS _ I G KLIMKIEWICZ WRAN THORNBURGH DISCUSSION: ROLL CALL VOTE: COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS - h'LIA'lKMgICZ - MDRAN - WALLING - THORNBURGH - UNANIMOUSLY ADOPTED: YES NO • M I A E S PIANNING CMUSSION - CITY OF LA QUIRTA / A Regular Meeting Held at the La Quints city Hall, 78-105 Calle Estado, La Quints, California October 30, 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 Larry Stevens to lead the flag salute. FlI:��SFiC*Am A. Chain Thornburgh requested the roll call. The Secretary called the roll: Present: commissioners; Goetcheus, Klvnkiewicz, Walling and Chairman It—mburgh Absent: Cumissionar Sales Chairman Thornburgh requested a motion to excuse Commissioner SaLas. Commissioner Goetcheus moved to excuse Commissioner Sales from this meeting of October 30, 1984. Ommissioner Walling seconded. Unanimvucly adopted. Also present were Community Development Director Lawrence L. Stevens, Principal Planner Sandra L. Bonner and Secretary Donna M. VelOtta. 3. HFnRINGS Chairman 'lhorn6urgh advised all those present that the two hearings of the agenda were regarding the same project and therefore would be heard con- currently as follows: A. Change of Zone Case No. 84-014, a request to change the existirg 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. 84-004, 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 (roue Associates, Applicant. He then called for the Staff report. camunity Development Director Lawrence L. Stevens addressed the Change of Zone request first stating that the request is intended to facilitate the proposed Specific Plan No. 84-004. Under current zoning, approved by the County, some 2049 dwelling units could be constructed along with a 20-acre resort hotel. With the proposed zoning of R-2, without the lot size or density limitation, approximately 6 units per acre could be constructed. However, 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. Director Stevens stated that the Applicant's proposal regarding building height is satisfactory, therefore there is no need to attach anything to the zoning in that regard. Re stated that, based upon the findings in the Staff Report, the C n ty Development Department recamends approval of Change of Zone Case No. 84-014, as revised, and in accordance with attached Exhibits entitled "Staff Recmnended dim, Director Stevens than went on to address the second portion of the Staff Report for the SIR Addendum and the Specific Plan 140. 84-004. An EIR was prepared for the prior Specific Plan which was a 2049-unit project with a • ® N@IITIBi - PLAMDU CU44ISSIOW October 30, 1984 Page 2. 20-acre resort hotel and two golf courses. This EIR was certified by the County in 1979 when they approved that plan. Wen the Applicant was pre- paring to submit the revised application, essentially downscaping the project in terms of its density and intensity, our Staff evaluated the previous EIR and the regulations of the California Eavironmantal Duality Act (CBW I and it was Staffs determination that the project was substantially the same. As a result, a new EIR was not warranted. Staff, hcwIever, did feel that there were changes in the environment surrounding the project which warranted additional consideration. The three issues for which Staff asked consideration in the addendum were; ° School Impacts - Mich were not a concern in 1979) These were evaluated in the addendum and a mitigation measure proposed which is similar to mitigation measures proposed in other residential projects in the area. ° Fringe -toed Lizard - (Which was not officially considered a rare and endangered species in 1979) There is a mitigation program which is proposed and commonly accepted for the development projects which was discussed in the Addendum and is appropriate without doing additional environ- mental review. Update of Traffic and Circulation Issues which were extensively discussed in the Project EIR. Staff did want to update that information to current situations and various traffic studies have been discussed and rediscussed. Staff did not feel that it warranted doing an EIR, as this can be adequately handled through the additional traffic analysis and resolved through conditions of approval. As a result, Staff selected the use of the Addendum procedure to assure compliance with CEQA. Therefore, it is Staff's recamrsdatim, should the Ommissim approve the project, that you certify the Addendum as a modification of the original EIR. Director Stevens described the project as having up to 1500 residential units to be located on approximately 320 acres. 'There would be a country club facility, including tenus, swimming and dining facilities with 80 guest cottages reserved for mEhbers and outside guests to be located on 28 acres. It would also include two, 18-hole golf courses located on approximately 305 acres. The project would have a gross residential density of 2.2 units per acre. He noted that one of the main issues relating to the project is traffic and circulation. 'fiene was a joint meeting of the Planning Commission and City Council on October 24, 1984, at which the traffic issues were discussed considerably. Staff commissioned a traffic report which was prepared by Berryman and Stephenson, and which everyone had the opportunity to review; the Applicant had a report prepared by Charlie Abrams and both reports were discussed extensively at the study session. Discussion of the two traffic studies raised the principal concern of whether or not there is a need for a north -south corridor street between Washington and Jefferson Streets. The Applicant's traffic report stated such a corridor was not necessary. The traffic report prepared by Berryman and Stephenson concluded that the road was necessary. There was considerable debate as to Whose mmbers and assmp- tians were correct. Director Stevens stated that ultimately the decision would not be resolved based on differences in numbers, but will be based upon what benefits exist as trade-offs and whether or not those benefits sufficiently off -weigh any neat or desire for additional north -south corridor. Most of the discussion centered on Adams Street as that north -south corridor. As a result of the information contained in the traffic reports and based on Staff's analysis and judgment of the situation, it is Staff's recommendation that the project be tabled and the Applicant directed to prepare revised plans including the north -south corridor street. However, in the event the Planning Commission and/or City Council do not agree with staff's recammedatim, we have prepared, for your consideration, a Resolution which incorporates needed findings, and we have prepared conditions which we think are sufficient should it be the Commission's desire to approve the project without the north -south corridor street. MINLYMS - PIAMING arTffSSION Cttnber 30, 1984 Page 3. Director Stevons then reviewed the Conditions of Approval. Conditions that were revised and/or added as a result of the study session are as follows: Condition No. 12 - Revised Cmition No. 16 - Revised A neo "Traffic and Circulation" condition added. Condition No. 17 - Revised Condition No. 23 - Revised Condition No. 26(b.) - Revised A neW condition re "Building Height". Condition No. 29 - devised Director Stevens noted that Staff's recrnmendation has been stated - in the event that the Cmudssion appro✓es the project, Staff feels the conditions, as revised, are adequate. After a short discussion, Chairman 'Thornburgh called upon the Applicant for their presentation. Dave Howerton, Architect for the project, spoke in behalf of The (rove Associates. He stated that out of the 37 conditions presented in the Staff report, the Applicant only had problems with a few and that would be the topic of his presentation. Condition No. 24. The Applicant objects to having to dedicate a 10-acre site for park and recreations purposes. The reasons for this are, (1) The economics do not work when you have to give up 10 acres of developable land for a public use and, the land devoted to recreational and open space in the project is 380 acres. Than in Condition No. 26 with the additional setbacks on the perimeter walls, we will have to give up an additional eight acres. With all of the recreational area in the project being available to all who live here, the Applicant sees no need for a park next to this project. The second reason that the Applicant objects to this condition is that the City already will have a park facility at this location as the new schools that are to be built adjacent to this project will have play- ground and ballfield facilities. The Applicant feels that donating ten more acres of land for a public park really does not give the City what it needs and is not the best opportunity for the City. The Applicant feels that if they could pay to the City, through exaction fees, funds that could be used for the acquisition of land for the construction and maintenance of parks, this would give La Quints some better opportunities than a park in this particular setting. Condition No. 26. Regarding the setbacks on perimeter walls, the Applicant stated they would feel more comfortable, rather than settling a design issue with a piece of language that says an extra 20 feet back from the property line for a wall will assure great landscaping, but would prefer this issue to the condition that staff is requiring of them to prepare a master landscaping of the overall project. The Applicant feels that the Specific Plan level is not the time to solve this using an arbitrary number. This does not guarantee good design. A proper landscape architectural exercise will and the Applicant stated they would be happy to review this with staff. MINUTES - PLANNING CUHMISSICN October 30, 1984 Page 4. Condition No. 29. The Applicant stated that this condition, as revised, with regard to the $150,000 up front fees for fire protection is excessive. Conparing it to what was inposei on the PGA West project, it worked out on a per unit basis for PGA West at $120 and for this project $180 per unit. In theory, this approach in solving the fire protection problems and contributing to its mitiga- tion is acceptable, but the Applicant is not in agrement with the nusbers. They went to work with staff to cane up with a more realistic fee. 'There was some additional language in this condition that the Applicant did not understand fully. As it reads, they feel they would be paying said fees twice, but they will work with staff to clear this up. In conclusion, the Applicant noted that he would like to think of the City as a partner in this project. Staff has done a lot to help get this project to its present point before the Camussion. Chairman Thornburgh asked for any further canmarts from the Applicant or Staff and as there were none, he opened the hearing to public conment. Audrey Ostxowshy - P. O. Box 351, La Q rota, CA - stated she was against the closing of another street in La Quints. Would like to see the entry into this project ranmrd from Washington Street. She felt that if Adams Street were not put in place and " there was a calamity In the Cove area, the residents Of the Care would be stranded. No one else wished to speak, therefore Chairman Thornburgh closed the public hearing. At this point, the Planning Comhission held a very lengthy discussion regarding their viewpoints as to whether or not Adams Street should be put in place from Avenue 48 to Avenue 50, As this is a very important issue, the discussion was very in-depth and as a result, it was the final consensus of the Planning Concussion that Adams Street From Avenue 48 to Avenue 50 should not be required. Director Stevahs and the Planning Cm1nission reviewed the conditions of concern as follows: ° Add sentence to Condition No. 12: "These public roads shall be improved to a half -width condition." Under Traffic and Circulation, Condition No. 13, which is of concern to one of the Camhissioners, Director Stevens stated the approach he suggests to try and resolve that concern is to inpose an additional stated condition - he noted that he world generally state it here and if it is acceptable to the Cumussiohers, he needed the right to work Out the exact verbage after the fact - requesting the Applicant to agree to participate on a pro-rata fair share basis based on benefit in the i3lprnNelent of Adams between 111 and 48th, with that funding method being an assessment district or some sinular funding rechan;sn with the timing of the inprovenent to be based on a monitoring program. In other words, take Condition No. 13, modify it specifically to relate to that and require the Applicant to enter into an agree ent for reasonable, fair share participation. It should be noted here that the Planning Commission agreed to the new condition and gave Director Stevens the right to work out exact verbage for the record. ° Revise Condition No. 16 to read. "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 pave ent width of 24-28 feet, but other improvahents, including curb, gutter, sidewalk, etc., may be deferred as set forth in the phasing plan." ' IM[]'lE5 - PLANNING OGC44ISSIC4 October 30, 1984 / Page 5. ° Add a new Traffic and Circulation condition to read: "The Avenue 50 frontage inprovenent may be deferred, at the Applicant's discretion, to Phase III of the project." ° Add the following to Condition M..17: "...project exclusively, except that credit shall be given for any cost in excess of $25,000." ° Revise Condition No. 23 to read: "The maximan allowable number of residential units shall be 1500 and the mav; m,m number of guest cottages shall be 80. In considering requests .....intent of this specific plan. a. The residential density is established at a gross density of 2.2 dwelling :nits per acre with a net density not to exceed 6 dwelling units per acre." ° Condition No. 24 - Applicant has noted strong objection to this condition requesting them to dedicate a 10-acre park site to the City. Planning Candssion discussed this at length and the consensus resulting was that the coalition could be eliminated. ° Revise Condition No. 26.b. to read: "Portion of the perimeter walls shall consider the use of wrought iron (or similar open fencing) to provide view fran the street into the project „ Director Stevens noted that the Applicant has objected to the 20' setback on the major highways, required as a part Of this condition, but the City has pretty firmly established that an "average" of 20 feet is what we want on the major highways and what we have required for past project approvals. After a short discussion, the Connissioh requested that Staff bring wall plans back for their review. Director Stevens stated that if we leave the language as is for this condition, Staff will care in on an informal basis to keep then infonred on these wall designs. ° The following condition on building height was offered for Comussion consideration. Director Stevens stated that if approved, it would be placed under the "Land Use" heading in the conditions of approval. "Building height shall be subject to height limitations specified in the specific plan, except that no building exceeding one story in height shall be allowed within 75 feet of any perimeter property line." Revise Condition No. 29 to read: "Fire protection shall be provided in accordance with the requireoents of the Unnifora Fire Code and La Quints Municipal Code in effect at the time of develcpt ent. a. The Applicant shall, prior to issuance of any bolding pe=dt, contribute as prepaymesht of fire mitigation fees $150,000 to assist the City in its needs for a new fire station. This contribution shall be used as a credit for fire facilities fees until these fees exceed the amount of the credit, except that individual custan residences constructed on individual custan lots shall pay a fire facility fee at time of building penmit. b. No cul-de-sacs shall..... emergency access surface. c. Provide required minim .....tine of develcprent." After sore discussion regarding this condition, Director Stevens stated he would work on it further to clarify the fees. 1. Oamnissionner Goetcheus made the following two motions regarding the items of agenda: Motion based upon findings contained in the Staff Report, to recommend to the City Council approval of Change of Zone Case No. 84-014, as revisal, changing zoning fran R-2-3000, R-2-4800, R-2-9000, C-P-S, W-2, R-5 and W-1 to R-2, in MINUTES - PLANNING CCMMISSION October 30, 1984 / Page 6. accordance with attached Ddiibit entitled, "Staff Pecamiehded Zoning% Motion to adapt the Resolution, subject to the modifications requested by Staff and discussed in the consensus discussion and incorporating the findings that are in the Resolutim, and certifying the Addendum to the Env d onmental Inpact Report. Caumi.ssioner Walling seconded both motions. Unanimously approved with Commission r Klimkiewicz opposing. 