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1989 11 28 PCPLANNING COMMISSION - CITY OF LA QUINTA PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California November 28, 1989 - 7:00 P.M. CALL TO ORDER - Flag Salute ROLL CALL **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING. Beginning Resolution No. 89-069 HEARINGS 1. Item ................ CONTINUED HEARING ZONING ORDINANCE AMENDMENT NO. 89-012 REVISION TO PARKING ORDINANCE MUNICIPAL CODE CHAPTER 9.160 Applicant ........... CITY OF LA QUINTA Location ............ CITY-WIDE Request ............. REVISION OF THE CURRENT PARKING ORDINANCE Action .............. Resolution No. 89- 2. Item ................ TENTATIVE TRACT NO. 25290 Applicant ........... WILLIAMS DEVELOPMENT COMPANY Location ............ FRED WARING DRIVE APPROXIMATELY 1000 FEET EAST OF ADAMS STREET (JUST WEST OF LA QUINTA PALMS). Request ............. CHANGE OF ZONE NO. 89-050; REQUEST FOR A ZONE CHANGE FROM R-1-12,000/PD TO R-1 FOR A +9.5 ACRES SITE. TENTATIVE TRACT MAP NO. 25290; REQUEST TO SUBDIVIDE +9.5 ACRES INTO 31 SINGLE FAMILY SALES LOTS Action .............. Resolution No. 89- (CZ 89-050) Resolution No. 89- (TT #25290) Minute Motion (color scheme TT 25290) BJ/AGENDA11.28 - 1 - .®.,,--001 3. Item ................ SPECIFIC PLAN NO. 89-012, AMENDMENT 1 Applicant ........... A. G. SPANOS Location ............ AREA BETWEEN WASHINGTON STREET, MILES AVENUE, ADAMS STREET, AND WHITEWATER WASH Request ............. AMEND CONDITION #2, ITEM #C TO ELIMINATE THE REQUIREMENT THAT THE EASTERLY ACCESS POINT ON MILES AVENUE LINE UP WITH THE ACCESS POINT TO THE NORTH Action .............. Resolution No. 89-„7l PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. Persons wishing to address the Planning Commission under Public Comment and scheduled Agenda items should use the form provided. Please complete one form for each item you intend to address and submit he form to the Planning Director prior to the beginning of the meeting. Your name will be called at the appropriate time. When addressing the Planning Commission, please state your name and address. The proceedings of the Planning Commission meeting are recorded on tape and comments of each person shall be limited. CONSENT CALENDAR Minutes of the regular Planning Commission meeting held November 14, 1989. BUSINESS SESSION 1. Item ............... Applicant ........... Location ............ Request ............. Action .............. SIGN APPROVAL NO. 89-105 North Star California Corporation Pyramids project on south side of 48th Avenue east of Washington Street Approval of monument subdivision identification sign at southeast corner of 48th Avenue and Washington Street Minute Motion BJ/AGENDA11.28 - 2 - 002 0„ 2. Item ................ SPECIFIC PLAN NO. 89-004 Applicant ........... North Star California Corporation Location ............ South of 48th Avenue, between Washington Street and Jefferson Street Request ............. Approval of perimeter and interior streetscape landscaping plans for portion of the Pyramids project. Action .............. Minute Motion 3. Item ................ SIGN APPROVAL NO. 89-106 Applicant ........... Landmark Land Company Location ............ Plaza Tampico Center Request ............. An adjustment to Section 9.212.110(C)(1) of the La Quinta Municipal Code, relating to attached sign location on two-story structures to accommodate the installation of a +24 square foot logo sign and 8 square foot company name sign Action .............. Minute Motion 4. Item ................ TENTATIVE TRACT NO. 24890 Applicant ........... J. M. Peters Company, Inc. Location ............ North of 52nd Avenue (realigned) and west of Jefferson Street Request ............. Approval of architectural plans for Tentative Tract (adjacent to Citrus Golf Course) Action .............. Minute Motion 5. Item ................ TENTATIVE TRACT NO. 23971 Applicant ........... Deane Homes Location ............ Northeast corner of Washington and Miles Avenue Request ............. Review of proposed single family dwelling architectural elevations and color scheme Action .............. Minute Motion 6. Item ................ TENTATIVE TRACT NO 21555 Applicant ........... Location ............ Northeast of the intersection of Washington Street and Sagebrush Drive Request ............. Review of overhead utility issue Action .............. Minute Motion OTHER - None ADJOURNMENT 003 BJ/AGENDA11.28 - 3 - ITEMS FOR NOVEMBER 27, 1989, 4:00 P.M. STUDY SESSION "DISCUSSION ONLY" 1. Review of proposed Parking Ordinance revisions. 2. Review of Parc La Quinta overhead utility issue (TT #21555), landscaping and engineering. 3. Format of Minutes 4. All Agenda items. 5. Identification of future Commission Agenda items. ITEMS IDENTIFIED FOR FUTURE AGENDAS a. Parkland Locations b. Downtown Parking District C. Street Address Illumination d. PGA West Specific Plan e. Commercial Noise Study f. Life safety support design, circulation, public and private g. Visibility at Vons entrance from including access and Washington Street BJ/AGENDA11.28 - 4 CONTINUED PH-1 MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: NOVEMBER 28, 1989 SUBJECT: AMENDMENTS TO THE REVISED PARKING ORDINANCE, CHAPTER 9.160 OF THE MUNICIPAL CODE AMENDMENTS: As per your suggestions, in the last study session, some Amendments have been made in the Revised Parking Ordinance. The Amendments are: 1. Separating employee parking from customer parking. 2. Making convenience stores (not in centers) provide at least 10 parking spaces. 3. Making the maneuvering area in 90° parking at least 26-feet wide. 4. Mentioning wheelstops for the centers of parking areas. 5. Adding a requirements that private schools provide parking for auditoriums and playing fields. RECOMMENDATION: If no more Amendments to the Revised Parking Ordinance are necessary, adopt the Resolution accepting the Negative Declaration based on the Environmental Assessment NO. 89-145, and recommending to the City Council the adoption of the Zoning Ordinance Amendment No. 89-012, the Revised Parking Ordinance. BJ / MEMOTI3. 016 - 1 - 005 PLANNING COMMISSION RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF THE NEGATIVE DECLARATION (EA #89-145), AND APPROVAL OF THE ZONING ORDINANCE AMENDMENT #89-012 BEING THE REVISED AND UPDATED OFF-STREET PARKING REGULATIONS, CHAPTER 9.160 OF THE MUNICIPAL CODE. CASE NO. ZOA 89-012 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of November, 1989, hold a duly -noticed Public Hearing to consider the request of the City to revise and update Title 9 of the Municipal Code, Chapter 9.160 "Off -Street Parking"; and, WHEREAS, said Zoning Ordinance Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution NO. 82-213, adopted by reference in the City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed Zoning Ordinance Amendment will not have a significant adverse impact on the environment; and WHEREAS, at said Public Hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of the Zoning ordinance Amendment: 1. The Zoning Ordinance Amendment is consistent with the goals, policies, and intent of the La Quinta General Plan. 2. The Zoning Ordinance Amendment is also consistent with the other provisions of the Municipal Code. 3. The content of the update and revision of the "Off -Street Parking Ordinance Chapter 9.160 of the Municipal Code were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan, and were more specifically addressed by Environmental Assessment No. 89-145 prepared in conjunction with the Zoning Ordinance Amendment. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows; 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. BJ/RESOPC.031 - 1 - 006 2. That: it does hereby confirm the conclusion of the Environmental Assessment No. 89-145 relative to the environmental concerns of this Zoning Ordinance Amendment, and that a Negative Declaration is appropriate for filing. 3. That: it does hereby recommend to the City Council approval of the Revision to Title 9 of the Municipal Code, Chapter 9.160 "Off -Street Parking". PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 28th day of November, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California BJ/RESOPC.031 - 2 - °-V n 0 7 CHAPTER 9.160 OFF-STREET PARKING SECTIONS: 9.160.005 PURPOSE 9.160.010 OFF-STREET PARKING REQUIRED 9.160.015 DETERMINING AND AMENDING'NUMBER OF SPACES REQUIRED 9.160.020 APPROVAL OF PARKING PLAN 9.160.025 GUARANTEES OF CONTINUED AVAILABILITY OF REQUIRED OFF-STREET PARKING FACILITIES 9.160.030 ENTITIES WHO MAY PROVIDE PARKING FACILITIES 9.160.035 JOINT USE AND TIME-SHARE USE OF PARKING 9.160.040 LOCATION OF PARKING FACILITIES 9.160.045 NUMBER OF REQUIRED PARKING SPACES 9.160.050 DEVELOPMENT STANDARDS 9.160.005 PURPOSE. Vehicular parking is a secondary land use required by all other land uses. The provision of parking is not an end in itself. Rather, parking must be provided to make possible the transition from vehicular to pedestrian modes of movement. Off-street parking is a requirement because it ensures the health, safety, and welfare of the public by preventing the blockage of on -street rights -of -way and off-street fire lanes and pedestrian routes. Requirements for off-street parking are set at a level deemed to be the minimum necessary to accommodate reasonably expected recurrent peaks. To require more would increase costs for land, parking increase, paving, compound drainage, reduce open space and landscaping areas, etc. To require less would invite threats to the safety and mobility of the public and/or discourage patronage of the land uses. 9.160.010 OFF-STREET PARKING REQUIRED. Off -Street parking is required for all uses of property, in accordance with this Chapter, with regard to numbers of spaces, locations, design, parking plans, guarantees, who may provide spaces, and development standards. BJ/ORDDRFT.004 - 1 - a. Cos 9.160.015 DETERMINING AND AMENDING THE NUMBER OF SPACES A. Determination. Off-street vehicle parking requirements shall be determined and provided in accordance with this Chapter when the subject building or structure is constructed or the use is initiated, or a use is changed. The City (in the interests of the public health, safety and welfare) will be the final judge of how many off-street parking spaces a use or a mix of uses may require. In determining the off-street parking requirements, the City offers a number of alternative methods: 1) A schedule of the standard number of parking spaces required for most uses. This schedule should be used for smaller, single use, typical developments, as well as for larger or more complex developments for which only limited information is available. This schedule is required unless the applicant can prove it does not apply. Other options may then be employed to determine the required parking spaces. 2) The Urban Land Institute "Shared Parking" methodology for calculating the peak demand overtime for parking in a development of mixed uses using the same parking facilities; 3) Verifiable actual data and experience from other comparable developments with the particular uses in question, especially pertaining to captive market discounts in parking demand; 4) A City of La Quinta methodology for calculating the parking demand for extremely complex or unusual uses or combinations of uses for which the standard schedule, the ULI methodology and/or verifiable data are not applicable. (This methodology will be contained in a Planning and Development Department Technical Bulletin). 5) An experimental approach permitting a trial period within which parking demand may be proven (with appropriate guarantees). B. City Judgement. The city reserves the option of requiring the use of more than one method where different levels of information are provided for determining parking requirements as the nature of the development proposal may dictate. BJ/ORDDRFT.004 - 2 - C. Increases: Additional off-street parking shall be provided in accordance with this Chapter at the time an existing building is altered, or dwelling units, apartments or guest rooms are added, or a use is intensified by the addition of floor space or seating capacity, or there is a change of use. 2. If the number of parking spaces actually provided (according to a certified parking plan) proves by experience to be inadequate to reasonably protect the health, safety, and welfare of the public, the required number of parking spaces may be required to be increased. Such increase shall be ordered by City Council, based on findings and recommendations from the Planning Commission. If the property owner or user is unable or unwilling to provide the additional required parking, the City may initiate proceedings which have the effect of reducing the intensity of the land use to a level commensurate with the amount of parking available. D. Reductions: Required parking capacity may be reduced if a significant permanent reduction in the use can be demonstrated and guaranteed. E. Certification: Parking requirements shall be initially determined and amended for increases or reductions and certified by means of the approval of the parking plan, pursuant to subsection 9.160.020. 9.160.020 APPROVAL OF PARKING PLAN. A. A plot plan, pursuant to the provisions of Chapters 9.180 and 9.182 of this title, shall be filed for approval of all off-street parking facilities, except for one- and two-family residences, unless the off-street parking facilities have been previously approved as a part of a conditional use permit or plot plan approval and no changes in intensity of use are being proposed. BJ/ORDDRFT.004 - 3 B. The plot plan shall show both the off-street parking facilities and the use(s) to be served, together with pedestrian arrangements (including crosswalks, if necessary) connecting them. Accompanying the plot plan shall be submitted information required to determine total parking requirements as described in Subsection 9.160.045, together with documentation of the appropriate guarantees, pursuant to Subsection 9.160.025. C. The Planning Director may, without notice or hearing, permit modifications to the circulation, landscaping, and parking layout requirements where topographic or other physical conditions make it impractical to require strict compliance with these requirements. 