4, CONSENT CAIENDAR A. Moved by Ommmissioner Goetcheus, seconded by Chairman Thornburgh to approve the minutes of the regular meeting of September 11, 1984. 1. the minutes of the regular meeting of September 11, 1984, were approved as submitted. Unanimusly Adapted. B. Moved by Conmissimer Goetc3heus, seconded by Chairan Thornburgh to approve the m utes of the regular meeting of October 9, 1984. A. The minutes of the regular meeting of October 9, 1984, were approved as submitted. Unanimously Adopted. 5. BUSrUSS There being no further items of agenda to come before the Planning Commission, Chairman 'Thornburgh called for a notion to adjourn. Commissioner Klimkieaicz made a motion to adjourn to the next regular meeting of November 13, 1984, at 7:00 p.m., in La Qunhta City Hall, 78-105 Calls Estado, La Quints, California. Commissioner Walling seconded. Unanimously Adopted. The regular meeting of the Planning Commission of the City of La Qninta, California, was adjourned at 9:40 p.m., October 30, 1984, at the La Quinta City Hall, 78-105 Calle Estado, Ia Quinta, California. CITY O® QUINTA PIANNING CM4ISSICN - CITY OF IA QUINIA A Regular Meeting Held at the la Quinta City Hall, 78-105 Calls Estado, la Quints, California November 13, 1984 7:00 p.m. 1. CATT To ORDER A. Chairman Thornburgh called the Planning Camdasion meeting to order at 7:00 p.m. He then called upon Cameassioner iCimKiewicz to lead the flag salute. 2. ROLL CALL A. Cbairman Thornburgh requested the roll call. The Secretary called the roll: Present: comdssioners Goetcheus, K12MKiewicz, walling and Chairman Thornburgh Absent: None ALso present were C=,b ty Development Director Lawrence L. Stevens, Principal Planner Sandra L. Horner and Secretary Donna M. Velotta. 3. HEARINGS A Chairman Thornburgh introduced the first public hearing as Tentative Tract Map No. 18765, Revised No. 1, a request to approve a revision of a previously approved tentative tract reducing the dwellirgs from 108 to 72 units on 19.1 total acres; Landmark Iand Company, APPlroant. He called for the staff report. 1. Principal Planner Bonner explained that the Applicant was Proposing this revision to the tentative tract map to reduce the number of units from 108 to 72 and in their Place they are adding to the comber of tennis courts. This tract was originally approved by the City Council in November of 1982 and this first phase (23 umuts) has been constructed and intend to begin construction on the remaining g two Phases at the beginning of 1985. in addition to reducing the amber of units and adding additional tennis courts, the Applicant has changed their building designs from all single and duplex structures to single, duplex, tri- plex and fourplex structures. Also, to change the driveway locations and designs to acmmodate the change in building locations. Principal Planner Bonner noted that a couple of Points were brought out at the study session. First, were the improvements to Avenida Cbregon. Staff is recomending, on the basis that this street serves not only this subdivision and the tennis club, but also the adjoining hotel which will be expanoed to the west. In addition, this is the entrance to Santa Rosa Cove. Secondly, the Applicant was concerned with Condition No. 12 which requires, Prior to issuance of a buildup permit, the Applicant to provide written clearance from IID stating, in fact, that he had electrical power. Tan Hill of IID called the City this date stating that he would issue such a letter. However, staff is still zecamendi g that this condition be included on the basis that we have required it for all the tracts since Duna La Quints, when the issue was brought up shout the substation. Staff feels for equity and since it will be no problem for the Applicant that this condition remain. Principal plainer Bonner continued stating that Staff did go out and look at Avenida Obregcn and in light of what improvements are in the area, we feel that the street could be reduced to 24 feet, which is the miniv m width allowed by the Fire Department. Also, in talking to the City Engineer this date, Staff still recamiends that curb and gutter be a required condition, particularly since Obregen leads into Santa Rosa Cove which has curb and gutter. There was some question whether to require rolled curb or straight face curb and the City Engineer recawwnded that We just request curb and gutter, and after he sees the hyarology report, then the design of the curb can be determined, Therefore, staff is requesting that the Commission consider revising Condition No. 7.a. c angvg the width from 32 to 24 feet and requesting that the street be marked for no parking to guarantee a fire lane. OiL MINUTES - PLANNING WITIISSION Novenher 13, 1984 Page 2. Therefore, Staff is remmending that the Planning Cammission approve the revised map in accordance with the findings in the Staff Report and subject to the conditions. After a short discussion, Chairman Thornburgh called upon the Applicant for his presentation. Andy Vossler, "ndnm-k land Company, P. 0. Box 1000, Ia Quints, spoke in behalf of the Applicant. He stated that there are only two conditions that he wished to address. First, Condition No. 7.a. relating to Avenida Cbregon. The Applicant feels that reducing Cbregon to a 24-foot width would be a fair condition. Secondly, Coalition No. 12 - to bring the Camussion up to date where the Applicant stands with Imperial Irrigation District - the Applicant is continuing to work with IID to try to solve the substation site needs in the vicinity of Avenue 51 and Jefferson Street. The Applicant has been dealing with IID on a weekly basis, but are still not to the point of a written agreement, however progress is being made. Mr. Vossler stated that the Applicant still feels that the electric situa- tion was dealt with when the map was approved two years ago and their preference would be that this condition should be eliminated. Chairman Thornburgh then opened the hearing for public comment. There being none, he closed the public hearing. There was a brief discussion regarding Avenida Cbregon and Inperial Irrigation District. Chairman Thornburgh then called for a motion. 2. Cbmiasianer Ooetcheus made a motion based upon the findings in the Staff Report and subject to the conditions, as revised, to approve Tmentative Tract Map No. 18765, Revised No. 1. Cmnissioner Waking seconded the motion. Unanimously adopted- B. Chairman Thornburgh introduced the next hearing item as a Public Use Permit No. 84-002, a request by Desert Sands Unified School District to construct three schools on a 43± acre site. He called for the Staff Report. 1. Commuuty Development Director Lawrence L. Stevens advised that the school site is at the northwest corner of Avenue 50 and the Adams Street alignment. The R-2 and 3-5 would be the first schools built. In the future, a 6-8 school would be constructed. We have structured this public use permit as a master concept plan approval. It should be noted that we are dealing with a separate governeent entity that has its awn operating authorities and that, to same extent, restricts the City's zoning authority over how they might develop the site and also over any coditims we might impose. However, in corking with the District, they have indicated that they wish to work with us to provide the type of environment that the City wants. As a point of infoenatice, the City does not issue a building permit for a school her does it do the plan deck. This is all done through the State agencies. Director Stevens noted that the conditions the City has inpDsed speak for themselves and there are no major issues raised by then nor any objections indicated to Staff by the District in the meetings that we have had with them. One of the issues addressed in the conditions is related to trying to create a streetscape in terms of the type of fencing, landscaping and walkways that would be con- sistent with the types of frontage appearances we are creating on surrounding residential projects. Staff is recammenoirg approval of Public Use Peanut No. 84-002 based on the conditions and findings in the Staff Report and would also recauend that your motion specifically indicate that the project is in conformance with the general plan since that is a specific requira- ment of the government code. Director Stevens advised the commission that there is one condition that was omitted from the Staff Report and that is that we need a road vacation for the re aini g half -street of Adams in the event that Adams does not go through. 0 MINUTES - PIANNING COMMISSION November 13, 1984 Page 3. Discussion amng the Commission and Staff addressed bicycle paths fron the Cove area of town to the school site. Chairnen Thornburgh then called upon the Applicant for his presentation. Richard Beck, Facilities Planner for the Desert Sands Unified School District, 82-138 Sierra, Inodo, CA, spoke as representative for the Applicant. Mr. Beck reiterated what Director Stevens had said earlier with regard to working together to get the best Plan possible for the City. He also thanked T__s__k Iaho Cmq)any for their help and informa- tion about the school site and other potential sites. In addressing the conditions, W. Beck advised the Obunnnission that they are reommesdations and that there may be acre that the District cannot emply with due to State restrictions on where the money can be put. He advised everyone that the Superintendent of the Desert Sands Unified School District has written a letter to the la Quints City LoUnncil regarUing the Adam Street situation and also the potential park dedication. In short, Adams Street being extended would not benefit this project and the additional 10-acre park would be of benefit as an extension of the recreational area already planned for the school. There was discussion among the Commission and the Applicant regarding the finding of the Project, the expected time schedule for begimuing of construction to opening (possibly in January 1987). Chairnann Thornburgh opened the bearing to public cement. there being none, he closed the hearing. 2. omutissioner Nlimkiewicz mane a motion to approve Public Use Penmi.t No. 84-002 based on the fact that it is in conformance with the City's General Plan, and based can the findings in the Staff Report, and subject to the conditions of approval, as muenlecd. Camussioner Coetcheus seconded the notion. Unanimously adopted. 4. CCNSENI CALFMM A. The minutes of the special meeting of October 30, 1984, were not available for approval. 5. BUSINESS A. Qnairnan 'Thornburgh introduced the first 'tan of business as an extension of time request for Tentative Tract Nap No. 18765, a request for approval Of a year extension of time in which to file the final map; Ianahirk Tard Cmjp y, Applicant. He called for the Staff Report, 1. Principal Planner Bonner explained that the Applicant is requesting the first one-year extension of time in which to record the final map for this tentative tract for the La Quints Hotel Tennis Club Villas. This develodnent was approved by the Ia Quints, City Council on November 2, 1982. Although the expiration date was Novmber 2, 1984, this request was received by Staff prior to this date, therefore the extension of time would make the new, expiration date November 2, 1985. Staff is recarmending that the Planning Commission recarcrend approval of this one-year extension to the City Council based on the findings in the Staff Report. 2. Candssioner Nailing made a notion to recommend approval to the City Council of this reguest for a one-year extension of time in which to file the final map for Tentative Tract Map No. 19765 to Novenber 2, 1985. Cmmissim Goetcheus seconded the motion. Unanimously adopted. B. c7nairmann Thornburgh introduced the next item of business as a General Plan Consistency Review of proposed projects by the Coachella Valley Water District. He then called for the report from staff. H MINUTES - PIAMDC CUOUSSIDN November 13, 1984 Page 4. 1. Principal Planner Bonner explained that in accordance with the requiramrrts of Section 65401 of the Government code, Coachella Valley Water District has advised the City of three projects proposed for construction in the fiscal year 1984-1985, They are as follows: " An elevated rater storage facility to be located on the hillside due west of the downtown area and near Southern California Water Company's existing storage facility. • Phase one of the 30" water transmission main eastward extending from the above mentioned water storage facility along Calle Tanpico to Washington Street. ° Phase two of the La Qiinta Stormater Project for crostriction of the flood control channels, training dikes, retention and debris basin, and other related flood control n Prweiwats along the east, west and south sides of the Cove area. Ms. Bonner advised the Commission that the proposed projects amily with the goals of the la Qninta General Plan. Regarding the Proposed domestic water facilities, a goal of the current City General Plan is to "achieve a high quality water and sewer system Tor the Cove cammmi- ties by the year 1990% With respect to flood control, the goal is to establish stornrater and drainage facilities. In addition to complying with these goals relating to public facilities, all three projects will comply with the objectives to encourage new development within existing urbanized areas and to protect and promote the health and safety of the residents of the cammmity. Bassi on the findings in the Staff Report, the COWUbIty Development Departrrent recamends that the Planning Commission determine that the projects proposed by Coachella Valley Water District are consistent with the goals and policies of the La Qnnta General Plan. After a short discussion, Chairman Thornburgh called for a motion. 2. Commissioner Walling made a motion determining that the three Projects proposed by the Coachella Valley Water District are consistent with the goals and policies of the La Qiinta Crseral Plan based on the findings in the Staff Report. Commissioner Goetcheus seconded the motion. Unanimously adopted. C. Chain__ Thornburgh introduced the next item of business as Plot Plan No. 84-073, a request to construct a single-family deelling along the west side of Avenida Navarro, 100' north of Calls (hihuahua; Michael Head, Applicant. He called for the Staff Report. 1. Principal Planner Homier advised that the floor plan, height and siting of the house emply with the R-1-+ Zoning requirenents and the City's adopted minim standards for single-family houses. The design of the house is Very similar to the existing houses along the black. This will be the only house with asphalt shingle roofing; b,W vsr, this should be compatible with the existing housing. Terefore, Staff is recommending that the Planning C:mmissimb approve this request. Ms. Bomber further advised that it is now a standard condition of approval that all Applicants of single-family housing shall Pay a school mitigation fee as determined by the Desert Sands School District in accordance with the school mitigation agreement as approved by the City Council and in effect at the time of issuance of a building pernnit. Ms. Bomber stated that the Applicant has changed his plans with regard to roofing materials from the asphalt shingle to concrete tile. After a short discussion, cha;nTMa^ Thornburgh called for a motion. KNUTES - PLANNING CC MISSION Novaroer 13, 1984 Page 5. 2. Comdssioer Klimkiewicz made a motion based upon the findings in Staff Report to approve Plot Plan No. 84-073 in accordance with Exhibits A, B and C and subject to the attached conditions. Commissioner Cnetcheus seconded the notion. Unannmusly adopted. Chai.nen 7laornburgri advised that the next three single-family houses are of the same design and are being constructed by the same Applicant, therefore they would be reviewed concurrently as follows: D. Plot Plan No. 84-075, a request to construct a single-family dwelling along the east side of Avenida Madero, 100' north of Calle Tenecula; Rick Johnson Construction, Applicant. E. Plot Plan No. 84-076, a request to construct a single-family dwelling along the rest side of Avenida Ramirez, 250' south of Calle Monterey; Ruck Johnson Construction, Applicant. F. Plot Plan No. 84-077, a request to construct a single-family dwelling along the east side of Avenida Martinez, 250' south of Calle Monterey; Rick Johnson Construction, Applicant. He then called for the report from Staff. 1. Principal Planner Bonner stated that all three houses are consistent with City standards as far as munvmmm mom size, height and siting. Plot Plan No. 84-076 is the Only one that will be situated adjacent to a house that the Applicant has built in the past, so we have requested that sore modifications be made to the exterior design so there will be sate variation. Ms. Bonner informed the Commission that Condition No. 8 needs to be revised as follows: "8. The driveway shall be surfaced with concrete and have asphaltic concrete correcting paveent (a 2" x 4" header) to the existing street pavement." 'this condition should be so reflected for all three of the proposed dwellings. Staff is recamending that the Planning Commission approve Plot Plan No. 84-075, Plot Plan No. 84-076 and Plot Plan 84-077 based on the findings in the Staff Report and subject to the approved conditions, as auresded. c11=innan Thornburgh called for a motion. 2. Co sicher Ooetceus made a motion based upon the findings in the Staff Reports to approve Plot Plan No. 84-075, Plot Plan No. 84-076, and Plot Plan No. 84-077 in accordance with Exhibits A, B and C and subject to the attached conditions, as amended. Commissioner Falling seconded the motion. Unanimously adopted. G. Chairman Thornburgh introduced the next item of business as Plot Plan No. 84-078, a request to construct a single-family dwelling along the west side of Avenida Madero, 160' south of Calle Madrid; Torn Baker, Applicant. He called for the Staff Report. 1. Principal Planner Boner stated that this Applicant has received one prior approval and that house is located directly On the next lot. Therefore, Mr. Bakes has made exterior modifications to provide variety. The Applicant has not "flipped" the house plan because the main yard area is on the side of the house. By keeping the same site plan, the patios keep their southerly exposure and also rempin Private. Based upon the findings in the Staff Report, the Conrunity Developmsht Department reccmnends that the Planning Commission approve this request. ® Nnui S - PIA1d4ING CONUSSICN November 13, 1984 Page 6. Ms. Bonner noted that Condition No. 8 needs to be revised to show the 2" x 4" header. 2. Chairman 'Thornburgh made a motion to approve Plot Plan No. 84-078 based on the findings in the Staff Report in accordance with Exhibits A, B and C and subject to the attached conditions, as amended. Comass: Klinkiewicz seconded the motion. Unanimously adopted. H. Cbainman Thornburgh introduced the next item of business as Plot Plan No. 84-079, a request to construct a single-family dwelling along the west side of Eisenhower Drive, 50' south of Calls Monterey; Frank Roberts, Applicant. He called for the Staff Report. 1. Principal Planner Bonner advised that the Applicant has received one prior approval. The previous house is approximately one block away and has the sane floor plan as this dwelling. This house is in three sections with the two sides being modular and moved onto the site with the center, or living rornu area, site built. The floor plan is consistent with our standards, In this particular area, these is a very wide variety of house designs. Therefore, while sale variety is desirable, this vmediate area has such a wide range of styles that the proposed flat roof should be changed to maintain a theme or design consistency which is similar to the existing. By doing this, sore design cohesiveness is given to this neighborhood. Therefore, Staff recanrenus that the roof design be changed to a peaked roof. Based upon the findings in the Staff Report, the Co uhItY Development Department recamends approval of this request. 2. After a short discussion period, ChairMan 'Thornburgh node a motion to approve Plot Plan No. 84-079 based on the findings in the staff Report in accordance with Exhibits A, B and C and sub3ect to the attached conditions. C m ssiosw Goetcheus seeded the motion. Unanvnously adopted. I. Chairnon Thornburgh introduced the next item of business as Plot Plan No. 84-081, a request to construct a single-family dwelling along the west side of Eisenhower Drive, 20U- south of Calls Hidalgo; Desert Design and Development, Applicant. He then called for the Staff Report. 1. Principal Planner Bonier advised the Camuission that this is the first request by this Applicant. The Applicant has stated that this is a "Moroccan" style with stucco siding, a flat roof with min m two -foot eaves. The eaves will be wrapped and stuccoed to match the siding. As part of the plan, a swimning pool will be installed 1n the front yard and will be enclosed within a six -foot -high masonry wall stuccoed to match the house. What the Applicant nos done is move the entire house back to the 10-font rear setback line to have the space in front for the pool. She noted that Condition No. 11 should be deleted as a notation "Not to Scale" was noted on the plans and was overlooked. The Applicant has also agreed to charge the driveway from AC pavarent to concrete. staff is recamerding that Plot Plan No. 84-081 be approved. After a short discussion, Chaim Thornburgh called for a notion. 2. conussloner Costcheus made a motion to approve Plot Plan No. 84-081 based on the findings in the Staff Report in accordance with Exhibits A, B and C and subject to the attached conditions, as amended. Chairman Thornburgh seconded the motion. Unanimously adopted. J. Chairman Thornburgh introduced the last item of business as Plot Plan No. 84-083, a request to construct a single-family dwelling along the south side of Calls Monterey, 601 west of Avenida Madero; Stuart Abod, Applicant. He called for the Staff Report. MINUTES - PLANNING CCMMISSION November 13, 1984 Page 7. 1. Principal Planner Bonner stated that this is another house with a different design. The Applicant has combined flat roofs with slant roofs and has made a really interesting looking house. It does not look boxy and because of the building style and the intention of the Wilder to maintain clean lines without the side overhangs, Staff recommends that this roof style be determined to be consistent with the intent of the city's standards. Staff is requesting that the Planning commission approve this request with the orange to Condition No. 8 requiring the 2" x 4" header. After a brief discussion, Chairman Thornburgh called for a motion. 2. cc missianer Klimkiewicz made a motion to approve Plot Plan No. 84-083 based on the findings in the Staff Import in accordance with Exhibits A, B and C and subject to the concUtions of approval, as amended. cb m issnoner Goetcheus seconded the notion. Unanimously adopted. 6. OTHER A. chairman Thornburgh introduced this item as a review of revised site plan for Tentative Tract Map No. 20016, Amended No. 1. He called for the Staff Peport. 1. Principal Planner explained that a condition of approval on Tentative Tract Map No. 20016, Amended No. 1 (Psamas Associates), was that the site plan be reviewed and approved by the Planning Commission for compliance with the following performance standards: ° MvnM n distance between rears of buildings shall be 40 feet. ° Minimum distance between sides of buildings shall be 10 feet. e man,m,m setback from interior properly lines shall be 20 feet. o minnn,m distance between the side of one building and the rear of an abutting building shall be 15 feet. Ms. Bonner stated that Staff has reviewed the revised site plan with respect to the above mentioned requirements and has determined that the plan complies with the setback requirements. 'therefore, Staff recommends that the Planning Commission approve the site plan for this tentative tract. After a brief discussion, Chairman Thornburgh called for a motion. 2. Cammissicnsr Walling made a notion to approve the site plan for Tentative Tract Map No. 20016, Amended No. 1, as revised. Chairman Tornburgh seconded the notion. Unanimously adopted. 7. ADJOLMOENT There being no further items of agenda to cone 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 December 11, 1984, at 7:00 p.m., in La Quinta City Hall, 78-105 Calls Estado la Quinta, California. Chairman Thornburgh seconded the motion. Unanimously adopted. The regular meeting of the Planning Commission of the City of La Quintal California, was adjourned at 9:05 p.m., November 13, 1984, at the La Quinta City Hall, 78-105 Calls Pstado, la Quinta, California. RE: ITEM NO. A - DATE n PLANNING COMMISSION MEETINNG ��,a, �, i /-/-D '? / MOTION BY: GOETCHEU WAj ING KLIMKIEWICZ SECOND BY: GOETCHEUS 4i.LLING KLIMKIEWICZ DISCUSSION: �� MORAN THORNBURGH LORAN THORNBURGH ROLL CALL VOTE: COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS -- - KLIMKIEWICZ - MORAN - WALLING - THORNBURG3 - UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Menbers of the Planning Commission From: Community Develognent Department Date: Dec-eanber 11, 1984 Subject: PU)T PLAN No. 84-086 Location: West Side of San Vicente, 315' South of Eisenhower Drive Applicant: Joseph Foster Request: Approval to construct a single-family house intended for Applicant's residence. 1. General Plan: Low Density Residential (3 - 5 dwellings/acre). 2. Zoning: R-l* (one Family Dwellings, 1200 Square Foot Minimum Dwelling Size). 3. Existing Conditions: The approximately 12,000 square foot lot is located within the subdivided La Quinta Golf Estates No. 1 area on San Vicente Street, south of Eisenhower Drive. The surrounding area has scattered development with the majority of the hares generally having more than 2000 square feet of living area, with stucco or plaster siding and red tile roofs. Tine house adjacent to the south has a wood shake roof. The majority of the hares have a similar appearance to the house proposed by the Applicant. 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 house is intended for the Applicant's residence. The structure will have 2360 square feet of gross living area with three bedrooms, 2'h baths and an attached double -car garage with connecting pedestrian door into the house. The building will have stucco siding painted gray and brown concrete roof tile. Overall height is approximately 17 feet. Roof overhangs will be three feet. The building will have a 20-foot front setback, 8-" foot sideyard setbacks and a 35-foot rear yard setback. STAFF CONMENTS AND ANALYSIS The floor plan, height and siting of the house comply with the R-l* Zoning requirements and the City's adopted minimun standards for single-family houses. STAFF REPORT - PIANNING CU4IISSICN December 11, 1984 Page 2. Regarding the compatibility of the house's design with surrounding development, the overall design and materials will be cmipatible with the existing homes in the area. The home's size and bulk are also consistent with area development. 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 ccnpatible with area development. 3. The project will not have a significant adverse impact on the environment. V` 4 'S 0.11I04 1g Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 84-086 in accordance with Exhibits A, B and C and subject to the attached conditions. r7 y�3�cf�7:l•E � L. G0 Sandra Ho Principal Planner Atchs: Conditions Exhibits A, B & C APPROVED BY: Lawrence L. Stevens, AICP Ca[m[unity Development Director E THIS APPROVAL IS SUBJECT TO THE F DKTING 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. 84-086, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall became null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contemplated by this approval which is begun with the two-year period and is thereafter diligently pursued to completion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside County Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Code as adopted by the City of La Quinta. 5. Prior to the issuance of a Certificate of Occupancy, the Applicant shall 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, or screened entirely by the roof structure. 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 (a 2" x 4" header) 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 ° Co nmunity Development Department, Planning Division ° Desert Sands Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agree- ment as approved by the City Council and in effect at the time of issuance of a building permit. ITEM NO. F� DATE PLANNING COMMISSION MEETING RE: MOTION BY:, GOETCHEU WALT,ING KLIMKIEWICZ MORAN SECOND BY: GOETCHEUS ViAlLING IMKIEWICZ M`1RAN DISCUSSION: ROLL CALL VOTE: THORNBURGH THORNBURGH COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS - fMIMKMlICZ - MJRAN - VUII L SING - THORNBURGH - UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA O.UINTA To: The Honorable Chairman and Members of the Planning Commission From: Community Development Department Date: December 11, 1984 Subject: PLCT PLAN NO. 84-087 Location: Southeast Corner of Avenida Carranza and Calle Sonora Applicant: Mr. & Mrs. Joseph Carpini Request: Approval to Construct a Single -Family House Intended for Applicant's Residence 1. General Plan: Low Density Residential (3-5 dwellings/acre). 2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200 Square Foot Minintun Dwelling Size). 3. Existing Conditions: The 50' x 100' lot is located within the subdivided Cove area at the southeast corner of Avenida Carranza and Calle Sonora. The houses in the vicinity are the typical California style which is predominant in the Cove area. All the houses have stucco siding, with the roofing material varying between gravel, asphalt shingle and concrete tile. 4. Environmental Assessment: The project is categorically exempt fran the require- ments of the California Environmantal Quality Act (CEQA)-and a Notice of Exemption will be filed with the County Recorder. 5. Description of Request: The Applicant will be constructing this house for his private residence. This same house design was built by the Applicant's parents at the corner of Avenida Diaz and Calle Sinaloa. The house has approximately 1290 gross square feet of livable area, with three bedrooms, two baths, and a detached double -car garage with covered walkway to the front door. As noted on the correction sheet submitted by the Applicant, the wall adjacent to bedroom number three will be extended outwards five (5) feet, with the added space to be divided between the two bedrooms and bathroom to bring the floor plan into compliance with the City's minimum bedroom size requirement. The wall of the dining roan will be extended out one foot to increase the floor area. The overall height of the structure is approximately 16' feet. The exterior walls will have textured stucco and the roof will be covered with tile. Portions of the roof have no eaves. STAFF REPORT - PLANNING CCMISSION Decenber 11, 1984 Page 2. STAFF COMMENTS AND ANALYSIS The height, size and setbacks of the house ocaplies with the R-1*++ zoning require- ments. The siting is also consistent with the Planning Commission's stated policy that houses on corner lots shall face on the north -south streets rather than the side street to allow for adequate space to park in the driveway without extending into the right-of-way. Regarding the floor plan, the extension of the wall adjacent to bedroom number three will allow for the expansion of the two bedrooms to comply with the minirmn 10-foot interior clear dimensions requirement. The change of the carport to a garage will bring this structure into compliance, provided that a pedestrian door and a covered walkway is provided fran the garage to the front door. Concerning the exterior appearance, the house is designed so that there are no southerly facing window=_,, thereby reducing cooling costs of the building. The general design and proposed roof and siding materials are campatible with existing houses in the area. The house's size and bulk are oamparable to the other hares in the area. 1 ill h 1. M-ien constructed in accordance with the conditions of approval, the house will be consistent: with the requirements of the R-1 Zone and the goals and objectives of the La Q unta General Plan. 2. The building design is compatible with the area development. 