9.160.025 GUARANTEES OF CONTINUED AVAI A. The continuation of any permit to use property shall be directly contingent on the continued provision and proper functioning of the required off-street parking. Failure to continue to provide the required parking in the approved usable condition shall become grounds for immediate revocation of all permits for use of the property on the grounds that it is a threat to the public health, safety, and welfare. B. The owner of the property shall be directly responsible for the continued provision of the required off-street parking. C. The user of the property shall demonstrate to the satisfaction of the City that the continued provision of the required parking has been adequately guaranteed for a period at least as long as the permitted use. D. Among the forms of guarantee which may be required by the City are the following: 1. The inclusion of exclusive or joint use rights for the required parking spaces in the lease for structural space on the same property; 2. A recorded covenant merging together two properties under the same ownership which subordinates all other use claims and obligations to the provision of the required parking on the adjacent parcel; BJ/ORDD.RFT.004 - 4 3. In a contract for parking on other parcels, either: a. A non -cancellable provision; or b. The earliest expiration or cancellable date for parking facilities occurring simultaneously or after the time limit for the use requiring the parking; or C. A bond or other acceptable equivalent instrument in favor of the City which guarantees (in the event of the contract cancellation, termination, or expiration, suit, court jurisdiction, or other occurrence which has the effect of rendering the required parking spaces unavailable), the continued provision of the required parking by means of alternate arrangements. 9.160.030 ENTITIES WHO MAY PROVIDE PARKING FACILITIES. Off-street parking may be provided for a particular use by any or a combination of the following entities (so long as the appropriate guarantees described in Section 9.160.025 remain in effect): A. On property containing the use: the property owner, lessee, or agent of the use for which the parking is required; or B. On an adjacent property under the same ownership: the property owner, lessee, or agent of the use for which the parking is required; or C. On an adjacent property not under the same ownership: an approved adjacent property owner, lessee, or agent who reserves spaces on a contract basis for the adjacent use; or D. On an adjacent or nearby property not under the same ownership: 1. An approved private (for profit or not for profit) parking company which reserves, sells, leases, or rents adjacent or nearby parking spaces for that use; or 2. An approved private parking association (such as in a shopping center) which creates and allocates parking spaces as credits or shares available to its subscribers/members to meet their parking requirements; or . V 012 BJ / ORDDi2FT . 0 0 4 - 5 - 3. A duly authorized public entity (parking district, assessment district, redevelopment district, or similar agency) among whose powers are the authority to acquire and make available parking spaces and maneuvering areas, pedestrian walkways, shade structures, landscaping and other improvements. 9.160.035 JOINT USE AND TIME-SHARE USE OF PARKING. A. Regardless of the entity or entities providing parking, the sum of parking spaces provided for all uses in a given area shall be equal to or more than the sum of the parking spaces required by the uses for that area, even if two or more non-residential uses jointly develop and use required parking facilities, unless either Subsection B or C, or D applies in its entirety. B. The approved parking plan was developed and designed based on parking demand established by means of the Urban Land Institute "shared parking: methodology (as described in ULI Shared Parking, 1983) using locally adopted data (especially considering Coachella Valley's unique seasonality and demographics). C. The approved parking plan was developed and designed based on the methodology for unique parking demands contained in the La Quinta Planning and Development Technical Bulletin on alternative parking demand determinations. D. In cases where joint -use time shared parking is desired, but insufficient data are available to use either of the methodologies available, an experimental parking arrangement can be temporarily approved under the following conditions: 1. Reasonably comparable data from similar joint -uses demonstrates to the satisfaction of the City that the joint use proposal is potentially workable; and, 2. The joint uses are separated in time by a minimum of 60 minutes and/or are for separate days; and, 3. A 15 percent excess capacity is provided to accommodate unforeseen miscalculation of peak use and/or separation of time; and, BJ/ORDDRFT.004 - 6 - �.., 013 9.160.040 A. 4. The joint time-shared use of parking facilities is a binding part of one or more approved plans for the uses requiring the parking; and, 5. A two-year proof period is guaranteed: the land for additional parking is reserved or optioned, and a bond or acceptable equivalent mechanism (in favor of the City) is posted to cover the costs-plus-10-percent for acquiring the land and constructing the credited parking spaces for a period of two years from the commencement of the last joint use at 100 percent capacity, or until such time prior to the expiration of the two year period as the City elects to release the guarantee pursuant to the conditions of approval. 6. An acceptable program of data gathering to document the actual parking demand claimed during the trial period. LOCATION OF PARKING FACILITIES All Zones. 1. Residential Uses. Required parking shall be located on the same parcel of land as the residential building which the parking is to serve, and/or on an adjacent parcel held in common to that and other residential buildings, provided that: a. The parking is on that portion of the parcel where the erection of garages, carports, or shade structures is permitted; and, b. The placement and distribution of required parking is such that for any dwelling unit, the assigned or reasonably available parking spaces are no further than 100 feet by physical walkway to the entry of that dwelling unit. BJ/ORDDRFT.004 - 7 01, Non-residential uses. a. Required parking provided by any entity shall be located on the same parcel of land as the use for which the off-street parking is to serve, or on an adjoining parcel of land, or be located on a parcel across an alley, or be located across a street (other than a major or primary arterial) only if a properly -designed crosswalk is also provided to connect the parking with the use(s) requiring it. b. Such parking must be within a reasonable walking distance of the uses requiring parking, and be on a parcel in a commercial zone, or in a zone adjacent to a commercial zone which by conditional use permit allows off -site parking. B. Requirements of Special Zones. Certain zones or subzones, for objectives serving a particular Specific Plan, may place additional restrictions or requirements or grant special allowances on parking location, configuration, and other matters, which shall apply to that zone in addition to the general parking requirements of this section. 9.160.045 NUMBER OF REQUIRED PARKING SPACES. A. Rationale. All land uses the accessory use of demand for parking depends the land use involves any require the support of off-street parking. The on the degree to which of the following factors: 1. Occupants 2. Employees 3. Customers 4. Visitors 5. Vehicles stationed at 6. Services (and loading 7. Handicapped access 8. Emergency access for enforcement the site of the use space) fire, medical, law 9. Encroachment by unauthorized parking The simplest land use, single-family residential, involves a minimum of five of these factors (and possibly more, if they involve employees or handicapped persons); the most complex, hospitals and commercial lodging, involve all nine factors. All other land uses involve six or seven or eight of these factors. 013 BJ/ORDDRFT.004 The following minimum requirements for parking are based on averages and should suit the majority of simple uses. The number of parking spaces required are a combination of the various factors expected for each use. B. Definitions. 1. GLA: Gross leasable area. Includes storage, hallways, restrooms, i.e., all the area leased. 2. Public Area: The area accessible to the public, i.e., in front of counters, not storage areas, not employee areas, not restrooms. 3. Indoor Area: Public area for the display of merchandise, waiting rooms, restrooms. 4. Outdoor Area: Outdoor public area for the display of merchandise, not including fenced off storage areas. C. Number of Required Parking Spaces. The minimum number of off-street parking spaces to be provided is established as follows: 1. Single-family detached and duplex residential: two covered enclosed spaces (in a garage) plus two spaces in driveway (tandem to garage) per unit. 2. In all of the following uses, employee parking shall be separated from customer parking. 3. Condominium and multi -family residential: a.) Boarding and rooming houses and single room occupancy: 1 space per sleeping room. b.) Studio unit: 1 space per unit c.) One bedroom unit: 1.5 spaces per unit d.) Senior - reserved units: 2 spaces per unit e.) Two bedroom (or more) units: 2.5 spaces per unit 4. Mobile Home Parks: 2 spaces per unit (may be in tandem) plus one guest parking space per two units. 5. Homes for the aged (not covered in #2), sanatoriums, convalescent homes, psychiatric and similar therapeutic institutions: one space per two patient beds. BJ/ORDDR]?T.004 - 9 6. Resort or luxury hotel facilities with more than 200 rooms, time-shared facilities, guest ranches, clubs with rooms or suites to rent for 30-days or less, and similar uses with significant recreational amenities on -site such as golf courses, four or more tennis courts, major convention facilities or similar facilities: two spaces per guest room (or parking for suites rented to two or more parties); i.e., two spaces per key. 7. Non -resort and/or non -luxury hotels, or motels, facilities with 200 rooms or less, and similar uses without significant recreational amenities or convention facilities: 1.1 space per guest room (or parking for suites rented to two or more parties); i.e., 1.1 space per key. 8. Restaurants, dining rooms, cafeterias, clubhouses, cafes, taverns, bars, and similar uses providing food and beverage service: 20 spaces per 1000 square feet of public area. (Drive through facilities will be individually evaluated for design.) 9. Retail sales (figured separately per ownership or rental contract): a.) Free-standing convenience stores or liquor stores (not in a center where additional parking is provided), shall have a minimum of 10 parking spaces for the first 2,000 square feet, or portion thereof, plus any contribution of parking spaces for being over 2,000 square feet at the rate of one per 250 square feet. b. Convenience stores or liquor stores in centers under 2,000 square feet: 1 space per 200 square feet, GLA. c.) Food and drug stores over 2000 square feet: 1 space per 250 square feet, GLA. d.) Other retail under 2000 square feet: 1 space per 250 square feet, GLA. e.) other retail over 2000 square feet but under 50,000 square feet: 1 space per 300 square feet, GLA. f.) Other retail over 50,000 square feet: 1 space per 400 square feet, GLA. g.) Furniture, appliance, lumber, building material stores: 1 space per 500 square feet public area. u ._ 017 BJ/ORDDRF'T.004 - 10 9. g.) Automobile, boat, R.V., trailer, or mobile equipment sales, retail nurseries, and other commercial uses both indoors and outdoors: 1 space per 300 square feet indoors plus one space per 2000 square feet outdoors. h.) Mobile home sales: 1 space per 2500 square feet outside. Services (figured separately per ownership or rental contract): a.) Offices (business and professional): 1 space per 250 square feet GLA including lobbies and reception areas. b.) Auto and light truck service station: 6 spaces per service bay. c.) Barber shops, beauty parlors: 2.5 spaces per station. d.) Coin -operated laundries: 1.1 space per washing machine. e.) Cleaners/laundries: 1 space per 100 square feet of public area. f.) Coin -operated car washing facilities: 2 spaces per washing bay, in addition to the washing bay itself. g.) Hand car washing facilities: 4 spaces per washing bay, in addition to the washing bay itself. h.) Car and truck rental agency: 1 space per 200 square feet of public area, plus one space for each rental unit. i.) Day child care centers: 1 space per four children the facility is designated to accommodate, plus a queuing area in the driveway capable of accommodating at least four cars arranged to prevent conflict between departing cars and the cars in the que. Credit for parking can be given to additional queing area. Parking for teachers/day care workers (one space per employee) is in addition to parking for parents. Parking for teachers/day care workers should be separated from the parking for parents. BJ / ORDDIZFT . 0 0 4 - 11 - 0.1 018 10 One-way drives are preferable to prevent conflict between arriving/departing children and cars. j.) Self storage: 1 space per 10 storage bays. If RV/boat storage is associated with the self storage facility, one space per stored vehicle, in a separate area away from storage bays. Alley ways between storage bays must be wide enough for a fire lane plus a parked vehicle. k.) Funeral homes: 1 space per employee plus 1 space for vehicles stored on -site, plus assembly requirements (see 10.b.). 1.) Private clubs, lodges, halls: 1 space per 75 square feet gross area. Entertainment: a.) Theaters and cinemas: 1 space per three seats. b.) Churches, funeral homes, auditoriums, stadiums, convention facilities, ballrooms, conference facilities, banquet facilities and other places of public assembly capable of attracting persons not otherwise staying on -site (such as in a hotel): 1 space per 3 seats or 1 space per 25 square feet of assembly area. c.) Gymnasiums, martial arts studios, health and fitness clubs, spas: 1 space for each 150 square feet of public area. d.) Golf courses: 5 spaces per hole (in addition to other uses on -site). e.) Driving ranges: 1.1 space per tee. f.) Game courts: 2.1 spaces per court (plus other uses). g.) Bowling alleys: 3 spaces per alley (plus other uses). h.) Pool and billiard halls: 2 spaces per table (to be added to the parking requirement of any other facility which includes food or beverage service tables). BJ/ORDDR,FT.004 - 12 - 1 � 019 i.) Library: 1 space per 500 square feet, plus the requirements of any meeting rooms. j.) Skating rinks: 1 space per 100 square feet (plus other uses). 12. Public utility facilities: 1 space per 250 square feet of office area; 1 space per 500 square feet maintenance or warehouse facility. 13. Wholesale, industrial or heavy commercial uses: 1 space per two employees on the largest shift, plus 1 space for each vehicle stored on -site. 14. Schools (private): a.) Kindergarten through 9th grade: 2 spaces per classroom or office. b.) Grades 10 through 12th: 10 spaces per classroom, plus one per office. C. Colleges, business, professional, and trade schools: 20 spaces per classroom, plus 1 per office. d. If an auditorium or playing field is included in the school, additional parking spaces shall be provided at the rate of one space per four seats. 15. Hospitals: 2 spaces per each patient bed plus any spaces required for offices or outpatient uses. 9.160.050 DEVELOPMENT STANDARDS. The following standards shall apply to the development of all parking facilities, whether the space is required or optional. A. Parking Lot Layout and Circulation. 