3. The project will not have a significant adverse impact on the envi.rormlent. STAFF RECOMMENIDATION Based upon the above findings, the Cammnunity Development Department recommends approval of Plot Plan No. 84-087 in accordance with Exhibits A, B and C and subject to the attached conditions. r •mil• � • 7i1 v� Sandra L. Bonne Principal Planner :51:. Atch: Conditions Wt its A, B and C Lawrence L. Stevens, AICP Community Development Director 0 THIS APPROVAL IS SLMJBCP TD THE FMWWIM CONDITIMS: 1. The development of the site shall be in confamonce with the Exhibits A, B and C contained in the file for Plot Plan No. 84-0870 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 beam mill and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, contetplated by this approval which is begin with the two-year period and is thereafter diligently pursued to ompleticn. 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, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. B. 4he driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. 1he Applicant shall obtain clearances aid/or permits from the following agencies prior to submitting these plans to the Building Deparment for plan check: " Riverside County Health Department • City Fire Marshal • Mmunity Development Department, Planning Division • Desert Sands Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agree- ment as approved by the City Council and in effect at the time of issuance of a building permit. 11. All roof eaves shall be a mininnnn depth of 18 inches. 12. All bedroans shall have miniminn 10-foot interior clear dimensions. 13. A pedestrian door shall be provided along the east side of the garage, with a connecting covered walkway between the garage and the front door. ITEM NO. DATE 1,2 �T 9 PrL,ANNING COMMMISSION MEETING RE: f �. — �9 V- MOTION BY: GOETCHEUS NF"'ING KLIMKIEWICZ MORAN THORNBURGH SECOND BY: GOETCHEUSCWAId.ING KLIMKIEWICZ MORAN THORNBURGH DISCUSSION: ROLL CALL VOTE: COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS — KLIMKIEWICZ — MORAN — W7ALLING — THORNBURG3 — UNANIMOUSLY ADOPTED: YES NO MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Members of the Planning Commission From: Commmity Development Department Date: December 11, 1984 Subject: PLOT PLAN No. 84-089 Location: West Side of Avenida Diaz, 100' South of Calle Colima Applicant: Brian Monroe 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 Duelling Size). 3. Existing G:>nditions: The 50' x 100' lot is located within the subdivided Cove area on Avenida Diaz, south of Calle Colima. The surrounding area has a variety of housing styles and roof types. The majority of the homes have an appearance similar to the house proposed by the Applicant. 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 Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intends to sell. This application is one of the 10 such requests with the same house design submitted concurrently by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are complete; two are in escrow and one has closed escrow. The house is adjacent to the north of Plot Plan No. 84-090, which is a house of the same design, also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensions exceeding the 10-foot minummn required, 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 4 and 12 pitch roof. The overhangs are 24-inches wide. The overall height of the building is approxi- mately 16; feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. STAFF REPORT - PLANNING CCMKISSION December 11, 1984 Page 2. STAFF COMMENTS AND ANALYSIS The Applicant, who owns approximately 25 residential lots in the Cove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs through economics of scale. Construction will occur like in a small subdivision, where the subcontractors move from one house onto the next after completion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first hone. The estimated construction time is 60 to 90 days per house. The Applicant has hired Rick Johnson as contractor for these homes. As proof that he has no vested financial interest in any of the proposed homes, Rick Johnson has sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the previous plot plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Regarding Multiple Plot Plan Requests As adopted by the City Oouncil on September 21, 1982, the statesd requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no vacant hones for sale in La Quinta at the time of application." Adoption of this requirement was the result of two problems which arose in La Quinta during the past years. First, during the period of high interest rates there were a substantial number of vacant homes which were unsold or in foreclosure. Secondly, a large number of houses ruined unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition which adversely affected both the property values and the City's image. Therefore, this requirement was adopted as a way to avoid this situation from occurring again. Since this is the first time that a developer has submitted concurrently: four or more applications for houses which have not been presold, the Planning Commission mist interpret the intent of the requirement. As staff interprets the section, the limitation is intended to minimize the number of unsold hones under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred in 1979. On the basis of this inter- pretation, staff recommends that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at any one time. As the houses are presold, then construction may begun on the remaining homes. STAFF REPORT - PLANNING CQ"A'LMISSION December 11, 1984 Page 3. House Design Staff has a concern about the Applicant's use of a single house design for all 10 applications, especially since nine of the requests are grouped on adjacent lots in four locations. Since this sane design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recanmends that the roof design also be varied in conjunction with the other above mentioned changes. This would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to him. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the city's adopted minimum standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are cammpatible with the majority of the hares in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the hares in the area are constructed on one lot. Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. FIMINGS 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. STAFF RECOMMATION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 84-089 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: Sandra L. Bonner Principal Planner BY 7Z7 /'la- Lawrence L. Stevens, A1CP Community Development Director Atchs: Conditions Exhibits A, B and C ANk 0 THIS APPROVAL. IS SlIDmWT 70 THE MaDWING OCNDITICNS: 1. The developmait of the site shall be in oonformanoe with the EXhibits Al B and c contained in the file for Plot Plan No. 84-U89, unless otherwise amended by the following conditions. 2. The approved Plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including oonte:plated by this approval which is begun with the two-year perriod and is thereafter diligently pursued to ompletion. 3. Water and sewage disposal facilities shall be installed in accordance with the requirerents of the Riverside 0ounty Health Departrent. 4. Fire protection shall be provided in accordance with the standards of the [Inform Fire Code as adopted by the City of ra painta. 5. Prior to the issuance of a building peumit, the developer shall submit and have approved, a detailed landscape Plan for the front yard shading 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 13) outdoor water spigots. Prior to the issuance of a Certificate of 0oc4kincy, the Applicant shall install landscaping in accordance with the approved landscape plan. An trees and plants shall be maintained in viable condition for the life of the approved use. 6. The heating and cooling mechanical ern Prant shall be ground mounted, or screened entirely by the roof structure. 7. pefuse containers and bottled gas containers shall be concealed by fencing or landscaping. 8. he driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. rn►e Applicant shall obtain clearances and/or Permits fran the following agencies prior to submitting these plans to the Building Department for plan check: ° Riverside County Health Department ° City Fire Marshal. Cmmn ty Development Department, Planning Division ° Desert Sands Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agree- ment as approved by the city Council and in effect at the time of issuance of a building Permit. 11. Prior to the issuance of a building permit for Plot Plan No. 84-089, the Applicant shall submit to the Community Developrent Department for review and approval specific information or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance from the adjacent dwellings with the same design. ICJ CCNDITICNS (Cont'd) Page 2. lX No more than five of the licant's unsold houses shall be under construction / \ at any one time. Gn E MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Menbers of the Planning Commission From: Commmity Development Department Date: December 11, 1984 Subject: PLOT PLAN NO. 84-090 Location: West Side of Avenida Diaz, 150' South of Calle Colima Applicant: Brian Monroe 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' x 100' lot is located within the subdivided Cove area on Avenida Diaz, south of Calle Colima. The surrounding area has a variety of housing styles and roof types. The majority of the hones have an appearance similar to the house proposed by the Applicant. 4. Environmental Assessment: The project is categorically exert from the require- ments of the California Environmental Quality Act (CEQA) and a Notice of E]c rpUorn will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intends to sell. This application is one of the 10 such requests with the same house design submitted concurrently by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are complete; two are in escrow and one has closed escrow. The house is adjacent to the south of Plot Plan No. 84-089, which is a house of the same design, also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensions exceeding the 10-foot minimum required, 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 4 and 12 pitch roof. The overhangs are 24-inches wide. the overall height of the building is approxi- mately 16'h feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. STAFF REPORT - PIAmim CCMdISSICN December 11, 1984 Page 2. STAY' COMMENTS AND ANALYSIS Background The Applicant, who awns approximately 25 residential lots in the Cove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs through economics of scale. Construction will occur like In a small subdivision, where the subcontractors move from one house onto the next after completion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth ham will begin trio weeks after the first home. The estimated construction time is 60 to 9U days per house. The Applicant has hired Rick Johnson as contractor for these hares. As proof that he has no vested financial interest in any of the proposed hares, Rick Johnson has Sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the previous plot plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Regarding Multiple Plot Plan Requests As adopted by the City Cmmcil on September 21, 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zane is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no vacant hares for sale in la Quinta at the time of application." Adoption of this requirement was the result of two problems ut h arose in la Quinta during the past years. First, during the period of high interest rates there were a substantial number of vacant homes which were unsold or in foreclosure. Secondly, a large number of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition which adversely affected both the property values and the City's image. Therefore, this requirement was adopted as a way to avoid this situation from occurring again. Since this is the first time that a developer has submitted concurrently, four or more applications for houses which have not been presold, the Planning Commission must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to minimize the number of unsold homes under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred in 1979. on the basis of this inter- pretation, staff recammends that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at any ape time. As the houses are presold, then construction may begun on the remaining homes. STAFF REPORT - PLANNING CQ+AIISSION December 11, 1984 Page 3. P-6177-FE Staff has a concern about the Applicant's use of a single house design for all 10 applications, especially since nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recommends that the roof design also be varied in conjunction with the other above mentioned changes. Uris would serve to vary the appearance without causing an undue financial burden can the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to him. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the City's adopted miniman standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the homes in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed can one lot. Zherefore, the Applicant's proposal to construct the house can a single lot should be compatible with the area development. 1 TII Iy 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 ccngatible with area develq=ent. 3. The project will not have a significant adverse impact on the environment. STAFF R�ION Based upon the above findings, the Ccmammity Development Department recommends approval of Plot Plan No.84-090 in accordance with Exhibits A, B and C and subject to the attached conditieans. PREPARID BY: /� 2�� Sandra L. Bof Principal Planner BY": •-L. Stevens, A1CP Q3UMjtIZ Develoment Atchs: Conditions Exhibits A, B and C THIS APPROVAL IS SUB3BLT TO THE iCLI OWD G CONDITIONS: 1. The development of the site stall be in confarmarce with the tbddbits A, 8 and C oantained in the file for Plot Plan ND. 84-090, unless otherwise ancuende I by the following conditions. 2. The approved plot plan stall be used within two years of the approval date; otherwise, it shall become mill and void and of no effect whatsoever. By "use" is leant the beginning of substantial constructions, not including grading, contemplated by this approval which is begun with the two-year period and is thereafter diligently pursued to omppletion. 3. Water and sewage disposal facilities stall be installed in accordance with the requirements of the Riverside Ownty Health Deparhaent. 4. Fire protection stall be provided in accordance with the ste dards of the Uniform Fire Oode as adapted by the City of la Qninta. 5. Prior to the issuance of a building permit, the developer stall submit and lave approved, a detailed landscape plan for the front yard stowing 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 irrigatian system and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Oertificate of Oecu;=Lcy, the Applicant stall install landscaping in accordance with the approved landscape plan. All trees and plants stall be maintained in viable oundition for the life of the approved use. 6. 7hee heating and cooling mechanical equipment stall be grand moumted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. B. The driveway stall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant stall 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 • Ommnnity Development Department, Planning Division ° Desert Sands Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert sands Unified school District in accordance with the school mitigation agree- ment as approved by the City OounciI and in effect at the time of issuance of a building permit. 11. Prior to the issuance of a building permit for Plot Plan No. 84-090, the Applicant shall submit to the Oammuiity Developrent Department for review and approval specific informatics or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance fran the adjacent dwellings with the same design. CCNDITiaas (oont'd) Page 2. 12. No irore than five of the Applicant's unsold houses shall be under oonstruction at any one time. E MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Members of the Planning Commission From: oammmuaty Development Department Date: December 11, 1984 Subject: PLdr PLAN No. 84-091 Location: West Side of Avenida Mendoza, 100' North of Calle Arroba Applicant: Brian Monroe 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 Minumnn Dwelling size). 3. Existing Conditions: The 50' x 100' lot is located within the subdivided Cove area on Avenida Mendoza, north of Calle Arroba. The surrounding area has a wide variety of housing styles and roof types. The majority of the homes have an appearance similar to the house proposed by the Applicant. 4. EnvirornmrLntal Assessment: The project is categorically exempt from the require- ments of the California Environmental Quality Act (CEQA) and a Notice of Emnption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intends to sell. This application is one of the 10 such requests with the same house design submitted concurrently by Mr. Monroe. The Applicant received approval of three houses witn this same design as proposed here in July, 1984. All three houses are camplete; two are in escrow and one has closed escrow. The site is adjacent to the north of Plot Plan No. 84-092, a house of the same design, also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensicnLs exceeding the 10-foot minimum required, two baths and an attached double -car garage with a connectuig pedestrian door into the house. The building will have sbicoo siding with asphalt shingle covering on a 4 and 12 pitch roof. 7he overhangs are 24-inches wide. 'the overall height of the building is approxi- mately 16'h feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. STAFF REPORT - PIMPING COM+IISSION Decarber 11, 1984 Page 2. STAFF COM4ENTS AND ANALYSIS Ire Applicant, who awns approximately 25 residential lots in the cove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs through economics of scale. Oonstruction will occur like in a small subdivision, where the subcontractors move from one house onto the next after completion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first home. The estimated construction time is 60 to 90 days per house. The Applicant has hired Rick Johnsen as contractor for these hares. As proof that he has no vested financial interest in arry of the proposed hones, Rick Johnson has sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the previous plot plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Pegarding Multiple Plot Plan Requests As adopted by the City Council on September 21, 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan appra4als, he must have no vacant homes for sale in Ia Quinta at the time of application." Adoption of this requirement was the result of two problems which arose in Ia Quinta during the past years. First, during the period of high interest rates there were a substantial number of vacant homes which were unsold or in foreclosure. Secondly, a large number of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition g4nich adversely affected both the property values and the City's image. Therefore, this requirement was adopted as a way to avoid this situation from occurring again. Since this is the first time that a developer has submitted concurrently, four or more applications for houses which have not been presold, the Planning Commission must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to minimize the number of unsold homes under construction which may r Train vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred in 1979. on the basis of this inter- pretation, staff recommends that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at arry one time. As the houses are presold, then construction may begin on the remaining hares. STAFF REPORT - PLANNING CCM IISSION December 11, 1984 Page 3. House Design Staff has a ceanoern about the Applicant's use of a single house design for all 10 applications, especially suave nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Jan Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing horse of the same design, built by RicK Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different winbw or door treatments, do rot make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recommends that the roof design also be varied in conjunction with the other above mentioned changes. Buis would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to him. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the City's adopted minirmm standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the hares in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. Toe house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed on one lot. 7herefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. FINDINGS 1. 'he request is consistent with the requirements of the R-1 Zone and the goals and objectives of the Ls Quinta General Plan. 2. The building design is compatible with area development. 3. one project will not have a significant adverse impact on the environment. Based upon the above findings, the Community Development Department re=mennds approval of Plot Plan No. 84-091 in accordance with Exhibits A, B and C and subject to the attached conditions. PREP �Y: Sandra L. Bormerr Principal Pimmer �. Klk-0771r JmMiZT14U" SLB:dmv Atchs: Conditions Exhibits A, B and C &'��� •,• p • I •'. • 1 • • I� 1. The development of the site shall be in conformance with the Hddbits A, B and C contained in the file for Plot Plan No. 84-091 , unless CUMVise 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 constructions not including periodand is�teer igen 1pursued tD oa pletion. the two- year 3. rater and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside oounty Health Deparboant. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire code as adapted by the City of la Quints. 5. Prior to the issuance of a building permitv 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 minina$m of two (2) . Lcr 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 Occupancq, 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 grc ud mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or l andscapiM. a. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. the Applicant shall obtain clearances and/or permits from the following agenies prior to submitting these plans to the Buildup Department for plan check: ° Riverside County Health Department ° city Fire marshal ° Community Development Department. planning Division ° Desert Sands Unified School District 10. 7he Applicant shall pay a school development fee as determined by the Desert sands unified school District in accordance with the school mitigation agree- ment a, approved by the City oo ncil and in effect at the time of issuance Of a building lding permit. 11. prior to the issuance of a building permit for Plot Plan No. 84-091, the Applicant shall sttmtit to the CmrLuuty Development Department for review and approval specific information or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance fran the adjacent dwellings with the same design. CCPMITICNS (Qont'd) Page 2. 12. No nore than five of the Applicant's unsold houses shall be under omstruction at any one time. A MEMORANDUM CITY OF LA QUINTA To: The honorable Chairman and Maduers of the Planning Commission From: Cca comity Development Department Date: Deceober 11, 1984 Subject: P1p1 PLAN NO. 84-092 Iocaticn: West Side of Avenida Mendoza, 50' North of Calle Arroba Applicant.: Brian Monroe 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' x 100' lot is located along Avenida Mendoza, north of Calle Arroba. The surrounding area has a wide variety of housing styles and roof types. The majority of the homes have an appearance similar to the house proposed by the Applicant. 4. Enviromental Assessment: The project is categorically exempt from the require- ments of the California Enn»rormiental Quality Act (CEQA) acid a Notice of Exe pum will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intends to sell. This application is one of the 10 such requests with the same house design submitted concurrently by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are omplete; two are in escrow and one has closed escrow. The site is adjacent to the south of Plot Plan No. 84-091, a house of the same design also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedroom having dimensions exceeding the 10-foot minimum, required, two baths and an attached double -car garage with a Ming pedestrian door into the house. The building will have stucco siding with asphalt shingle covering on a 4 and 12 pitch roof. The overhangs are 24-inches wide. the overall height of the building is approxi- mately 16'h feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. Ahk STAFF REPORT - PIAMNIM CCWnSSION December 11, 1984 Page 2. STW C14MM AND ANALYSIS the Applicant, who awns approximately 25 residential lots in the Cove area, is requesting approval to construct houses on 10 of these lots. 7ne reason for this request is to allow the Applicant to have lower construction costs through economics of scale. construction will occur like in a small subdivision, where the subcontractors now fran one house onto the next after completion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first home. The estimated construction time is 60 to 9U days per house. The Applicant has hired Rick Johnson as contractor for these homes. As proof that he has no vested financial interest in any of the proposed hares, Rick Johnson has sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the Previous Plot Plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Regarding Multiple Plot Plan Requests As adopted by the City Oonuicil on September 21, 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot Plan approvals, he must have no vacant hares for sale in La Quinta at the time of application." Adoption of this requirement was the result of two problems which arose in Ia Quinta during the past years. First, during the period of high interest rates there were a substantial number of vacant hares which were unsold or in foreclosure. SeoondlY, a large number of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition which adversely affected both the property values and the City's image. Therefore, this requirmmt was adopted as a way to avoid this situation from occurring again. Since this is the first time that a developer has submitted concurrently, four or more applications for houses which have not been Presold, the Planning Camussion must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to n xunize the number of unsold homes under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred in 1979. On the basis ot this inter- pretation, staff reoomoends that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at any one time. As the houses are presold, then oohstruction may begin on the remaining homes. STAFF REPORT - PLAM3NG CCMISSION December 11, 1984 Page 3. Staff has a concern about the Applicant's use of a single house design for all 10 applications, especially since nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recommends that the roof design also be varied in conjunction with the other above mentioned changes. This would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to hum. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the City's adopted mirinmnn stardards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the manes in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed can one lot. Therefore, the Applicant's proposal to constrict the house can a single lot should be compatible with the area development. 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. »• i ils u • �: Based upon the above findings, the Cmrwuty Development Department reommerds approval of Plot Plan No. 84-092 in accordance with Edubits A, B and C and subject to the attached conditions. PREPARED BY: ,,�Sandra L. Bomer Principal Planner BY - Lawrence L. Stevens, A1CP Community Development Director SLB:dmv Atchs: Conditions Exhibits A, B and C THIS APPROVAL IS SLMLI T 70 THE MIDWIM CODOMCNS: 1. The development of the site shall be in canfarmannoe with the bdnibits A, 8 and C contained in the file for Plot Plan No. 84-092 , ua ass otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; othemdee, it shall became null and void and of no effect whatsoever. By "use" is meant the beginning of smibstantial construction, not including grading, oorntaaplated by this approval %:Ruch 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 sequiranents of the Riverside sty Health Department. 4. Fire protection shall be provided in aOmrdwm with the standards of the Uniform Fire Code as adopted by the City of La Quints. 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 minim= of two (2), 15-gallon, street trees. The plan shall indicate the irrigation systeln and the location of the required three (3) outdoor water spigots. Prior to the issuance of a Certificate of oocupatxq, 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. 'nue heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. e. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits franc the following agencies prior to submitting these plans to the Building Department for plan cber-c: " Riverside County Health Departmennt " City Fire Marshal • Community Development Department, Planning Division • Desert Sands Unified School District lo. 4he Applicant shall pay a school development fee as detenoined by the Desert Sands Unified School District in accordance with the school mitigation agree- ment as approved by the City Council and in effect at the time of issuance of a building permit. 11. Prior to the issuance of a building peuait for Plot Plan No. 84-092, the Applicant shall submit to the O mmnity Development Department for review and approval specific information or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance fran the adjacent dwellings with the same design. 11 A CONDITIMS (Cont'd) Page 2. 12. No more than five of the Applicant's unsold houses shall be under construction at any one time. MEMORANDUM CITY OF LA OU1NTA To: The Honorable Chainrkan and Members of the Planning Commission mission From: amity Development Department Date: December 11, 1984 Subject: PIM PLAN No. 84-093 Location: West Side of Avenida Villa, 150' North of Calle Chillon Applicant: Brian Monroe 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' x 100' lot is located along Avenida Villa, north of calle Chillon. The surrounding area has a variety of housing styles and roof types. The majority of the homes have an appearance similar to the house proposed by the Applicant. 4. Efnvirormental Assessment: The project is categorically exempt from the require- ments of the California Environmental Quality Act (CEQA) and a Notice of ExerpUon will be filed with the County Recorder. 5. Description of Request: The Applicant., who is a developer, is requesting appal to construct single-family houses which he interns to sell. This application is one of the 10 such requests with the same house design submitted concurrently by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are complete; two are in escrow and one has closed escrow. The site is located adjacent to the north of Plot Plan No. 84-094, a house of the same design, also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrom s having dimensions exceeding the 10-foot m;n; = required, two baths and an attached double -car garage with a connecting pedestrian door into the horse. The building will have stucco siding with asphalt shingle covering on a 4 and 12 pitch roof. The overhangs are 24-inches wide. 