1. With the exception of single-family detached and duplex residential, no parking arrangement shall be permitted which requires a vehicle to back out into a public street. 2. No parking space shall be located within three feet of any property line. 3. Tandem parking shall only be permitted on single-family detached residential, duplex residential, and in mobile home parks on rental lots or mobile home subdivisions. ®. (,)29 BJ/ORDDR.FT.004 - 13 - 4. with the exception of single-family, duplex, and mobile home park lots, all parking areas shall be bordered by continuous curb to serve as drainage channels and as wheelstops. No separately mounted wheelstops shall be permitted. 5. All driveways shall be crowned for positive drainage. If an inverted crown is proposed for a driveway, the width of the center portion, commensurate with the drainage cross-section, shall be of portland cement, rather than asphaltic concrete. 6. Parking lot layouts, depending on their capacity, shall exhibit a clear hierarchy of major drives, fire lanes, loading areas, minor drives, parking bay maneuvering areas, etc. Parking shall not be arranged to require backing out into major drives. 7. Driveways within a parking lot shall exhibit a looped pattern, or shall have an on -site turn -around area. 8. Entry driveways shall lead into the parking area without parking along the driveway, except for very small parking lots. Sufficient throat shall be provided to allow for deceleration/queuing in -bound and queuing out -bound traffic. 9. Entry/exit driveways shall be placed where they constitute the least interference with the free -flowing function of the public street to which they connect. Sufficient distance shall be maintained from intersections for entry/exit points. 10. Adjacent driveways shall exhibit a connection between them to allow parking lot maneuvering from one establishment to another without requiring exit to the street. Adjacent properties shall maintain agreements which permit reciprocal driveway connections across property lines. 11. The design of parking lots may utilize any.of the following design features, provided that the design and dimensions in the next subsection are maintained: a.) One-way or two-way drives. BJ/ORDD'RFT.004 - 14 - V..' P'21 b.) single loaded or double loaded parking bays. c.) Parallel, angled or head -in (90-degree) parking angles. d.) Regular and compact spaces. e.) Handicapped spaces. B. Parking Lot Design and Dimensions. 1. Marking: With the exception of single-family detached and duplex residential, all parking spaces shall be clearly marked with white paint or other easily distinguished material. Marking shall be a minimum of 4-inches wide. 2. Regular vehicle spaces: A minimum of 80% of all parking spaces shall be designated for regular vehicular parking. Regular vehicle spaces shall have dimensions as follows: length 18 feet to curb, plus two feet overhang; where curbs are not provided, a total of twenty feet is required; width 9 feet. 3. Compact vehicle spaces: In parking lots containing 15 or more spaces, a maximum of 20% of all parking spaces may be designated for compact vehicle parking. Compact vehicle spaces shall have dimensions as follows: length 16 feet to curb, plus 1-1/2 feet overhang; width 8-1/2 feet. Compact vehicle spaces shall be clearly marked and conveniently placed throughout the parking area. where curbs are not provided, a total length of 17-1/2 feet is required. 4. Handicapped parking spaces: Handicapped spaces are required according to the following formula: BJ/ORDDRFT.004 - 15 - 10 022 Total Number of Handicapped Parking Parking Spaces Spaces Required 0 - 5 1 space unmarked 6 - 40 1 space marked 41 - 80 2 spaces marked 81 - 120 3 spaces marked 121 - 160 4 spaces marked 161 - 300 5 spaces marked 301 - 400 6 spaces marked 401 - 500 7 spaces marked Over 500 The above require- ments plus 1 for each 200 additional spaces provided. Handicapped spaces shall be 14 feet in width and 20 feet in length, close to entrances, clearly marked, with minimum slope, a ramp provided, and meeting all State regulations. 5. End spaces: Parking spaces at the end of a parking bay against a curb shall be widened by two additional feet and/or shall have a backing -out pocket provided. 6. Parallel spaces: Spaces provided for parallel parking shall be a minimum of 9 feet wide and 24 feet in length, to permit room for maneuvering. If a wall or curb in excess of 8 inches in height is adjacent to the parallel parking space, the space shall be 10 feet in width. The end space, if confined by a curb, shall be 30 feet long. 7. Driveways: Entry driveways for commercial and multi -family parking lots, shall be a minimum of 24 feet wide, plus any median width (minimum of 3 feet wide). Additional turning lanes (if required) shall be a minimum of 12 feet in width. A one-way entry or exit lane shall be a minimum of 12 feet in width. Maximum driveway width shall be 48 feet plus median width properly radiused. Internal driveways shall conform to the minimum widths, depending on the angle of parking in Table 1. 8. Radii: Entry driveways shall be radiused at 5 feet. Internal planter radius shall be a minimum of 3 feet. Driveway radius shall be a minimum of 16 feet inside and 29 feet outside if confined by a curb or other construction. 9. In commercial parking lots the first parking space parallel to the property line shall be at least 10 feet from the property line. o._ Q 3 n.7/nvrmPT7,P and - 16 - 10. Walls: All parking areas, other than those required for single and two family residential uses, which adjoin property zoned for residential uses, shall have a six foot high solid masonry wall installed in such a manner as to preclude a view of the parking area from such adjoining residential property, except that any walls within 10 feet of any street or alley shall not exceed 30 inches high. This restriction shall not apply in the C-V-T Subzone of the Village. 11. The following dimensions shall apply as minimums for one way and two way parking lanes, for parallel, 45 60 and 90 parking, for standard and compact vehicles, see Table 1: BJ/ORDDRFT.004 - 17 - 72t COMPACT r C 0 b 0 tQ Vl 8T - ►00'7.dsoasolre STANDARD ro IY K C. D. E Fire Lanes. 1. Fire lanes, meeting Fire Department standards, shall be provided to access all structures (both in front and to the rear). Fire lanes also serve for medical emergency and law enforcement purposes. Fire lanes shall be kept separate from loading or servicing areas and shall have a minimum of parking capable of backing into the fire lane and blocking it. Fire lanes shall be adequately marked and patrolled to prevent parking which may block access. Pedestrians 1. The purpose of a parking lot is to provide for the transition from vehicular to pedestrian movement. All parking lot arrangements shall be designed to provide for maximum safety and convenience of pedestrians in their movement to and from the parking area. Where possible, landscaped areas shall also contain paved pedestrian walks for the safe movement of pedestrians. 3. On major driveways, crosswalks shall be provided to call attention to the vehicular driver the place to expect cross -vehicular pedestrian movement. 4. Textured surfaces and speed bumps shall be used to keep vehicular speeds within a tolerable range. Service BJ/ORDDRFT.004 Off-street Loading Requirement. a. whenever the normal operation of any development requires that goods, merchandise, or equipment be routinely delivered to or shipped from that development, a sufficient off-street loading and unloading area must be provided in accordance with this section to accommodate the delivery or shipment operations in a safe and convenient manner. - 19 - o„_ 028 b. The loading and unloading area must be of sufficient size to accommodate the numbers and types of vehicles that are likely to use this area, given the nature of the development in question. The following table indicates the number and size of spaces that, presumptively, satisfy the standards set forth in this subsection. However, the City may require more or less loading and unloading area if reasonably necessary to satisfy the foregoing standard in Table 2. TABLE 2 Gross Leasable Area of Building Number of Spaces 1,000 - 19,999 1 20,000 - 79,999 2 80,000 - 127,999 3 128,000 - 191,000 4 192,000 - 255,999 5 256-000 - 319,999 6 320,000 - 391,999 7 Plus one (1) space for each additional 72,000 square feet or fraction thereof. C. Each loading berth shall be not less than forty-five feet in length and twelve feet in width exclusive of aisle or maneuvering space, and shall have an overhead clearance of not less than fourteen feet. d. Such space may occupy all or any part of any required yard space, except front and exterior side yards, and shall not be located closer than fifty feet to any lot in any residential zone unless enclosed on all sides except the entrance by a wall not less than eight feet in height. e. Loading and unloading areas shall be so located and designed that the vehicles intended to use them can (1) maneuver safely and conveniently to and from a public right-of-way; (2) complete the loading and unloading operations without obstructing or interfering with any fire lane, public right-of-way or any parking space or parking lot aisle, and (3) be internalized whenever possible. c 02 BJ/ORDDRFT.004 - 20 - f. Each loading berth shall be accessible from a street or alley or from an aisle or drive connecting with a street or alley. g. Entrance from and exists to streets and alleys shall be designed to minimize traffic congestion. h. Sufficient room for turning and maneuvering delivering vehicles shall be provided on the site so that vehicles shall cross a property line only by driving forward. i. The loading area, aisles, and access drives shall be paved so as to provide a durable, dustless surface and shall be so graded and drained so as to dispose of surface water without damage to private or public properties, streets, or alleys. j. Bumper rails and bollards shall be provided at locations where needed for safety or to protect property. k. If the loading area is illuminated, lighting shall be deflected away from abutting residential sites so as to cause no annoying glare. 1. No repair work or servicing of vehicles shall be conducted in a loading area. M. Off-street loading facilities shall be located on the same site with the use for which the berths are required. n. If more than one use is located on a site, the number of loading berths provided shall be equal to the sum of the requirements prescribed in this title for each use. If more than one use is located on a site and the gross floor area of each use is less than the minimum for which loading berths are required but the aggregate gross floor area is greater than the minimum for which loading berths are required, off-street loading berths shall be provided as if the aggregate gross floor area were used for the use requiring the greatest number of loading berths. BJ/ORDDR.FT.004 - 21 - 0.1 IQ' o. Off-street loading facilities for a single use shall be considered as providing required off-street loading facilities for any other use as long as sufficient spaces are provided to meet the requirements of all uses. P. There shall be provided off-street loading berths prior to the time of initial occupancy, major alterations or enlargement of a site, or of completion of construction of a structure, or of a major alteration or enlargement of a structure, meeting the requirements. The number of loading berths provided for a major alteration or enlargement of a site or structure shall be in addition to the number existing prior to the alteration or enlargement. q. No area allocated to loading and unloading facilities may be used to satisfy the area requirements for off-street parking, nor shall any portion of any off-street parking area be used to satisfy the area requirements for loading and unloading facilities. r. Loading space being maintained in connection with any existing main building existing on the effective date of the ordinance codified in this chapter shall thereafter be maintained so long as the building remains, unless an equivalent number of such spaces are provided on a contiguous lot in conformity with the requirements of this chapter; provided, however, that this regulation shall not require the maintenance of such space for any type of main building other than those specified above. S. No loading space which is provided for the purpose of complying with the provisions of this title shall hereafter be eliminated, reduced, or converted in any manner below the requirements established in this title, unless equivalent facilities are provided elsewhere, conforming to this Chapter. BJ/ORDDRFT.004 - 22 2. Utilities. All utility connections, utility meters, and mechanical equipment shall be accessible from an area adjacent (but not within the maneuvering area) to the fire lanes. Enough space shall be provided for a service truck to park adjacent to the utility area. Such area shall not conflict with the loading and maneuvering areas in Subsection 1 above. 3. Solid Waste. A separate area shall be provided for the collection of solid waste. Such area shall meet the specifications of the contracting solid waste company. Solid waste containers shall be screened from view by means of an opaque 6 foot wall and opaque gates. Gates shall not open toward the street or on -site parking areas. F. Landscaping 1. Landscaping of parking lots is beneficial to the public in that landscaping ensures public welfare, minimizes nuisances such as noise and glare, moderates the microclimate, and enhances the visual environment. 2. Landscaping shall be incorporated into the design of all off-street parking areas as follows: a. Parking lot shading. Trees, of suitable eventual size, spread and climatic conditioning, shall be placed throughout the parking area to provide adequate shade for pedestrians and vehicles. Shade trees shall be placed so as to shade a portion of the total parking area with tree canopies within 15 years per the following Table. Professional landscaping judgement shall be used to evaluate the plan as to its 15-year growth and coverage. TABLE 3 Parking Spaces Required 5 - 24 spaces 25 - 49 spaces 50+ spaces Tree coverage shall approximate crown at 15 years of age. % of Total Parking Area to be Shaded 30% minimum 40% minimum 50% minimum be determined by the diameter of each tree d_. 