'rime overall height of the building is appreoci- mately 16h, feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. STAFF REPORT - FLAMING CaNISSION December 11, 1984 Page 2. STAFF COMMENTS AND ANALYSIS The Applicant, who owns approximately 25 residential lots in the Cove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs through economics of scale. Oonstruction will occur like in a snail subdivision, where the subcontractors move from one house onto the next after oamgletion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first hare. The estimated construction time is 60 to 90 days per house. The Applicant has hired Rick Johnson as contractor for these hares. As proof that he has no vested financial interest in any of the proposed homes, Rick Johnson has sub- mitted both a copy of his contract with Mr. Ynnroe and a signed affidavit stating that he receives a fined fee for each house. Innerefore, the previous plot plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. Citv's Policy peaardina Multiple Plot Plan Requests As adopted by the City Council on Septenber 21, 1982, the stated requirement for the submittal of multnple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no vacant hares for sale in La Quinta at the time of application." Adoption of this requirement was the result of two problems which arose in La Quinta during the past years. First, during the period of high interest rates there were a substantial number Of vacant homes which were unsold Or in foreclosure. Secondlys a large number of houses remained unfinished due to contractors losing financing Or being unable to find buyers. Both situations lead to a blighted condition which adversely affected both the property values and the City's image. 7.herefore, this requirement was adopted as a way to awed this situation fran occurring again. Since this is the first tine that a developer has submitted concurrently, four or more applications for houses which have not been presold, the Planning C manissicn must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to tnimi=e the number Of unsold hares under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred in 1979. On the basis of this inter- pretation, staff recacumeunds that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at any one time. As the houses are presold, then construction may begin on the remaining hares. STAFF REPORT - PLAMING CCM IISSION December 11, 1984 Page 3. Staff has a concern about the Applicant's use of a single house design for all 10 applications, especially since nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different windaa or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recommends that the roof design also be varied in conjunction with the other above mentioned changes. Zhis would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to him. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the City's adopted minnLun standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the homes in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed on one lot. Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. 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 campatible with area develOPmment. 3. The project will not have a significant adverse impact on the environment. Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 84-093 in accordance with Exhibits A, B and C and subject to the attached conditions. - Sandra L. Bonner Principal Planner SLB:dhmv Atchs: Conditions Exhibits A, B and C THIS APPROVAL IS SMI Cf 70 THE FaIDNIM CONDITIONS: 1. The development of the site shall be in oanfamanoe with the Exhibits A, B and C Contained in the file for Plot Plan No. 84-093 , unless otherwise amended by the following oanditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall beoome null and void and of no effect whatsoever. By "use" is meant the beginning of sUbStantial oxmtructiou, not including grading, I mplated by this approval w1dch is begun with the two-year period and is thereafter diligently pursued to ompletion. 3. rater and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside Qxnty Health Department. 4. Fire protection shall be provided in accordance with the standards of the Uniform Fire Oode as adapted by the City of La Quints. 5. Prior to the issuance of a building permit, the developer shall sulmit 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 Oertificate of ooc gpancq, 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 equiPwnt shall be grand mounted' or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. S. The driveway shall be surfaced with concrete and have asphaltic oocrete connecting pavement (a 2" x 4" header) 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 Cuan y Health Department ° City Fire Marshal o pity Development Departmment, Planning Division ° Desert Sands Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert Saris Unified School District in accordance with the school mitigation agree- ment as approved by the City om=i.l and in effect at the time of issuance of a building permit. ll, prior to the issuance of a building permit for Plot Plan No. 84-093, the Applicant shall m mit to the Omrunity Development Department for review and approval specific information or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance from the adjacent dwellings with the same design. CCNDITiaas (aont'd) Page 2. 12. No more than five of the Applicant's unsold houses shall be unrier oanstructicn at any one time. JTM' j 004� bell MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Members of the Planning Commission From: C=m nity Development Departirent Date: December 11, 1984 Subject: PLOT' PLAN NO. 84-094 Locatim: wit Side of Avenida Villa, 100' North of Calle Chillon Applicant: Brian Monroe 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' x 100' lot is located along Avenida Villa, north of Calle Chillon in the subdivided Cove area. The surrounding area has a variety of housing styles and roof types. The majority of the homes have an appearance similar to the house proposed by the Applicant. 4. Environmental Assessment: The project is categorically exempt from the require- ments of the California Ehvirc mental Quality Act (CEQA) and a Notice of Exenption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intents to sell. niis application is one of the 10 such requests with the same house design submitted concurrently by Mr. Mwzroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are complete: two are in escrow and one has closed escrow. The site is located adjacent to the south of Plot Plan No. 84-093, a house of the same design, also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensions exceeding the 10-foot im uman required, two baths and an attached double -car garage with a connecting pedestrian door into the house. 'rile building will have stucco siding with asphalt shingle covering on a 4 and 12 pitch roof. The overhangs are 24-inches wide. The overall height of the building is app_rcxi- mately 16ti feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. STAFF REPORT - PLAMING ca44ISSION December 11, 1984 Page 2. STAFF coM mTs AND ANALYSIS The Applicant, who owns approximately 25 residential lots in the Cove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs through economics of scale. construction will occur like in a small subdivision, where the subcontractors move from one house onto the next after completion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first hone. The estimated construction time is 60 to 9U days per house. The Applicant has hired Rick Johnson as contractor for these homes. As proof that he has no vested financial interest in any of the proposed homes , Rick Johnson has sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the previous plot plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Regarding Multiple Plot Plan Requests As adopted by the City Council on September 21, 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no vacant homes for sale in La Quanta at the time of application." Adoption of this requirement was the result of two problems which arose in La Quinta during the past years. First, during the period of high interest rates there were a substantial lumber of vacant hones which were unsold or in foreclosure. Secondly, a large z=ber of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition which adversely affected both the property values and the City's image. Therefore, this requirment was adopted as a way to avoid this situation from occurring again. Since this is the first time that a developer has submitted concurrently, four or more applications for houses which have not been presold, the Planning Conmission mist interpret the intent of the requirement. As staff interprets the section, the limitation is intended to minimize the number of unsold hones under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred in 1979. on the basis of this inter- pretation, staff reoa wzxls that this plot plan be approved, subject to the condition that no, more than five of the Applicant's unsold houses shall be under construction at array one time. As the houses are presold, then construction may begin on the remaining homes. STAFF REPORT - PLANNING CaOWSION December 11, 1984 Page 3. Staff has a concern about the Applicant's use of a single house design for all 10 applications, especially since nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recommends that the roof design also be varied in conjunction with the other above mentioned changes. This would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to him. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning requiree ments and the City's adopted minimim, standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the homes in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the hams in the area are constructed on one lot. Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. FINDINGS 1. The request is consistent with the requirements of the R-1 Zone and the goals and objectives of the Ls 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. STAFF RECTION Based upon the above findings, the Community Development Department recommends approval of Plot Plan No. 84-094 in accordance with Exhibits A, B and C and subject to the attached conditions. PREPARED BY: Sandra L. Bonner Principal Planner SLB:dmv Atchs: Conditions Exhibits A. B and C THIS APPAWAL IS SLMJWT 70 WE FCLIOWD G aQMITIONS: 1. The development of the site shall be in oNdarmance with the Emhibits A, a and C Contained in the file for Plot Plan No.84-094 , unless otherwise amended by the following ow diticans. 2. 2he approved Plot plan shall be used within two years of the approval date; otherwise, it shall became null and void and of no effect whatsoever. By "use" is meant the beginning of substantial construction, not including grading, corvooWlated by this approval which is begun with the two-year period and is thersafter diligently pursued to crnQletion. 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 thnifoom Fire Code as adopted by the City of le Quints. 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), B-gallant 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 certifunte of 0=4mncy, 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, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. S. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) 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 DAl ding Department for plan check: Riverside County Health Department e City Fire Marshal ° community Develepwnt Depar Went, Planning Division • Desert Sands Unified School District 10. The Applicant shall Pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigatic n agree- ment as approved by the City Council and in effect at the time of issuance of a building pe„"; t. 11. Prior to the issuance of a building penult for Plot Plan No. 84-099, the Applicant shall submit to the Community Development Department for review and approval specific information or details on roof design, siding color and teacture, trim and other architectural features which will vary the appearance from the adjacent dwellings with the same design. aNDITICNS (oomt'd) Page 2. 12. No more than five of the Applicant's unsold houses shall be under oonstructicn at any one time. or MEMORANDUM CITY OF LA QUINTA Ilf To: The Honorable Chairman and Members of the Planning Commission From: Commuty Development Department Date: December 11, 1984 Subject: pLM PLAN No. 84-095 Incation: Fast. Side of Avenida Ramirez, 200' South of Calle Monterey Applicant: Brian Monroe 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 Minnmm Dwelling size). 3. Existing Conditions: The 50' x 100' lot is located along the east side of Avenida Ramirez, south of Calle Monterey. The surrounding area has a variety of housing styles and roof types. The majority of the houses have an appearance similar to the house proposed by the Applicant. Across the street is an existing house of the same design which was constructed by Rick Johnson. 4. Errvirormental Assessment: The project rs categorically exempt from the require- ments of the California Emdroxmiental Quality Act (CEQA) and a Notice of Exe pticn will be filed with the County Recorder. 5. Descriptim of Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intends to sell. This application is one of the 10 such requests with the same house design submitted concurrentlY by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are ccmplete: two are in escrow and one has closed escrow. The site is located adjacent to Plot Plan No. 84-096 and Plot Plan No. 84-097, houses with the same design, also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensions exceeding the 10-foot minum n required, 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 4 and 12 pitch roof. The overhangs are 24-inches wide. 'lhe overall height of the building is approxi- mately 16' feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. ® 0 STAFF REPORT - PI,AMIM CCMMISSION December 11, 1984 Page 2. STAFF ComMEN1'S AND ANALYSIS 7ue Applicant, who owns approximately 25 residential lots in the Cove area, is requesting approval to canstnuct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower oonstructicn costs through eoonamlcs of scale. Construction will occur like an a small subdivision, where the subcontractors move from one house onto the next after ompletion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first hone. 7he estimated construction time is 60 to 90 days per house. The Applicant has hired Rick Johnson as contractor for these homes. As proof that he has no vested financial interest in any of the proposers hares, Rick Johnson has sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the previous plot plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Reclardina Multiple Plot Plan Requests As adopted by the City Cm=il on September 21, 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no vacant hares for sale in La Quanta at the time of application." Adoption of this requirement was the result of two problems which arose in Ia Quinta during the past years. First, during the period of high interest rates there were a substantial nmanbes of vacant homes which were unsold or in foreclosure. Secondly, a large number of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted c dition which adversely affected both the property values and the City's image. Therefore, this requizwmt was adopted as a way to avoid this situation from occurring again. Since this Is the first time that a developer has sutmitted concurrently, four or more applications for houses which have not been presold, the Planning Cannission must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to minimize the number of unsold homes under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred un 1979. On the basis of this inter- pretation staff recommends that is plot plan be approved, subject to the eandition that no more than five of the Applicant's unsold houses shall be sunder construction at any one time. As the houses are presold, then construction may begun on the remaining homes. 11 STAFF REPORT - PLhMING CON MSION Deombex 11, 1984 Page 3. House Design Staff has a concern about the Applicant's use of a single house design for all 10 applicaticns, especially since nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same desiggn, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recommerxis that the roof design also be varied in conjunction with the other above mentioned changes. This would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to hum. other Comments The floor plan, height and siting of the house comply with the R-J*++ Zoning require- ments and the City's adopted m;nimurn standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the honx's in the area. The- proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed on one lot. Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. 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. Based upon the above findings, the Community Development Deparbmment recommends approval of Plot Plan No. 84-095 in accordance with adubits A, B and C and subject to the attached conditions. PREPARED BY: 2--I Bonner Principal Planner .j x DIP , *. 77 1 M@ M . .. WO Atchs: Conditlms Exhibits A, B and C 2M APPR M IS SLMJBCP 70 7HE MIDWIM CONDITIONS: 1. The development of the site shall be in oonformanee with the Exhibits A, B and c oontsined in the file for Plot Plea: No. 84-095 , unless otherwise amended by the following caditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise• it shall beoare will and void and of no effect whatsoever. By muses is meant the beginning of substantial oanstructia:, not including grading, costa% ated by this approval which is begun with the two-year period and is thereafter diligently pursued to ompleticn. 3. Mter and sewage disposal facilities shall be installed in accordance with the requirements of the Riverside Oaa:ty Health Department. 4. Fire protection shall be provided in accordance with the standards of the Unlfcmm Fire code as adapted by the City of la Qunta. 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 min;mzn 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 Oooupanxy, the Applicant shall install landscaping in accordance with the anavved landscape plan. All trees and plants shall be maintained in viable oaditian for the life of the approved use. 6. The heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. B. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2n x 4" header) to the existing street pavement. 9. 7he Applicant shall obtain clearances and/or permits fran the following agencies prior to submitting these plans to the Building Department for plan check: ° Riverside County Health Department ° City Fire Marshal ° Cm unity Development Department, Planning Division ° Desert Sails Unified School District io. The Applicant shall pay a school development fee as determined by the Desert Santis Unified School District in accordance with the school mitigation agree- ment as approved by the City omaneil and in effect at the time of issuance of a building permit. 11. prior to the issuance of a building permit for Plot Plan No. 84-095, the Applicant shall subunit to the Cm==ty Development Department for review and approval specific information or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance from the adjacent dwellings with the same design. ocNDITICNS (Oont'd) Page 2. 12. No more than five of the Applicant's unsold houses shall be under construction at any one time. MEMORANDUM CITY OF LA GUINTA To: The Honorable Chairman and Members of the Planning Cxmmssion From: Cammunity Development Department Date: December 11, 1984 Subject: Plor PLAN No. 84-096 Location: East Side of Avenida Ramirez, 150' South of Calle Monterey Applicant: Brian Monroe 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 Qxiditims: The 50' x 100' lot is located along Avenida Ramirez, south of Calle M)nterey. The surrounding area has a variety of housing styles and types. The majority of the hones have an appearance similar to the house proposed by the Applicant. Across the street is an existing house of the same design which was constructed by Rick Johnson. 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 Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intends to sell. This application is one of the 10 such requests with the same house design submitted concurrently by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are complete; two are in escrow a� Prot PlaNo. closed4 09�.The housesswiitthlthesarde desated ign ,talsoPlot Plan proposed by.the-095, Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensions exceeding the 10-foot miniiman required, 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 4 and 12 pitch roof. The overhangs are 24-inches wide. The overall height of the building is approxi- mately 161� feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. STAFF REPORT - PLANNING CCHMISSION December 11, 1984 Page 2. STAFF CATS AND ANALYSIS The Applicant, who owns approximately 25 residential lots in the Dove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs thorough economics of scale. Construction will odour like in a small subdivision, where the subcontractors move from one house onto the next after ocupletion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first hare. The estimated construction time is 60 to 90 days per house. The Applicant has hired Rick Johnson as contractor for these homes. As proof that he has no vested financial interest in any of the proposed homes, Rick Johnson has sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the previous plot plan approvals obtained by Mr. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Regarding Miltiple Plot Plan Requests As adopted by the City Council on Septenber 21, 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no vacant hares for sale in La Quinta at the time of application. " Adoption of this requirement was the result of two problems which arose in La Quinta during the past years. First, during the period of high interest rates there were a substantial number of vacant hares which were unsold or in foreclosure. seoondlY, a large number of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition which adversely affected both the Property values and the City's image. Therefore, this requirement was adopted as a way to avoid this situation from occurrug again. Since this is the first time that a developer has submmitted concurrently, four or more applications for houses which have not been presold, the Planning Commission must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to minimize the number Of unsold homes under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred an 1979. On the basis ot this inter- pretation, staff recommends that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at any one time. As the houses are presold, then construction may began on the remaining homes. STAB' REPORT - PLANNING CCMMISSION December 11, 1984 Page 3. Staff has a conoernn about the Applicant's use of a single house design for all 10 applications, especially since nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his contractor, staff recamnen3s that the roof design also be varied in conjunction with the other above mentioned changes. This would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to hum. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the City's adapted ,m nimam standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the homes in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed on one lot. Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. FDWINGS 1. The request is consistent with the requirements of the R-1 Zane 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. STAFF RECCNp49NDATlCN Based upon the above findings, the Community Development Department recommends approval of Plot Plan No.84-096 in accordance with Ek ibits A, B and C and subject to the attached conditions. PREPARED BY: /� L. Horaner� Sandra Planner 7nce L. Stevens, AlCP Community Development Director SM-.dmv Atchs: Conditions Exhibits A, B and C �� THIS APPRMAL IS SUBJECT TO 7HE iMDWING CONDITIONS: 1. The develapmennt of the site shall be in co nfu=xwe with the bBdhibits A, B and c contained in the file for Plot Plan No.84-096 , unless otherwise amandad by the following caditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall beoane null and void and of no effect whatsoever. By "use• is meant the beginning of substantial construction, not including approvalgrading# contoplated by this period and is thereafter diligenputhe rer OmPleticn. 3. Water and savage disposal facilities shall be installed in accordancia with the requiremeznts of the Riverside County Health Departmennt. 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 small summit 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. 'die 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, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be concealed by fencing or landscaping. S. The driveway shall be surfaced with concrete and have asphaltic concrete connecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits from the following agwicies prior to submitting these plans to the Building Department for plan check: " Riverside County Health Department ° City Fire Marshal • amm pity Development Department, Planning Division ° Desert Sands Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agree- ment as approved by the City Cocancil and in effect at the time of issuance of a building permit. 11. prior to the issuance of a building permit for Plot Plan No. 84-O96, the Applicant shall submit to the Connmuiity Development Department for review and approval specific information or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance from the adjacent dwellings with the same design. arrorricNS (oomt1d) Page 2. 12. No more than five of the Applicant's unsold houses shall be under oonstYuctIm at any me time. MEMORANDUM CITY OF LA QU1NTA To: The Honorable Chairman and Mmbess of the Planning Comnrssion From: Com nasty Development Department Date: December 11, 1984 Subject: pLCT PIAN No. 84-097 Location: Fast side of Avenida Ramirez, 100' South of Calle Monterey Applicant: Brian Monroe 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 Mirum n Dwelling size) . 3. Existing Conditions: The 50' x 100' lot is located along Avenida Ramirez, south of Calle Monterey. The surrounding area has a variety of housing styles and roof types. The majority of the hones have an appearance similar to the house proposed by the Applicant. Across the street is an existing house of the same design which was constructed by Rick Johnson. 4. Environmental Assessment: The project is categorically exempt from the requu- ments of the California Enviromnental Quality Act (CEQA) and a Notice of E xenption will be filed with the County Recorder. 5. Description of Request: The Applicant, who is a developer, is requesting appal to construct single-family houses which he intends to sell. This application) is one of the 10 such requests with the same house design submitted concurrently by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are complete; taco are in escrow and one has closed escrow. The site is located adjacent to Plot Plan No. 84-095 and Plot Plan 84-096, houses with the same design, also proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensions exceeding the 10-foot minimum required, taco baths and an attached double -car garage with a connecting Pedestrian door into the house. The building will have stucoo siding with asphalt shingle covering on a 4 and 12 pitch roof. The overhangs are 24-inches wide. 'Ihe overall height of the building is approxi- mately 16h. feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. 11 STAFF REPORT - PLFMM CaNISSIM December 11, 1984 Page 2. STAFF COMMMUS AND ANALYSIS The Applicant, who owns approximately 25 residential lots in the Cove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs through eomx nics of scale. Construction will occur like an a small subdivision, where the subcontractors move from one house onto the next after conpletion of their work. By starLux the houses in sequence, the Applicant anticipates that construction on the loth house will begin two weeks after the first home. The estimated construction time is 60 to 9U days per house. The Applicant has hired Rick Johnson as contractor for these homes. As proof that he has no vested financial interest in any of the proposed hones, Rick Johnson has sub- mitted both a copy of his contract with Mr. Monroe and a signed affidavit stating that he receives a fixed fee for each house. r1herefore, the previous plot plan approvals obtained by Mr.. Johnson have no bearing on these requests submitted by Brian Monroe. City's Policy Regarding Multiple Plot Plan Requests As adopted by the City Council on September 211 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no vacant hams for sale in La Quinta at the time of application." Adoption of this requirement was the result of two problems which arose in Ia Quinta during the past years. First, during the period of high interest rates there were a substantial number of vacant hones which were unsold or in foreclosure. Secondly, a large number of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition which adversely affected both the property values and the City's image. Therefore, this requirement was adopted as a way to avoid this situation from occurring again. Since this is the first time that a developer has submitted concurrently, four or more applications for houses which have not been presold, the Planning Commission Must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to mu mi ze the r miber of unsold hones under construction which may remain vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred an 1979. on the basis of this inter- pretation, staff recamwnds that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at any one time. As the houses are presold, then construction may begin on the remaining homes. Aak SpAFF REPORT - PLANNING CCM II.SSID1 Deomber 11, 1984 Page 3. Staff has a concern about the Applicant's use of a single house design for all 10 applications, especially suave nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large number of houses with this design built and proposed by both the Applicant and his cantractor, staff recommends that the roof design also be varied in conjunction with the other above mentioned changes. This would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to him. Other Comments The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the City's adopted minimm*n standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the hares in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. 'one house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed on one lot. 'Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. 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. Based upon the above findings, the Ccammunty Development Department reommends approval of Plot Plan No. 84-097 in accordance with Exhibits A, B and C and subject to the attached conditions. PREP BY: ../l Sandra L. Bonner Principal Planner APP Bn Lawrence L. Stevens, A1CP Caimunity Development Director SLB:dmv Atchs: Conditions Exhibits A, B and C . THIS APPROVAL IS SUBJECT 10 THE PCUDWDC CCND ICNS: 1. Rhe deve1gzent of the site shall be in conformnnoe With the Exhibits A, S and C ocntained in the file for Plot Plan No. 8e-097, unless othexWiae anparded by the following Ca rditians. 2. 2he approved plot plan shall be used Within two years of the approval date; otherwise, it shall beoare null and void and of no effect whatsoever. BY "use" is meant the beginning of BUbStantial ommtructicn, not including gradinge ated by this approval which is begun With the two-year period and is thereafter diligently Pursued to onepleticn. 3. Water and eawage disposal facilities shall be installed in accordance With the requirements of the Riverside Oanty Health Department. 4. Fire protection shall be provided in aoeordanoe With the standards of the uniform Fire code as adopted by the City of la Quanta. 5. Prior to the issuance of a building permit, the develaPer shall submit and have approved, a detailed landscape plan for the frai yard showing the species, size, location and spacing of all Planting materials, including a minima of two (2), 15-gallan, street trees. The Plan shall indioate the irrigation system and the location of the required thrm (3) outdoor water spigots Prior to the issuance of a Oertifioate of Oo�7'. the Applicant shall install landscaping in acoozdanoe with the approved landscape Plan. All trees and Pests shall be maintained in viable condition for the life of the approved use. 6. 