039 BJ/ORDDRF'T.004 - 23 - A shade plan shall be submitted with detailed landscaping plans, which shows canopies after 15 years growth to confirm the above percentages. Tree locations should not interfere with required lighting of public areas or parking areas. b. Landscaped planters and perimeter treatment. Trees shall be placed in planters that must also include plant material such as groundcover or appropriate vines and screen shrubs. Boulders, gravel, and the like, may be integrated with plant material into a well conceived plan; berming or other aesthetic approaches integrating into the overall design are encouraged. C. Labeling the plant material. A plant list shall be included giving the botanical and common names of the plants to be used and size at time of planting. d. Screening. Proper screening by fences, hedges or walls shall be installed as required in the process of design review. Parking areas that adjoin residential zoned property shall be screened by minimum 6 foot fences or walls provided in connection with each residential zone. e. Whenever any parking area, except that provided for single family dwellings, adjoins a street right-of-way, a planting strip between the right-of-way and the parking area shall be established,and continuously maintained and landscaped. Any planting within 10 feet of any entry or exit driveway shall not be permitted to grow higher than 30 inches. Berms or low walls may be incorporated into the planting strip. The width of the planing strip shall be as follows (from the property line: TABLE 4 Highway 111 50 feet Major and Primary Arterials 20 feet Other Streets: 10 feet BJ/ORDDRFT.004 - 24 - 0 03 f. In addition, where more than 4 automobile spaces are required on a lot or a parcel of land, not less than 5 percent of the interior parking lot area shall be landscaped, not including parking lots located in enclosed structures. Planting along the exterior perimeter of a parking lot will not be considered as a part of the 3 percent interior landscaping. At least one 5-gallon size tree for every 10 spaces, or major fraction thereof, shall be included in the development of the landscaping program. All open areas between any curbs, walls, and the property line shall be permanently landscaped with suitable materials and maintained. Landscaping shall include shrubs, trees, vines, groundcovers, hedges, flowers, bark, chips, decorating cinders, gravel, and similar material which will improve the appearance of parking area. g. All planter beds containing trees shall be at least 6 feet in diameter. All landscape planter beds not containing trees shall be not less than 3 feet in width. All planter beds shall be bordered by a concrete curb not less than 6 inches or more than 8 inches in height adjacent to the parking surface. h. Curbs shall also be installed as protection of buildings, sidewalks, walls, fences and against encroachment into public or adjoining property. Wheelstops may be used in the center of parking lots provided that any breakage or displacement of wheelstops shall be immediately repaired. i. Landscaped areas shall be distributed throughout the entire parking area as evenly as is appropriate in the design of the parking facility. j. Effective irrigation systems shall be installed and maintained in all landscaped areas so that landscaping remains in a healthy growing condition and in compliance with the approved plan. All dead vegetation shall be removed and replanted. Hose bibs shall be placed at intervals of not less than 200 feet. Irrigation water shall be contained within property lines. v 032 BJ/ORDDRFT.004 - 25 - k. Where trees already exist, the parking lot shall be designed to make the best use of this existing growth and shade. 1. Any open areas, including future pads, in the interior of any parking area shall be landscaped with appropriate plant material and be maintained in good condition. M. On large projects (exceeding 20 acres) an option is provided: the exterior portions of the parking lots adjacent to the streets (up to 25% of the required parking spaces) (excluding driveways and other maneuvering spaces) may be planted with grass block (a form of block into which grass is planted). This practice increases percolation of rain, reduces detention basin sizes, gives the impression of greater landscaped space, reduces the hard paved surface thereby reducing the local heating effects. Grass block areas must be irrigated (preferably at night) and mowed. The configuration of the grass block will require solid block between spaces to demarcate parking stalls. Curbs are still required as edges of grass block parking areas. This option is provided on the theory that the outer edges of parking lots are only used during holiday season peak periods. G. Surfacing 1. All parking areas shall be designed and built with positive drainage to an approved drainage conveyance. No ponding shall be permitted. 2. All parking and maneuvering shall be surfaced with asphaltic or portland concrete, over the appropriate base. a.) Concrete surfacing with a minimum thickness of 3-1/2 inches and shall include expansion joints. BJ/ORDDRkT.004 - 26 - ®- 03, b.) Asphaltic concrete paving compacted to a minimum thickness of 3 inches on 4 inches of Class 2 base. The base thickness can be varied based on the recommendation of a preliminary soil report. The structural section may be modified based upon the recommendation of a registered civil engineer. H. Valet Parking 1. Valet parking shall be approved by the Planning Commission as a separate item apart from the plot plan approval. 2. When valet parking is provided, a minimum of 25% of the required parking area shall be designated and arranged for self -parking, to prevent on -street parking and blocking of fire lanes. 3. The drop-off point for valet parking shall be convenient to the front door of the facility, shaded, one way, and of sufficient capacity to handle 3 cars abreast. 4. The route from the drop-off/pick-up point to the area designated for valet parking shall be via a private drive on -site and not involve any public street. 5. A safe pedestrian route for valet staff shall be provided without crossing the path of the valet parking route. 6. Valet parking shall contain a condition of approval that sufficient liability insurance for patrons be carried each year of operation. I. Shopping Carts. 1. Every use which utilizes shopping carts shall provide a shopping cart collection area or cart racks. 2. Each cart rack or collection area shall be placed within 100 feet of any parking space, to prevent parking spaces being lost to the random abandonment of shopping carts. BJ/ORDDRFT.004 - 27 - u oat J 3. Each cart rack or collection area shall utilize either a steel frame or curbs (on the lower side) to contain the shopping carts. 4. A condition of approval of commercial plot plans shall contain a provision that parking lots be cleared of shopping carts no less frequently than once every two hours. More than 25% of the required parking spaces being blocked by shopping carts shall constitute a public nuisance and shall be abated. 5. Parking shall be arranged around uses which involve shopping carts in such a way that pedestrians with carts need not cross major internal driveways, or provide a crosswalk at the appropriate point with textured material proceeding the crosswalk to alert the driver of the approach of a crosswalk. 6. If sidewalks adjacent to stores are used for temporary storage of assembled shopping carts, such sidewalks shall be designed with extra width so that pedestrian flows are not blocked by shopping carts. Underground, Decked, and Covered Parkin 1. The minimum dimensions for underground, decked, or covered parking shall be as required for uncovered surface area parking as specified throughout this Section, except additional minimum dimensions may be necessary for specific circulation conditions resulting from underground or decked parking. 2. The heights of overhead obstructions shall be clearly marked for all underground, decked, or covered parking. 3. A level transition area between the street and ramp serving underground or decked parking shall be provided for a distance which will provide adequate site distance at the street. �a4 BJ/ORDDRFT.004 - 28 - 03 4. Decked parking structures shall be subject to design review in all cases. Special care shall be taken to prevent the mass and height of parking structures from intruding into the street scape. 5. Landscaping shall be incorporated into parking structures to blend them into the environment. This shall include perimeter grade planting and rooftop landscaping as deemed appropriate by the Planning Commission. 6. Multiple level (decked) parking structures shall contain light wells (minimum dimensions: 20 feet X 20 feet), placed at least every 200 feet. The base elevation of the light well shall be landscaped. Tall trees (especially palms) shall be used to tie together the various levels of the parking structure. K. Drive -through Facilities. Such facilities shall conform to the following regulations. Exceptions to these regulations may be permitted by the Planning Commission when existing on- or off -site conditions warrant alternative design solutions. 1. No drive -through facility shall be permitted within 200 feet of any residentially zoned or used property. 2. Safe on- and off -site traffic and pedestrian circulation shall be provided, including, but not limited to, traffic circulation which does not conflict with entering or exiting traffic to the site, parking, or pedestrian movements. 3. A stacking area shall be provided for each service window or machine and shall provide a minimum of 7 tandem standing spaces inclusive of the vehicle being serviced. Said standing spaces shall not extend into the public right-of-way nor interfere with any internal circulation patterns. 4. The drive -through facility shall be designed to integrate with existing or proposed structures, including roof lines, building materials, signage and landscaping. BJ/ORDDRFT.004 - 29 - ••� 1) L. 5. Vehicles at service windows or machines shall be provided with a shade structure. 6. Amplification equipment, lighting and location of drive -through elements and service windows shall be screened from public rights -of -way and adjacent properties. 7. Exits from drive -through facilities shall be at least 3 vehicles in length, shall have adequate exiting sight -distance, and shall connect to either a signalized entry to a traffic way or the exit shall be right turn only. Lighting. 1. Parking lot lighting shall be provided for parking lots exceeding 4 spaces. 2. All off-street parking areas in multiple residential zones shall be illuminated at night. 3. Commercial establishments shall provide night lighting throughout required parking areas at all hours of customer and employee use. 4. Night use of loading areas shall be provided adequate lighting. 5. Entries/exits to all parking areas shall provide safety lighting all night as approved by the Planning Commission. 6. Lighting, where installed for parking area, sales and/or display area, shall be so arranged as to reflect away from adjoining residential areas and shall be designed not to cause a nuisance either to vehicular traffic or to the living environment. 7. The light source shall not be visible from off the property, shall not direct light skyward, and shall be so arranged by means of filters or shields to avoid reflecting light onto adjoining properties and streets. 8. Light standards should be placed between parking spaces or built into landscaped areas. BJ/ORDDRFT.004 - 30 - n37 Light standard heights shall be as per manufacturer's recommended photometics, but in no case shall the height exceed the maximum permitted building height of the zone in which it is situated or 18 feet, whichever is greater. Graduated light standard heights within a site with lower heights in peripheral areas, may be required by the Planning Commission to provide compatibility with adjoining properties and streets. 10. Illumination levels in parking areas which require lighting shall be an average of 1 foot candle with a ratio of average light to minimum light of 3 to 1. Low voltage up -lighting wall surfaces are also encouraged. Lighting plans shall take into account the placement and growth of landscape materials. 11. Illumination of parking and loading areas shall conform to the requirements of the "Outdoor Light Control Ordinance", Chapter 9.210 of the Muncipal Code. M. Bicycle Parking. 1. Commercial establishments shall provide bicycle parking facilities at a ratio of one bicycle space per 50 automobile parking spaces. Bicycle parking facilities shall be placed in scattered locations, adjacent to anchor store locations and/or where youthful customers are likely to frequent. 3. Bicycle parking facilities shall be placed in shaded locations, out of the way of pedestrian flows and the areas for assembly of shopping carts. 4. Bicycle parking facilities shall be provided with a mechanism which permits locking a bicycle into the parking facility. 0 BJ/ORDDRF'T.004 - 31 - N. Encroachments. 1. Required parking spaces shall not be used for the storage of vehicles unless such storage is calculated into the required parking formula. 2. No required parking spaces shall be used for the display of vehicles for sale. 3. if an area of parking is for park -and -ride programs, such area shall be in addition to the required parking area. If no additional area is provided for such purposes, the owner/operator of the parking lot shall arrange for part of the parking lot, at peak usage hours, to have encroaching parking removed by means of tickets and/or towing. O. Nonconforming Parking. 