7Yhe heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be eonoealed by fencing or Landscaping- S. The driveway shall be surfaced with concrete and have asphaltic concrete oonanec,-ting pavement (a 2" x 4" header) to the existing street pavement. 9. -ne Applicant shall obtain clearances and/or permits fran the following agencies prior to submitting these Plans to the Building Department for plan check: o Riverside county health Department ° City Fire Marshal o sty Development Department, Planning Division • Desert Sands unified School District 10. rre Applicant shall pay a school development fee as ddetternined by the Desert Sands Unified School District accordance with the effect at�timi mitof igation nce agree- ment as approved by the city ocuncil Of a building permit. 11. prior to the issuance of a building permit for Plot Plan No. 84-0 97, the Applicant shall submit to the Ommurity Development Department for review and approval specific information or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance from the adjacent dwellings with the same design. CCNDITICNS (Omt'd) Page 2. 12. No more than five of the Applicant's unsold houses shall be under construction at any one time. MEMORANDUM CITY OF LA OUINTA To: The Honorable Chairman and Members of the Planning Ccmnissicn From: Community Development Department Date: December 11, 1984 Subject: PLAT PLAN No. 84-098 Location: West Side of Avenida Alvarado, 250' North of Calle Temecula Applicant: Brian Monroe 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 Minnmun Dwelling size). 3. Existing Conditions: The 5U' x 100' lot is located along Avenida Alvarado, north of Calle Temecula in the subdivided Cove area. The surrounding area has a variety of housing styles, siding materials and roof types. The majority of the hones have an appearance similar to the house proposed by the Applicant. 4. Ewirommental 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 Request: The Applicant, who is a developer, is requesting approval to construct single-family houses which he intends to sell. This application is one of the 10 such requests with the same house design m2mutted ooncurrently by Mr. Monroe. The Applicant received approval of three houses with this same design as proposed here in July, 1984. All three houses are oomplete; two are in escrow and one has closed escrow. The site is not adjacent to any other houses proposed by the Applicant. The house has 1592 square feet of livable area, with three bedrooms having dimensims exceeding the 10-foot minimum mired, two baths and an attached double -car garage with a connectung pedestrian door into the house. The building will have stucco siding with asphalt shingle covering on a 4 and 12 pitch roof. The overhangs are 24-inches wide. the overall height of the building is approxi- mately 16' feet. The house will have a 20-foot front setback, 18-foot rear setback, and 5-foot side setbacks. STAFF MPORT - PLANNING cavisSION December 11, 1984 Page 2. STAFF COMMENTS AND ANALYSIS The Applicant, who owns approximately 25 residential lots in the Cove area, is requesting approval to construct houses on 10 of these lots. The reason for this request is to allow the Applicant to have lower construction costs through economics of scale. Construction will occur like in a small subdivision, where the subcontractors move from one house onto the next after completion of their work. By starting the houses in sequence, the Applicant anticipates that construction on the 10th house will begin two weeks after the first home. The estimated construction time is 60 to 90 days per house. The Applicant has hired Rick Johnson as contractor for these hones. As proof that he has no vested financial interest in any of the proposed hones, Rick Johnson has sub- mitted both a copy of his contract with W. Monroe and a signed affidavit stating that he receives a fixed fee for each house. Therefore, the previous plot plan approvals obtained by Mr. Johnson have m bearing on these requests submitted by Brian Monroe. City's Policy Regarding hultiple Plot Plan Requests As adopted by the City Council on September 21, 1982, the stated requirement for the submittal of multiple plot plan applications for single-family houses in the R-1 Zone is as follows: "If a developer is applying for five (5) or more plot plan approvals, he must have no, vacant hones for sale in La Quinta at the time of application." Adoption of this requirement was the result of two problems which arose in La Quints during the past years. First, during the period of high interest rates there were a substantial number of vacant homes which were unsold or in foreclosure. Seoondly, a large number of houses remained unfinished due to contractors losing financing or being unable to find buyers. Both situations lead to a blighted condition winch adversely affected both the property values and the City's image. Therefore, this requirement was adopted as a way to avoid this situation from occurring again. Since this is the first time that a developer has submitted concurrently, four or more applications for houses which have not been presold, the Planning Commission must interpret the intent of the requirement. As staff interprets the section, the limitation is intended to minimize the number of unsold hones under construction which may min vacant or unfinished should either the developer fail or the market for single-family houses decline, as occurred in 1979. On the basis of this inter- pretation, staff recommends that this plot plan be approved, subject to the condition that no more than five of the Applicant's unsold houses shall be under construction at any one time. As the houses are presold, then construction may begin on the remaining hones. snDJ7 REPORT - PLANNING OCMMISSION December U, 1984 Page 3. Staff has a concern about the Applicant's use of a single house design for all 10 applications, especially since nine of the requests are grouped on adjacent lots in four locations. Since this same design is used by Rick Johnson Construction, a situation arises on Avenida Ramirez where this house design is proposed on three adjacent lots which are located across the street from an existing house of the same design, built by Rick Johnson. Changes in the design, such as reversing the plan, changing the color of the stucco or adding different window or door treatments, do not make substantial changes in the overall appearance. Because of the large member of houses with this design built and proposed by both the Applicant and his contractor, staff recommends that the roof design also be varied in conjunction with the other above mentioned changes. This would serve to vary the appearance without causing an undue financial burden on the developer. Staff has discussed this concern with the Applicant who has agreed and has submitted examples of three roof designs acceptable to him. other Comments The floor plan, height and siting of the house catply with the R-1*++ zoning require- ments and the City's adopted minimum standards for single-family houses. Regarding the compatibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the hams in the area. The proposed stucco siding and asphalt shingle roof should also be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the hams in the area are constructed on one lot. Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. 1. The request is consistent with the requirements of the R-1 Zone and the goals and objectives of the La Quinta General Plan. Z. The building design is compatible with area development. 3. The project will not have a significant adverse impact on the environment. STAFF RECCMENDATIM Based upon the above findings, the OmnLinity Development Department reoomends approval of Plot Plan No. 84-098 in accordance with Exhibits A, B and C and subject to the attached conditions. ;7/ andra L. Bonner Principal Planner SLB:dmw Atchs: Connditiosns Exhibits A, B and C THIS APPROM IS SLS3= 70 THE F LIDWING OMITION 1. The developnent of the site shall be in conformance with the Exhibits A, 8 and C Contained in the file for Plot Plan No. 84-098 , unless otherwise amended by the following Conditions. 2. 'hie approved plot plan shall be used within two years of the approval date; Otherwise, it shall became null and void and of no effect whatsoever. By *use" is meant the beginning of substantial construction, not including period aby this approval and thereafterdiligentlywhich bo �letiicntwo-year the . 3. pater and sewage disposal facilities shall be installed in accordance with the requirawnnts of the Riverside Qxmty Health Department. 4. Fire protection shall be provided in aocnrdanee with the standards of the [hiifarm rue Code as adopted by the City of la Quints. 5. Prior to the issuance of a building peaait, the developer shall subunit and have approved, a detailed landscape plan for the front yard showing the species, size, location and spacing of all planting materials, including a minimm of two (2), B-gallo►, 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 Oocvpanc y, 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. 2he heating and cooling mechanical equipment shall be ground mounted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas Containers shall be concealed by fencing or landscaping. B. Rhe driveway shall be surfaced with concrete and have asphaltic concrete eonnrnecting pavement (a 2" a 4" header) to the existing street pavement. 9. 7Zne Applicant shall obtain clearances and/or permits from the following agencies prior to salmi**;*g these plans to the Building Deparbrent for plan check: " Riverside Ommty Health Departmment " City Fire Marshal " mmunity Dmmlcpnent Department, Planning Division ° Desert Santis Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agree- ment as approved by the City Council and in effect at the time of issuance of a building permit. 11. prior to the issuance of a building permit for Plot Plan No. 84-0 9� the Applicant shall submit to the CMVUMty Develogmnt Department for review and apprwal specific informtion or details on roof design, siding color and texture, trim and other architectural features which will vary the appearance from the adjacent dwellings with the same design. ca MITICNs (Oont'd) Page 2. 12. No more than five of the Applicant's unsold houses shall be under construction at any one time. m ITEM NO. DATE /a -//- Z�/- PLANNING COMMISSION MEETING MOTION BY: GOETCHEUS WALLING SECOND BY: GOETCHEUS WALLING DISCUSSION://(-171�1 KLIMKIEWICZ MORAN THORNBURGH KLIMKIEWICZ NKIRAN THORNBURGH ROLL CALL VOTE: COMIMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS -- K%IMKIEWICZ - MORAN - WALLING - THORNBUR91 - UNANIMOUSLY ADOPTED: YES NO Aak MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Members of the Planning Commission From: Community Development Department Date: December 11, 1984 Subject: PLk)T PLAN NO. 84-099 Location: West Side of Eisenhower Drive, 100' North of Calle Temecula Applicant: Richard Baumhofer Request: Approval to Construct a Single -Family House 1. General Plan: Taw 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' x 100' lot is located within the subdivided Cove area on Eisenhower Drive, north of Calle Temecula. The houses in the vicinity have the typical California style architecture which is predominant in the Cove. There is a variety of roofing and siding materials in the area. 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 is intending to construct the single- family house for his personal residence. The house will have 1244 gross square feet of livable area with three bedrooms having interior dimensions equal to or exceeding 10 feet, two baths and an attached, double -car garage with pedestrian door leading out onto a covered front porch area. The home will have stucco siding and a combination hip and gable roof covered with tile. The roof overhangs are approximately 10 inches. The overall height of the building is Wi feet. The building will have a 20-foot front setback 14-foot rear setback and 5 and 6-foot side setbacks. STAFF COMNTS AND ANALYSIS The floor plan, height and siting of the house comply with the R-1*++ Zoning require- ments and the City's adopted minimum standards for single-family houses. Although it has been the Manning Commission's policy that the garage have a pedestrian door leading directly intro the dwelling, it does not sin appropriate with this floor plan since the living roam is adjacent to the garage. Enclosing the front porch area would detract Ahk STAFF REPORT - PLANNING COMUbSION December 11, 1984 Page 2. fran the appearance of the entryway. Therefore, staff recamiends approval of ttie plan as proposed on the basis that the garage pedestrian door entering onto the covered front entry porch cmiplies with the intent of the City policy. Regarding the roof design, the Applicant has stated that he intends the house to have a ocubination of hip and gable roofs. Because this is unclear in the elevation drawings, staff reeammenis that the roof plan be subject to staff review and approval to ensure that it canplies with the Applicant's stated intent and the Commission's approval. Regarding the co patibility of the house's design with surrounding development, the overall design and roof style are compatible with the majority of the hares in the area. The proposed stucco siding is compatible; there is an even mix in the area of houses with wood paneling and stucco siding. Although there are no roofs with tile, this roof type should be compatible. The house's size and bulk are consistent with area development. Regarding the siting of the house, the majority of the homes in the area are constructed on one lot. Therefore, the Applicant's proposal to construct the house on a single lot should be compatible with the area development. 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 conpatible with area development. 3. The project will not have a significant adverse impact on the environment. STAFF RECOMMENDATION Based upon the above findings, the Community Development Department rec=wnds approval of Plot Plan No. 84-099 in accordance with Exhibits A, B and C and subject to the attached conditions. Sandra L. Bonner Principal Planner Atchs: Conditions Exhibits A, B and C • 010 .'2 - Lawrence L. Stevens, AICP Camunity Developmnt Director 0 THIS APPROVAL IS SUB3WT TO ME FC91MIM CONDITIMS: 1. The development of the site shall be in oonfarmance with the Exhibits A, B and C contained in the file for Plot Plan No. 84-099, unless otherwise amended by the following conditions. 2. The approved plot plan shall be used within two years of the approval date; otherwise, it shall become null and void and of no effect whatsoever. By "use" is meant the beginning of substantial Construction, not including gradinge conterplated by this approval which is begin 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 pe=dt, 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 tress. 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 Occuparxy, 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 mechanic egmPuent shall be ground matmted, or screened entirely by the roof structure. 7. Refuse containers and bottled gas containers shall be ccnoealed by fencing or landscaping. 8. The driveway shall be surfaced with concrete and have asphaltic concrete oonnecting pavement (a 2" x 4" header) to the existing street pavement. 9. The Applicant shall obtain clearances and/or permits fran the following agencies prior to submitting these plans to the Building Department for plan check: ° Riverside County Health Department ° City Fire Marshal ° cam unity Development Department, Planning Division ° Desert Sands Unified School District 10. The Applicant shall pay a school development fee as determined by the Desert Sands Unified School District in accordance with the school mitigation agree- ment as approved by the City Council and in effect at the time of issuance of a building permit. 11. prior to the issuance of a building permit, the Co munity Development Department shall review and approve the roof design. The roof shall have muumzn 18-inch eaves.