1. Multi -family and commercial establishments which are legal uses, properly permitted, at the date of effectiveness of this Parking Ordinance Amendment to the Zoning Ordinance, shall be allowed to continue in operation at whatever parking ratios are in effect at that time. 2. Any additional uses, any intensifications of use, any expansions, or any changes of use which involve a need for added parking shall comply with this Section. That is to say, the existing use, if left undisturbed by changes, may continue at the pre-existing state. Only the changes will be required to conform to this Section, unless an overriding public safety issue, confirmed by the Planning Commission and the City Council, requires some re -design of the existing parking. BJ/ORDDRFT.004 - 32 - PH-2 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 28, 1989 APPLICANT WILLIAMS DEVELOPMENT COMPANY ENGINEER: THE KEITH COMPANIES OWNER: WARING ADAMS VENTURE PROJECT: CHANGE OF ZONE NO. 89-050; REQUEST FOR A ZONE CHANGE FROM R-1-12,000/PD TO R-1 FOR A +9.5 ACRE SITE. TENTATIVE TRACT MAP NO. 25290; REQUEST TO SUBDIVIDE +9.5 ACRES INTO 31 SINGLE FAMILY SALES LOTS. LOCATION: FRED WARING DRIVE APPROXIMATELY 1000 FEET EAST OF ADAMS STREET (JUST WEST OF LA QUI:NTA PALMS). (SEE ATTACHMENT NO. 1.) GENERAL PLAN DESIGNATION: LOW DENSITY (2-4 DU/AC) EXISTING ZONING: R-1-12000/PD (SINGLE-FAMILY, 12,000 SQUARE FEET REQUIRED PER DWELLING UNIT, USED TO DETERMINE DENSITY) - (PLANNED RESIDENTIAL DEVELOPMENT) ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 89-138 WAS PREPARED IN CONJUNCTION WITH BOTH APPLICATIONS. THE INITIAL STUDY INDICATED THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR DUE TO THE PROPOSAL, BUT MITIGATION MEASURES MADE A PART OF THE PROJECT WILL REDUCE THESE IMPACTS TO AN INSIGNIFICANT LEVEL; THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED. PROJECT DESCRIPTION: THE APPLICANT PROPOSES TO REZONE A +9 ACRE SITE FROM R-1-12000/PD TO R-1 (REFER TO ATTACHMENT NO. 2). THIS CHANGE OF ZONE,�IN EFFECT, ELIMINATES THE REQUIRED MINIMUM SQUARE FOOTAGE PER LOT, WHEN DETERMINING DENSITY, AND PERMITS THE DENSITY TO RANGE FROM TWO TO FOUR UNITS PER ACRE WITH MINIMUM LOT SIZES OF 7,200 SQUARE FEET. BJ/STAFFRPT.021 - 1 - a.,, O49 A TENTATIVE TRACT MAP APPLICATION HAS ALSO BEEN FILED IN CONJUNCTION WITH THE CHANGE OF ZONE APPLICATION, TO SUBDIVIDE THE +9.5 ACRE SITE INTO 31 SINGLE-FAMILY RESIDENTIAL LOTS INTENDED FOR SALE, WITH A PUBLIC STREET SYSTEM (REFER TO ATTACHMENT NO. 3). NET DENSITY: 3.3 UNITS PER ACRE (NET ACREAGE = 9.5 ACRES) LOT SIZES: MINIMUM LOT SIZE _ + 9,065 SQUARE FEET (7200 SQUARE FOOT MINIMUM REQUIRED - SEE CONDITIONS OF APPROVAL) AVERAGE LOT SIZE _ +10,764 SQUARE FEET MAXIMUM LOT SIZE _ +17,360 SQUARE FEET DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW REQUIRED TO BE PROVIDED ON -SITE CIRCULATION: PUBLIC STREETS PROPOSED. NO ACCESS IS PROVIDED OFF FRED WARING DRIVE. TENTATIVE TRACT 25290 ADJOINS AND THIS TRACT TAKES ACCESS THROUGH THE APPROVED TENTATIVE TRACT NO. 24517 (RANCHO OCOTILLO) TO THE WEST. TENTATIVE TRACT NO. 24517 TAKES ACCESS OFF ADAMS STREET (SEE ATTACHMENT #4). OFF -SITE CIRCULATION: FRED WARING DRIVE - DESIGNATED AS A MAJOR ARTERIAL AT 120-FEET OF RIGHT-OF-WAY WITH AN 18-FEET WIDE RAISED LANDSCAPED MEDIAN. ANALYSIS: A. CHANGE OF ZONE NO. 89-050 1. The proposed zone change from R-1-12000/PD to R-1 effectively eliminates the minimum square footage required for each lot. Any development would then only need to conform with the General Plan density range of two to four units per net acre and comply with the R-1 zoning minimum net size of each :Lot, 7,200 square feet. 2. The net density for this application is 3.3 dwelling units per acre, which falls within the upper range of the General Plan designation for this area (2-4 dwelling units per acre). BJ/STAFFR.PT.021 - 2 - .0.0 041 3. The Bermuda Dunes community to the north across Fared Waring Drive, has residential lots ranging in size from 10,000 to over 13,000 square feet. This Tentative Tract with a minimum lot size of +9,000 square feet and an average lot size of 10,7640 square feet would provide a suitable interface between the lower density Bermuda Dunes community and other tracts to the south with a minimum lot size of 7,200 square feet. B. TENTATIVE TRACT NO. 25290 1. Environmental Considerations. Environmental Assessment No. 89-147 considered the environmental impacts which would be associated with development of Tentative Tract 25290. It was determined that the potential significant impacts identified in the initial study could be mitigated to a level of insignificance; therefore, a Negative Declaration has been prepared for adoption. 2. Parkland Dedications. Chapter 13.24, Article II, of the La Quinta Municipal Code sets forth requirements for parkland dedications (see Attachment No. 6). Based on this Chapter, 0.27 acres of parkland are required to be assessed to secure an in -lieu fee. The Ordinance stipulates that a fee is required only and not a dedication of land for subdivisions containing 50 lots or less. The Conditions of Approval for Tentative Tract No. 25290 require the Applicant to provide a park fee proposal to satisfy the requirements for Parkland Dedication Chapter. 3. Maintenance or retention anu uLueL t,vuuuvu ��=ate• A condition has been provided to insure the maintenance of these facilities by assessing the individual lot owners, either by establishing a homeowner's association or a landscape maintenance district. These methods have also been suggested for required landscaped setbacks along major roadways, such as Fred Waring Drive. 4. Access (See Attachment #4). Direct access from this tract onto Fred Waring Drive is considered a traffic hazard due to the following reasons: a. A further intersection off Fred Waring Drive would increase the congestion caused by an existing access point off Fred Waring Drive (Chapelton Drive) serving Bermuda Dunes to the north. BJ/STAFFRPT.021 - 3 - ® 0 4 2 b. A number of Bermuda Dunes residences have direct access onto Fred Waring Drive just north of Tentative Tract 25290. Access for this tract has been taken through the Tentative Tract to the west, Tentative Tract 24517 (Rancho Ocotillo). A condition will be attached to this Tentative Tract requiring that building permits will only be issued for Tentative Tract 25290 if one of the following has occurred: a.) The streets from Adams Street through TT #24517 (Rancho Ocotillo) providing access to TT #25290 have been constructed by the developer of TT #24517. b.) The developer of TT #25290 constructs adequate access streets for the future residents of that project through TT 24517. c.) The developer provides approved temporary access through to Fred Waring Drive. 5. Unit Design. The Williams Company is at this point in time developing both TT #24290 and TT #24517 (Rancho Ocotillo). The units for TT #24290 will therefore be the same as those already approved for TT #24517. The tentative tract under study could in effect, be considered an extension to TT #24517 (Rancho Ocotillo). A color board however, was not submitted when the elevations and floor plans for TT #24517 Rancho Ocotillo were approved. This has now been submitted and shows typical desert colors. FINDINGS: Findings for Change of Zone No. 89-050 and Tentative Tract Map No. 25290 can be found in the attached Planning Commission Resolutions 89-_ and 89-_ RECOMMENDATION: 1. By adoption of attached Planning Commission Resolutions, Nos. 89- and 89- recommend to the City Council concurrence with the environmental analysis, and approval of Change of Zone No. 89-050 from R-1-12000/PD to R-1, as per Exhibit A, and Tentative Tract Map No. 25290, subject to the attached conditions. 2. The Planning Commission by minute motion approve the color scheme for Tentative Tract No. 25290 and Tentative Tract No. 24517. BJ/STAFFR.PT.021 - 4 - ®.v 043 Attachments: 1. Location Map 2. Change of Zone Map 3. Tentative Tract Map 25290 4. Development surrounding TT #25290 5. Parkland Dedication ordinance 6. Proposed Planning Commission Resolution No. 89. 7. Proposed Planning Commission Resolution No. 89- BJ/STAFFRPT.021 - 5 b4 PLANNING COMMISSION RESOLUTION NO. 89-0-5;9' A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM R-1-12000/PD TO R-1 ON A +9.5-ACRE SITE. CASE NO. CZ 89-050 - WILLIAMS DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of November, 1989, hold a duly -noticed Public Hearing to consider the request of Williams Development Company for a Change of Zone, from R-1-12000/PD to R-1 for a +9.5-acre site, located south of Fred Waring Drive, approximately 1000 feet east of Adams Street, just west of La Quinta Palms, more particularly described as: THE EAST HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; WHEREAS, said Change of Zone request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted. an initial study, and has determined that the proposed Change of Zone will not have a significant effect on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Tract 25290 in conjunction with this Change of Zone, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Change of Zone: 1. The proposed Change of Zone to R-1 is consistent with the goals and policies of the La Quinta General Plan. 2. R-1 zoning is consistent with the existing General Plan land use designation of Low Density Residential (2-4 dwelling units per acre). BJ/RESOPC.OFE - 1 - a'" OX/ " v 3. Approval of this proposal will not result in a significant adverse impact on the environment. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 89-147, indicating that the proposed Change of Zone will not result in any significant environmental impacts, and that a Negative Declaration should be filed; 3. That it does hereby recommend to the City Council approval of the above -described Change of Zone request for the reasons set forth in this Resolution, and as illustrated on the map labeled Exhibit A, attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La �?uinta Planning Commission, held on this 28th day of November, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California ®'v BJ/RESOPC.050 - 2 - l DO r J 5 � z i m „$ N Q 3� d� CHANGE OF ZONE EXHIBIT EXHIBIT TENTATIVE TRACT 25290 1 A Z J GZ) ao o 0 � 1 M o n Tyrn r � 3 rn T lk. 0 4 7 TENTATIVE TRACT MAP 25290 LEGAL DESCRIPTION THE EAST HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; EXCEPTING THEREFROM THE NORTHERLY 60 FEET THEREOF CONVEYED TO THE COUNTY OF RIVERSIDE BY DEED RECORDED JANUARY 23, 1968 AS INSTRUMENT NO. 6768 OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA; ALSO EXCEPTING THEREFROM ALL COALS, OIL, OIL SHALE, GAS, PHOSPHATE, SODIUM, AND OTHER MINERAL DEPOSITS UNDER THE PROVISION OF CHAPTER 303, STATUTES OF 1921, EXCEPT AS TO FIFTEEN -SIXTEENTHS OF ALL OIL AND GAS AS RESERVED BY THE STATE OF CALIFORNIA IN PATENT RECORDED JULY 23, 1946 IN BOOK 765 PAGE 280 OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. a 04,g PLANNING COMMISSION RESOLUTION NO. 89-� A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT NO. 25290 TO ALLOW THE CREATION OF A LAND SALES SUBDIVISION OF A +9.5 ACRE SITE. CASE NO. TT 25290 - WILLIAMS DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of November, 1989, hold a duly -noticed Public Hearing to consider the request of Williams Development Company to subdivide +9.5 acres into single-family development lots for sale, generally located at the south of Fred Waring Drive, approximately 1000 feet east of Adams Street just west of La Quinta Palms, more particularly described as: THE EAST HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Tract 25290 in conjunction with this Change of Zone, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said tentative tract map: BJ/RESOPC.030 - 1 - 0"� C4 1. That Tentative Tract No. 25290, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site has a rolling type topography because of the sand dunes with the northern area being the lowest part of the site. The proposed circulation design and single-family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 25290 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 25290 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 25290, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 25290, as conditioned, provides storm water retention, park facilities, and noise mitigation. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; BJ/RESOPC.030 - 2 - as 05 9 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 89-147 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract Map No. 25290 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 28th day of November, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman City of La Quinta, California. ATTEST: TERRY HERMAN, Planning Director City of La Quinta, California BJ/RESOPC.030 - 3 - v PLANNING COMMISSION RESOLUTION NO. 89-5�0 CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 25290 NOVEMBER 28, 1989 A. GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 25290 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The Applicant acknowledges that the City has formed a City-wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. 4. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. BJ/CONAPRVL.027 - 1 - o 0&2 Prior to the issuance of a Grading Permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/ representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 5. The Developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. Traffic and Circulation 6. The Applicant shall construct or bond for half street improvements to the requirements of the City Engineer and the La Quinta Municipal Code, as follows: a. Fred Waring Drive shall be constructed to City standards for a 120-foot right-of-way width (Major Arterial), with an 18-foot raised median island, eight -foot sidewalk, and two -percent cross slope to centerline plus joins. BJ/CONAPRVL.027 - 2 - �'�� 1%53 b. The interior public street system shall be designed pursuant to the approved Exhibit A (tract map) for TT 25290, with a six-foot sidewalk and two -percent slope. Cul-de-sacs shall be designed for a 50-foot right-of-way with 36-foot width curb -to -curb and a five-foot utility easement on both sides of the street. The cul-de-sac turnaround shall be per City standards. Lot "A" shall be designed for a 60-foot right-of-way, with a curb -to -curb width of 40 feet. Any variations to the approved street system design sections shall be subject to review and approval by the Public Works Department. 7. An encroachment permit local jurisdiction shall constructing or joining of Riverside). B. CONDITI )VAL TO BE for work in any abutting be secured prior to improvements (i.e., County TO 8. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by paying parkland fees in -lieu for 0.27 acres, or as may be determined in accordance with said Section. 9. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 10. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department. BJ/CONAPRVL.027 - 3 - 054 11. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) and landscape buffer areas to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and perimeter landscaping and provide bond assurance accordingly. 12. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: A. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600 et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. B. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained. A unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot along Fred Waring Drive. 13. The architectural elevations for all units shall comply with those approved for TT #24517 with color scheme as approved. BJ/CONAPRVL.027 - 4 - o OS 14. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 15. The approval herein contemplated by the City Council is related to Change of Zone No. 89-050, and no final map of the proposed subdivision shall be recorded prior to the effective date of an ordinance changing the official zoning classification of the subject property to R-1. Grad.ina and Drainage 16. The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be required to supervise the grading and drainage improvement construction and to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to final map approval. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 17. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. 18. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall. be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 19. Any earthwork on contiguous properties require a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. 20. Drainage retention basin(s) shall be designed to retain the 100-year storm (24 hour) on -site within the basin, subject to the approval of the City Engineer. Retention basin size shall be adequate to provide required "storage" without use of street area for storage. Basin in excess of six-foot water depth shall be fully fenced (security) with lockable gate(s). The location of the retention basin is subject to approval by the City Engineer and the Planning and Development Department. If BJ/CONAPRVL.027 - 5 - ®�, pis the Applicant is unable to retain all run-off from the 100-year storm, he shall obtain a letter from the landowner receiving the flow stating that he accepts the flow and release the Applicant from his responsibilities to retain said flow. Traffic and Circulation 21. Applicant shall comply with the following requirements of the Public Works Department: A. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. B. The Applicant shall submit street improvement plans that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings and raised median islands (if required by the City General Plan), shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). C. Street name signs shall be furnished and installed by the Developer in accordance with City standards. 22. Applicant shall dedicate, with recordation of the tract map, access rights to all individual parcels which front or back-up to those rights -of -way. Tract Design 23. A minimum 20-foot landscaped setback shall be provided on Fred Waring Drive. Design of the setback shall be approved by the Planning and Development Department. Setback shall be measured from ultimate right-of-way line. A. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. B. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 12, unless an alternate method is approved by the Planning and Development Department. BJ/CONAPRVL.027 - 6 - 4?u 057 24. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 7,200 square feet. Walls. Fencing, Screening and Landscapin 25. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: A. The use of irrigation during any construction activities; B. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 27. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: A. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. B. Location and design detail of any proposed and/or required walls. BJ/CONAPRVL.027 - 7 - ®.v` 05 C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 28. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for two trees (five trees on a corner) and an irrigation system. C. COND TO 29. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 30. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 31. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of-way of Fred Waring Drive shall be limited to one story, not to exceed 20-feet in height. The Applicant shall submit to the Planning and Development Department for the approval a drawing showing the location of any units higher than one story located along Fred Waring Drive frontage. 32. The appropriate Planning approval shall be secured prior to establishing any of the following uses: BJ/CONAPRVL.027 - 8 - 059 A. Temporary construction facilities. B. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. 33. The Developer shall construct landscaping and irrigation systems for drainage retention basin(s) and perimeter areas. The Developer shall maintain the drainage basin(s) and perimeter areas for one year following dedication acceptance by the City. 34. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of TT 25290 and EA 89-147, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of EA 89-147 and TT 25290 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigations measures of EA 89-147 and TT 25290. The Planning and Development Director may require inspection or other monitoring to assure such compliance. Traffic and Circulation 35. Building permits shall not be issued for TT #25290 unless one of the following has occurred: A. The Applicant obtains adequate easement through the adjoining tract (TT #24517). B. Access to a public street through TT #24517 which will provide access to TT #25290 has been constructed by the developers of TT #24517. C. The developer of TT #24517 constructs adequate access to the satisfaction of the City Engineer and Fire Marshal for TT #24517 through the area presently designated. D. The developer provides approved temporary access through to Fred Waring Drive. BJ/CONAPRVL.027 - 9 - ®';J 060 Public Services and Utilities 36. The Applicant shall comply with the requirements of the City Fire Marshal. 37 Mm The Applican the Coachella parcels for shown on the Valley Wate Subdivision Ma t shall comply with a Valley Water District District facility e final map and conveyed r District, in acc p Act. All on -site and off -site underground and trenches prior to construction of engineer shall provide t reports for review by the required. 11 requirements of Any necessary xpansion shall be to the Coachella ordance with the utilities will be installed compacted to City standards any streets. The soils he necessary compaction test City Engineer, as may be BJ/CONAPRVL.027 - 10 - ®_I, 061 o.0 062 ATTACHMENT No. 2 RZ J 1 � J J y $N Q O I m m m ]p III J N O Q �P CHANGE OF ZOAE EXHIBIT I EXHIBIT TENTATIVE TRACT 25290 WIWA' ^._Q�Iff1OPMENT 2 z .gy c� C) w � M o � CO) m C + „ 1 m (D M m D ATTACHMENT No. 3 N D M �.lnawe arxrer S _n w G2) m r -' n D m <O 3 C co M �D TENTFTNE TRACT ?4517 WARING ABRAMS VENTURE L Z h 6�� a � 13� d � p a 9 � E ttN � � ����� 63•`4�� �4�- F ��k � ti i•5 � f L _ l� H r- ® ATTACHMENT No. 4 _: L 133aiS SMOV a a EXISTING C 063 ATTACHMENT No. 5 Access rights may be restricted when necessary where the ultimate right-of-way width is eighty-eight feet or greater, except for approved access openings. (Ord. 5 il(part), 1982: county Ordinance 460 S10.1) 'W ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES FOR PARK AND RECREATION PURPOSES 13.24.020 Authority and purpose. This article is en- acted pursuant to the authority of Government Code Section 66477 for the purpose of requiring the dedication of land or payment of fees, in lieu thereof, for park and recreational purposes, as a condition to approval of a tentative map or parcel map. (Ord. 77 S2(part), 1985: county Ordinance 460 S10.27(A)) 13.24.030 Requirements. A. For residential subdivisions of greater than fifty lots, the subdivider shall dedicate land or pay a fee, or combination thereof, in such ratio as recommended by the commission and approved by the council. For residential subdivisions containing fifty lots or less, the subdivider shall pay a fee only. All fees shall be equivalent to three acres per one thousand popu- lation projected to inhabit said subdivision. ®--90 B. All dedications shall be equivalent to three acres per one thousand population projected to inhabit said subdi- vision. All fees shall be based on the average appraised current market value of the undeveloped land in the subdivi- sion as determined by the city assessor. Projected popu- lation shall be calculated by multiplying the numbers of units to be constructed by the average household size for the entire city as shown on the latest federal census or a census taken pursuant to Section 40200, Chapter 17 of Part 2 of Division 3 of Title 4. C. Subdivisions containing less than five parcels and not used for residential purposes shall be exempted from the requirements of this section; provided however, that a con- dition may be placed on the approval of such parcel map that if a building permit is requested for construction of a res- idential structure or structures on one or more of the par- cels within four years the fee may be required to be paid by the owner of each such parcel as a condition to the issuance of such permit. D. The provisions of this article do not apply to com- mercial or industrial subdivisions; nor do they apply to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment build- ing which is more than five years old when no new dwelling units are added. (Ord. 77 S2(part), 1985: county Ordinance 460 S10.27(B)) 281-36 (La Quinta 6/87) 0s5 13.24.040--13.24.050 W 13.24.040 Use of land and/or fees. All land to be dedicated for park or recreational purposes shall be found to be suitable by the commission and the appropriate recre- ation agency, subject to council approval, as to locations, parcel size and topography for the park. Park and recrea- tional purposes may include active recreation facilities such as playgrounds, playfields, gardens, pedestrian or bi- cycle paths or areas of particular natural beauty, including canyons, hilltops and wooded areas to be developed or left in their natural state. Also included are land and facil- ities for the activity of "recreational community garden- ing," which activity consists of the cultivation by persons other than, or in addition to, the owner of such land, of plant material not for sale. Land to be dedicated may in- clude all or part of a proposed facility. All fees are to be used for the purpose of developing new or rehabilitation of existing neighborhood or community park or recreational facilities to serve the subdivision inhabitants. (Ord. 77 S2(part), 1985: county Ordinance 460 S10.27(C)) ® 41b 13.24.050 Credits. A. If the subdivider is required to provide park and recreational improvements to the ded- icated land, the value of the improvements together with any equipment located thereon shall be a credit against the pay- ment of fees or dedication of land required by this article. B. Planned developments and real estate developments, as defined in Sections 11003 and 11003.1, respectively, of the Business and Professions Code, shall be eligible to receive a credit, as determined by the council, against the amount of land required to be dedicated, or the amount of the fee imposed, pursuant to this article, for the value of private open space within the development which is usable for active recreational uses. (Ord. 77 S2(part), 1985: county Ordinance 460 S10.27(D)) Chapter 13.28 IMPROVEMENTS Sections: 13.28.010 Land divisions improvements. 13.28.020 Plans required. 13.28.030 Improvements for subdivisions. 13.28.040 Schedule A subdivision --Generally. 13.28.050 Schedule A subdivision --Streets. 13.28.060 Schedule A subdivision --Domestic water. 13.28.070 Schedule A subdivision --Fire protection. 13.28.080 Schedule A subdivision --Sewage disposal. 281-37 (La Quinta 6/87) ® v 067 PH-3 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 28, 1989 PROJECT: SPECIFIC PLAN NO. 88-012, AMENDMENT #1: AMEND CONDITION #2C TO ELIMINATE THE REQUIREMENT THAT THE EASTERLY ACCESS POINT ON MILES AVENUE LINE UP WITH THE ACCESS POINT TO THE NORTH (SEE ATTACHMENT 41 - CONDITIONS OF APPROVAL AND ATTACHMENT #2). PROJECT LOCATION: AREA BETWEEN WASHINGTON STREET, MILES AVENUE, ADAMS STREET, AND WHITEWATER WASH (SEE ATTACHMENT #2). APPLICANT: A. G. SPANOS ENGINEER: MAINIERO SMITH/SPISKA ENGINEERING ZONING DESIGNATION: CP, R-3, R-1 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL, HIGH DENSITY AND MEDIUM DENSITY RESIDENTIAL. ENVIRONMENTAL ASSESSMENT: A PRIOR ENVIRONMENTAL DETERMINATION WAS PREPARED AND ADOPTED FOR THE SPECIFIC PLAN. NO SUBSEQUENT CHANGES ARE PROPOSED; THEREFORE, ADDITIONAL ENVIRONMENTAL REVIEW IS NOT WARRANTED FOR THIS AMENDMENT REQUEST. BACKGROUND Specific Plan No. 88-012 plus General Plan Amendment No. 88-035 and Tentative Tract No. 23995 were all approved by City Council on September 6, 1989. The Applicant has requested that Condition of Approval No. 2C, Item number 2 for Specific Plan No. 88-012 be deleted. This condition requires the access point on Miles Avenue serving the single family residential area to line up with the access to Tentative Tract No. 23268 located to the north. The following reasons for this request have been given by the Applicant. 1. The original purpose of aligning the access points was eliminated when the decision was made to prohibit a median opening. BJ/STAFFRPT.023 - 1 - 06S 2. If desired by the City, the street plan for Miles Avenue can .include a hardscape opening for emergency vehicles only at one of the access points to allow a left turn or U-turn. 3. The approved Tentative Map did not comply with this condition. The impact of relocating the entrance road upon the approved lot layout is substantial, including a change in the geometrics and the loss of one or more lots. COMMENTS RECEIVED The Engineering Department has the following comment: "Right turn in and out only - no median break. Opposite access points may better serve emergency vehicles with "drive over" median facilities." The Fire Marshal has the following comments. "Access points should align when provided with median break. Lack of median break between Adams Street and Washington Street will cause delay in response times." ANALYSIS 1. This Specific Plan Amendment is consistent with the La Quinta General Plan as amended by GPA No. 88-021 and the La Quinta Zoning and Subdivision Ordinance as amended by CZ No. 88-035. 2. The Specific Plan stipulates that no median break will be allowed at this access point. 3. The single family residential area affected by the access point under discussion already has two full turn access points off Adams Street besides the no median break entry off Miles Avenue. 4. Adams Street, once constructed, will extend fro Fred Waring Drive down to Highway 111 via a low water crossing. 5. A number of other subdivisions in this area have only two access points, one being right turn in and out only, for example Tentative Tract No. 23269 (La Quinta Highlands) and Tentative Tract No. 23268 (Bella La Quinta). 6. Sufficient access for emergency vehicles is therefore provided for this residential area and no "drive over" median facility is needed. 7. There is no reason therefore for the easterly access point on Miles Avenue to line up with the access point to the north. STAFFRPT.023 - 2 - a.0 063 RECOMMENDATION Adopt Planning Commission Resolution No. 89- the City Council that Condition number 2C, Item 2 from the Conditions of Approval for Specific Plan Attachments: 1. Conditions of Approval 2. Locality Plan recommending to be eliminated. No. 88-012 STAFFRPT.023 - 3 ATTACHMENT # 1 CITY COUNCIL RESOLUTION NO. 89-96 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 88-012 SEPTEMBER 6, 1989 1. The development shall comply with Exhibit 1, the Specific Plan for Specific Plan 88-012, and the following conditions, which conditions shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. a. The project shall be limited to access points as illustrated on the Specific Plan, Exhibit 1. b. The following access points will be right-in/right-out only: o Access point off Washington Street; o The minor access point off Miles Avenue into the commercial area; o The northern access into the single-family residential area. C. In the following cases, access points in this project must line up with access points identified by approved tentative tracts located opposite this project: o The most northerly access point on Adams Street; CONDITION TO BE ELIMINATEU--O The easterly access point on Miles Avenue; o The commercial/multi-family area access point onto Miles Avenue. 3. The following conditions apply to the commercial area: a. The commercial area should be broken up into at least three commercial buildings, and not become one linear structure. BJ/CONAPRVL.009 - 1 - A U.. b. Only the following uses shall be allowed in this neighborhood center, provided that they are small in nature, and no outside storage is allowed: o Art supply shops and studios. o Bakery shops, including baking only when incidental to retail sales on the premises. o Banks and financial institutions. o Barber and beauty shops. o Book stores. o Clothing stores. o Confectionery or candy stores. o Delicatessens o Drug stores, including sales of liquor. o Employment agencies. o Florist shops. o Food markets, including sales of liquor. o Gift shops. o Hobby shops. o Ice cream shops. o Jewelry stores, including incidental repairs. o Laundries and laundromats, and drycleaners. o Locksmith shops. o Music stores. o News stores. o Offices, including business, law, medical, dental, chiropractic, architectural, engineering, community planning, real estate. o Photography shops and studios. o Refreshment stands. o Restaurants and other eating establishments (non -drive -through). o Shoe stores and repair shops. o Stationery stores. o Tobacco shops. o Travel agencies. o Other similar uses as approved by the La Quinta Planning Commission. C. The following uses shall not be allowed on the site: o Automobile repair garages, including body and fender shops or spray painting. o Automobile parts and supply stores. o Bakery goods distributors. o Bars and cocktail lounges. o Billiard and pool halls. o Department stores. o Hotels, resort hotels and motels. o Liquor stores, except when ancillary to a drug or food store. o Theaters, including drive-in. o Tire sales and service, including recapping„ o Automobile sales and rental agencies. o Boat and other marine sales. BJ/CONAPRVL.009 - 2 - o �e.. 4. o Equipment rental services, including rototillers, power mowers, sanders, power saws, cement and plaster mixers, and other similar equipment. o Golf cart sales and service. o Mobilehome sales and storage, trailer sales and rental of house trailers. o Trailer and boat storage. o Truck sales and service, and rental of trucks. o Outdoor advertising structures d. The Developer shall submit and receive approval for a commercial plot plan for the above -proposed development prior to any development taking place. e. Only 30 percent of the commercial buildings can be two stories. The balance should be one story only. The following conditions apply to the multi -family residential area: a. The Developer shall submit and receive approval for a residential plot plan for the above development prior to any development taking place. b. One parking space provided per multi -family unit must be covered. C. A height limit of two stories will apply to the multi -family residential area. However, any proposed residential three story unit will be subject to detailed review by the Planning Commission at the plot plan review stage. d. Buildings in the multi -family area must be set back 50 feet from the multi-family/single-family residential area boundary. If two story dwellings are located alongside this boundary, they must be oriented away from the single-family residential area. e. Only emergency access shall be taken off Miles Avenue. f. Maximum of 736 dwelling units shall be allowed. g. Adjacent to commercially zoned areas, parking areas shall be utilized. h. All non-residential uses noted as permitted uses in the R-3 zone shall not be allowed in the area designated as having a R-3 zone in this project. BJ/CONAPRVL.009 - 3 - 4'l. 073 5. The Applicant shall provide, within the multi -family housing area, a total of five percent affordable housing, subject to approval of the Planning and Development Department. 6. Specific Plan 88-012 shall expire on the same date Tentative Tract 23995 expires. Approval of extension of time for TT 23995 shall constitute extension of time for SP 88-012. BJ/CONAPRVL.009 - 4 uj w I'A ATTACHMENT No. 2 Qlist. (.�.1. +t1..l. �I. •T���.-if. Ii.:h •u% w _J II ADAMS STREET iTING CHURCH R �l 8Vd 3WOH OW jjUNUSIX3 'ah0.1�>^� pRIVE i W .7Z.N N ' N '` p Cis ERR 'ice. ULZ C; 1 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 88-012, AMENDMENT #1. SPECIFIC PLAN 88-012, AMENDMENT #1 A. G. SPANOS CONSTRUCTION WHEREAS, the Planning Commission recommended approval of Specific Plan No. 88-012, pursuant to Section 65500 et seq. of the California Government Code, and transmitted the same to the City Council in compliance with Section 65502 of said Law; and, WHEREAS, the City Council held at least one Public Hearing on Specific Plan No. 88-012, as required by Section 65503 of the California Government Code; and, WHEREAS, on September 6, 1989, the La Quinta City Council approved a Negative Declaration for SP #88-012; and, WHEREAS, the City Council approved Specific Plan No. 88-012 (Council Resolution No. 89-96) on September 6, 1989, subject to conditions; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did,on the 28th day of November, 1989, hold a duly -noticed Public Hearing on Specific Plan No. 88-012, Amendment No. 1, a request to remove Condition of Approval No. 2C item number 2 and recommend City Council approval of said amendment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Specific Plan Amendment: 1. Specific Plan No. 88-012, Amendment No. 1, is consistent with, the goals and policies of the General Plan and is consistent with the proposed zoning and development of the site. 2. The Specific Plan approval contained conditions to ensure among other things, consistency with the General Plan and mitigation of environmental consequences. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That: the above recitations are true and correct and constitute the findings of the Commission in this case; BJ/RESOPC.032 - 1 - 0"u 2. That the Planning Commission does hereby recommend to the City Council approval of Specific Plan No. 88-012, Amendment No. 1, for reasons set forth in this Resolution. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 28th day of November, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California ©_u BJ/RESOPC.032 - 2 - 0 1! cc � LO L Cl) ADAMS STREF 'ISTING CHURCH N8Vd 3WOH 8OW `JNIISIX3 s�ei-Ey nr-rvE _ ATTACHMENT No. 2 -,�-z sou 07° CC MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California November 14, 1989 I. II 7:00 p.m. CALL TO ORDER A. The meeting was called to order at 7:00 p.m. by Chairman walling. The Flag Salute was led by Commissioner Bund. ROLL CALL A. Chairman Walling requested the roll call. Present: Commissioners Bund, Zelles, Steding, Moran, and Chairman Walling. B. Staff Present: Planning and Development Director Jerry Herman and Principal Planner Stan Sawa. HEARINGS Chairman Walling introduced the Public Hearing items as follows: A. CONTINUED HEARING: Zoning Ordinance Amendment 89-012; a City -initiated request for revision to the current Parking Ordinance, Municipal Code Chapter 9.160; effective City-wide. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Chairman Walling opened the Public Hearing. No one wished to address the Commission at this time. 3. A motion was made by Commissioner Moran and seconded by Commissioner Zelles to continue the Hearing on Zoning Ordinance Amendment 89-012 to November 28, 1989. Unanimously adopted. B. Tentative Tract 25125; a request by Strother Enterprises to subdivide +32 acres into 117 single-family lots; located southwest of the intersection of Dune Palms Road and Westward Ho Drive. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. Mr. Herman noted to the Commission that Condition No. 11 should be revised to read, "...landscape buffer areas...," rather than, "...hardscape buffer areas." 2. Chairman Walling opened the Public Hearing. Chuck Strother, the Applicant, addressed the Commission to give an overview of the project. There being no further comment, Chairman Walling closed the Hearing and opened the matter for Commission discussion. 3. The Commission discussed the matter as presented. A motion was made by Commissioner Moran and seconded by Commissioner Bund to adopt Planning Commission Resolution 89-065, recommending to the City Council concurrence with the environmental analysis and approval of Tentative Tract 25125, subject to Conditions, including the change to Condition No. 11 as indicated by Staff. Following roll call vote, the motion was unanimously adopted. C. Tentative Tract 25154, Parcel Map 25187, and Change of Zone 89-049; requests by Valley Land Development for a parcel map division of 30.75 acres into two lots, one 3.3 acres and one 27.45 acres; a zone change on 30.75 acres from R-1-12,000 to R-1; and a division of 27.45 acres into 98 single-family lots for future development of homesites; located at the northeast corner of the Sagebrush Drive and Date Palm Drive intersection, +1320 feet east of Washington Street. 1. Principal Planner Stan Sawa presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. Mr. Sawa noted for the Commission the revision of four conditions to read as follows: 13�v1 089 Condition 30: If any tract development is proposed, the Applicant shall submit complete architectural elevations for all units for Planning Commission review and approval as a Business Item. The architectural standards shall generally meet the standards of the SR zoning district for building and site design standards, with the exception of height restrictions which shall be as set forth in the R-1 zone, except where these Conditions shall take precedence. The architectural standards shall be included in the CC&Rs if any tract development occurs. Condition 31: The Applicant shall submit a unit siting plan at the time of submittals for architectural review of any tract development. Siting plan shall indicate two-story locations, if any, and shall be reviewed by the Planning Commission along with the proposed unit types. If any lots are sold on an individual basis, the Applicant understands that approvals of any two-story units on any lot are not guaranteed and will be reviewed on a case -by -case basis by the Planning and Development Department. If tract development occurs, CC&Rs are required to be submitted to the City for review prior to final map recordation. The above restriction shall be noted in the CC&Rs, if required. Condition 34: Landscaping of all units, including the model complex in Tentative Tract 25154, shall be in substantial compliance with the SR zoning district requirements as established in the Manual on Landscape Standards for Single -Family Residences. Condition 35: The Developer shall be required to participate in the installation of a suitable buffer along the eastern tract boundary of Tentative Tract 25154, between the residential lots and the future maintenance facility for the Pyramids project. Mutual participation by the Developer of this tract and the Developer of the Pyramids shall be required to provide an acceptable situation for both parties. The design components of any buffer area may include, but are not limited to, walls, berming, landscaping, grade variation, set backs, etc. Design of the buffer area shall be subject to review and approval by the Planning and Development Department. The improvements of the buffer shall be installed with the development of either property. Any reimbursement arrangement will be solely the responsibility of the Developers involved. Commissioners Moran and Steding asked various questions of Staff for clarification of several items in the Staff Report. Chairman Walling opened the Public Hearing. Tom Thornburgh, representing the Applicant, addressed the Commission to explain the project. There being no further comment, Chairman Walling closed the Hearing and opened the matter for Commission discussion. 3. Following discussion, a motion was made by Commissioner Moran and seconded by Commission Steding to adopt Planning Commission Resolution 89-066, recommending to the City Council approval of Change of Zone 89-049 per Exhibit A; to adopt Planning Commission Resolution 89-067, approving Parcel Map 25187 subject to Conditions; and to adopt Planning Commission Resolution 89-068, recommending to the City Council approval of Tentative Tract 25154 subject to Conditions as revised by Staff. Following roll call vote, the motion was unanimously adopted. IV. PUBLIC COMMENT No one wished to address the Commission. V. CONSENT CALENDAR A motion was made by Commissioner Steding and seconded by Commissioner Moran to approve the minutes of the November 14, 1989, Planning Commission meeting. Unanimous. kv, 082 VI. BUSINESS Chairman Walling introduced the Business Items as follows: A. Sign Application 89-104; a request by Chez Monique for approval of a back -lit can wall sign in the Village area; located at 78-121 La Fonda. Principal Planner Stan Sawa presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. The Commission discussed the matter as presented. Commissioner Moran felt that the sign was not appropriate for the village and that there should be no back -lighting. Commissioner Bund commented that other signs have been permitted to be back -lit, why stop this one. He also commented that this type of variety is healthy for the community. Commissioner Zelles stated that the sign was appropriate for the type of business. Chairman Walling agreed with Commissioner Moran, but that in this case, back -lighting is the most feasible method of illumination. 3. A minute motion was made by Commissioner Zelles and seconded by Commissioner Bund to allow back -lighting for the sign proposed in Sign Application 89-104. The motion carried by a four -to -one vote, with Commissioner Moran voting against. B. Specific Plan 89-004; a request by Northstar California Corporation for review of the landscaping concept for the Pyramids project; located in the area south of 48th Avenue between Washington and Jefferson Streets. Chairman Walling stated that he had a possible conflict of interest with regard to this matter, and stepped down from the discussion. 1. Principal Planner Stan Sawa presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. The Commission discussed the request as presented. Commissioner Bund asked if the landscape materials had been reviewed and commented that some of the choices are poisonous plants. He further commented that there should be no oleanders, they are too overused. Commissioner Moran commented that there must be other choices instead of the larger oleanders and the poisonous plants. 4. A minute motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve the landscape concept as presented, subject to the five comments in the Staff Report, and with the elimination of all oleanders. Unanimously adopted, with Chairman Walling abstaining. C. Tentative Tract 23268; a request by Valley Land Development for review of in -lieu fees to comply with the park requirement for the tract; located on the north side of Miles, approximately midway between Washington and Adams Streets. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. A minute motion was made by Commissioner Steding and seconded by Commissioner Moran to approve the in -lieu park fees as calculated. Unanimously adopted. D. Review Elementary and High School Sites; a request by Desert Sands Unified School District for site approval for an elementary school north of Tampico and east of Eisenhower, and a high school southwest of Westward Ho Drive and Dune Palms Road. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Following Commission discussion, a motion was made by Commissioner Steding and seconded by Commissioner Moran to approve the primary site for the high school and the stated site for the elementary school, and to disapprove the alternative site for the high school. Unanimously adopted. A.U1; 084 E. Review of Correspondence Regarding Parc La Quinta/Pyramid Landscape Interface; a City -initiated request to review the landscape treatment between the projects; located on the east side of Washington Street between the Parc La Quinta and Pyramids projects. Chairman Walling stated that he had a possible conflict of interest with regard to this matter, and stepped down from the discussion. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Dr. Savo, a resident of Parc La Quinta, addressed the Commission to request that the berm between the projects be removed, and stated that he and the other residents would not be satisfied until this occurs. Curt Ely, attorney for The Pyramids, addressed the Commission to explain the need for the berm and fence, and to note for the Commission that these items were shown on the original grading plan. Tom Burger, Pyramids Project Administrator, addressed the Commission to defend the need for the berm/fence. 3. Commissioner Moran said that, when the Parc La Quinta project first came before the Commission, she had specifically instructed the Applicant to be in conformance with the Washington Street Specific Plan and with any plans for the Grove (now Pyramids) project. Commissioner Zelles stated that this matter is not a problem for the Planning Commission to solve. Commissioner Moran agreed. 4. A minute motion was made by Commissioner Steding and seconded by Commissioner Zelles that the Planning Commission take no action because it is not the mediating body in this matter. Unanimously adopted, with Chairman Walling abstaining. A.00 QO,'a MR/MIN11-14.DFT -7- VII. OTHER Commissioner Zelles pointed out that the Washington Street entrance to Plaza La Quinta is not illuminated at night, and presents a danger when approached while traveling toward Highway 111. He requested that Staff transmit his concerns to the Engineering Department. VIII. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Moran to adjourn to a regular meeting on November 28, 1989, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. This meeting of the La Quinta Planning Commission was adjourned at 9:07 p.m., November 14, 1989. A.U; Cab MR/MIN11-14.DFT -8- BS-1 DATE: CASE NUM13ER: APPLICANT: REQUEST: LOCATION: BACKGROUND: The Municipal type to have identification major entrances 48th Avenue, and REQUEST: STAFF REPORT PLANNING COMMISSION MEETING NOVEMBER 28, 1989 SA 89-105 NORTHSTAR CALIFORNIA CORP (THE PYRAMIDS) APPROVAL OF MONUMENT SUBDIVISION IDENTIFICATION SIGN AT SOUTHEAST CORNER, OF 48TH AVENUE AND WASHINGTON STREET PYRAMIDS PROJECT ON SOUTH SIDE OF 48TH AVENUE EAST OF WASHINGTON STREET Code permits residential subdivisions of this a maximum 32-square-foot, 8-foot high sign adjacent to major entrances. In this case, are on Washington Street at Eisenhower Drive, Jefferson Street. The Applicant is requesting an alternative location as permitted by Code Section 9.212.030(F)(3)(c), which states, "...alternative on -site locations may be granted in order to further the intent and purposes of this Chapter or where normal placement would conflict with the architectural design of a structure." The Applicant wishes to place the sign at the intersection of 48th Avenue and Washington Street. The Applicant states, "The primary entrance on Washington Avenue and Eisenhower will be a 'stand-alone' architectural/landscape statement. The Owner feels that normal placement of signage at this location would only conflict with the architectural design of the proposed entrance structure." The proposed sign area would be approximately 32 square feet and consist of 16-inch high brass letters on a tile background. A small logo would also be placed to the right of "The Pyramids". The sign would be mounted in a stucco monument.. In front of the monument would be two tiered raised stucco landscape planters, each of which will have a horizontal tile band. The three -tiered structure would be located a minimum of 20 feet behind the Washington Street and 48th Avenue right-of-way. A.U(. MR/STAFFRPT.095 _1_ �)�" Height from the finished grade of the lowest planter to the top of the monument holding the sign would be approximately 10 feet, which is higher than the eight feet permitted by Code. However, the Planning Commission can approve the extra height. Precise colors and letter style have yet to be submitted, but the colored elevation submitted indicates earth -tone stucco and blue/green tile. Exact color samples will need to be submitted prior to construction of the sign. No lighting of the sign is proposed, as it is prohibited by Code. The landscape concept plan the Planning Commission recently reviewed conceptually shows the proposed signage (see Attachment No. 3). ANALYSIS: Staff feels the sign, as submitted, is acceptable and will create an attractive intersection statement. The entire monument structure, while fairly large, will be brought down in scale by the proposed landscaping and berm behind. RECOMMENDATION: The Planning Commission should review the sign and determine whether the alternate location and additional height is acceptable. Should you approve this request, Staff recommends the following conditions: 1. Detailed plans and color and material samples shall be submitted to the Planning and Development Department for approval prior to construction of sign. 2. Building permit shall be obtained for construction of sign and monument. 3. Landscaping in and behind monument sign shall be maintained by Applicant and/or homeowners association. attachments: 1. Plan Exhibit 2. Letter from Applicant 3. Excerpt from Landscape Master Plan for The Pyramids MR/STAFFRPT.095 -2- i - - - - -ov 57r�7 Imo, L i I �f.LE ,eow A s I 2o�Ss7.3?:.e / Oo rl-Av G.= <FSN.4L-� ,ko Q�' vt kL h al Melvin E. Kersey, Jr., ASLA Donald L. Powell, PE. MEL KERSEY ASSOCIATES, INC. Matthew S. Stovall, ASL4 Jayne, R. Wike, ASLA Land Planning ■ Engineering ■ Landscape Architecture a Urban Design October 19, 1989 Mr. Jerry Herman Director of Planning City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 Re: The Pyramids Subj: Sign Permit Dear Jerry: on behalf of North Star California Corporation, we respect- fully submit for your approval the attached plans for a perma- nent on -site sign for The Pyramids. Pursuant. to Section 9.212.030 (F)(3)(c) of the 1989 La Quinta Municipal Code ("Code"), the undersigned requests an adjustment for an alternative on -site sign location. The primary entrance on Washington Avenue and Eisenhower will be a "stand-alone" architectural/landscape statement. The Owner feels that normal placement of signage at this location would only conflict with the architectural design of the proposed entrance structure. The Owner proposes an alternative on -site sign location at the corner of Washington Avenue and Avenue 48. The design complies with area and height requirements, as set forth in the Code, and will be located outside of the landscape setback as required by the conditions of the Tentative Tract Map 24545. Please contact the undersigned if you should need additional information. We would appreciate your consideration of this request for an adjustment. Sincerely, V�� Z / Melvin E. Kersey, Jr. S.L.A. MEL/ssg 014461 w)eV4 2 785 Crossover Lane-B, Suite 228 ■ Memphis, TN 38117 ■ 901-685-8696 Wy- AX 9( �-8197 Y � m y SV m •S V u s c � Y a a.E o a ev: a.•- m mac a d q ou m'7 ° em aU e m � m y e • �s3 ■ ,.0, O •.CY C Y.y .�u�3 mQ uWoe. >� 0 Q0 V d cn 0 v�5� �i v N�� c 2�F 3 0 O C m 2 Y mq • 8 YWX m T O r $ - U F6'6N 1 6m6 am% 9 V C_ Y Y u y .,w Vf W PO 1�1 V BS-2 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 28, 1989 CASE NUMBER: SPECIFIC PLAN NO. 84-004 APPLICANT: NORTH STAR CALIFORNIA CORPORATION REQUEST: APPROVAL OF PERIMETER AND INTERIOR STREETSCAPE LANDSCAPING PLANS FOR PORTION OF THE PYRAMIDS PROJECT. LOCATION: SOUTH OF 48TH AVENUE, BETWEEN WASHINGTON STREET AND JEFFERSON STREET. BACKGROUND: The plans submitted include the perimeter along Washington Street and. 48th Avenue from Washington Street to approximately 1,400 feet east of Adams Street and the northwestern area (Phase I) interior streetscape. As you recall, a Landscape Master Plan was recently reviewed by the Planning Commission. The plan presented concepts which subsequent. landscaping plans would follow. Further conditions were required which modified the Master Plan. The plan is scheduled for City Council review on December 5,1989. ANALYSIS: The Coachella Valley Water District has reviewed the plans and requested revisions (see Attachment #1). Staff would offer the following comments on the plan: 1. The sidewalk on Washington Street must tie into the Parc La Quinta sidewalk. 2. The sidewalk must be extended straight across the Eisenhower Drive center median (now shown in grass) at the main entrance. 3. Along 48th Avenue, the majority of the sidewalk is shown as a 6-foot walk adjacent to curb. The plans need to be revised to provide for a curvilear sidewalk on 48th Avenue. 4. Oleanders which the Planning Commission deleted from use are shown on plans. 5. A grading plan for the area between the curb and perimeter fence is needed to verify that slopes and sidewalk grades are acceptable. BJ/STAFFRPT.025 - 1 - -V� C 9 3 6. The ]Planning Commission's recent action requires the use of wrought iron opening along Washington Street. This is not :reflected on the plans. 7. The submitted plans generally follow the master plan recently reviewed. 8. Based on the information submitted, the average 20-foot fends setback from right-of-way required by the Specific Plan is not provided on 48th Avenue and Washington Street. 9. The plans include the center medians on Washington Street and 48th Avenue. Since the City is currently having standards developed approval of the medians should be deferred until the standards are adopted. RECOMMENDATION: Staff believes the above items should be resolved and Coachella Valley Water District and the Agricultural Commission clearance should be obtained prior to approval of these plans. Additionally, any comments the Planning Commission has should be addressed. Attachment: 1. Specific Plan Conditions of Approval 2. Comments from Coachella Valley Water District 3. Landscaping plans. BJ/STAFFRPT.025 - 2 - a-u' n 'APPR(fM CONDJ ICNS - Tif NE ASSOCIATES r 1. The Applicant shall cargly with Exhibit "A", the Specific Plan document for Specific Plan No. 84-004, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the specific plan. 2. Prior to the issuance of a permit for establishment of any use contemplated by this approval, the Applicant shall first obtain any required zoning and land division approvals in accordance with the requirevnts of the Mzdcipal Land Use and Land Division Ordinances. 3. Approval of this Specific Plan shall be limited to a maximnn time period of three (3) years by a'hinh tire tract (or parcel) maps shall be approved and recorded, and ccrstx%Ktia. in Phase I shall have begun. Time extensions totaling not more than three (3) additional years, submitted in writing prior to the expiration of any approved, may be approved by the Planning CcMiSsian. Soils/Geology 4. The Applicant shall comply with the latest Uniform Building Code► as adopted by the City of La Quinta. The appropriate seismic design criteria will depend upon the type and use of the proposed structure and the underlying geologic conditions. HRydrology/later Conservation 1g. Prior to the approval of final tract maps, the issuance of za>.ing approvals, or the issuance of permits, the Applicant shall prepare a hydrological analysis for approval by the City Engineer which will indicate the method and design too protect the proposed developrelrt from the 100-year flood. This plan shall be consistent with the pur;oses of any similar plans of the Coachella valley Water District then in effect for flood protection. 6. Prior to approval of any permits, the Applicant shall prepare a water conservation plan which will include: a. Methods to minimize the consumption of on -site water usage, including water saving fixtures, drought -tolerant and native landscaping, and programs to minimize landscape irrigation. b. Methods for minimizing the effects of increased on -site runoff and increased groundwater recharge, including the construction of oat -site collection and gromdrater retention basins. c. Methods for minimizing the wo unt of groundwater pmped out for or -sits irrigation, including the use of reclaimed water. 7. If buried remains are encauntered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measzrres shall be taken. ATTACHMENT 1 a "' 8. The Applicant shall satisfactorily mitigate arrhaelogical concerns identified in previcusly caxbc.'ted site surveys prior to initiation of grading. A qualified archaeologist shall certify as to the adequacy of mitigation measures prior to issuance of any grading (or related) permits. Air Quality 9. The Applicant shall utilize blow -sand and dust control measures in accordance with the Msni.cipal Code and the Uniform Building Code and subject to the approval of the City ingineer. Particular care shall be exercised during periods of extreme wind activity. 10. At the time of submittal of tentative tract maps or plans for any zoning approvals, the Applicant shall denxstrate that adequate provision has been made for non- auta motive means of tr&W*rtaticn within the project site as a means of reducing dependence on private autanobiles. This may include golf cart path systems, bicycle and pedestrian systers, and other similar systems consistent with the specific plan. U. Specific project designs shall encourage the use of public transit by providing for bus shelters as required by the Ccmazuty Develcirent Director and consistent with the requirerents of local transit districts and the specific plan. 12. The Applicant shall encourage and support the use of Sunline van/bus service, /Dial -A -Ride/ jitneys between the project site, local airports (e.g., Palm Springs, Thermal), and other regional land uses. Traffic and Circulation 1.3, Avenue 48, Avenue 50, Fgsivngtas Street and Jefferson St=e3et, oantiguans to the project, shall be developed in accord with their general plan designations and the ra Quinta nrdcipal design and structural standards in effect at the time of tentative tract or zoning approval in conjunction with phaased implementation of the specific plan. These public roads shall be improved to a half -width condition. 14. in order to facilitate mitigation of cumulative traffic impacts of this and other area projects, the City shall establish a traffic improvement needs monitoring program. This program will undertake biannual traffic count studies to detemnine if warrants are met for major roadway igxavem nts and traffic signnalization. Upon detemmination of needs, the City may initiate projects to meet those needs. Funding of this program may be by fee programs that assess new develcypnent and/cc users cn a pro-rata or fair -share basis, foosmation of assessment districts, acquisition of State or Federal road funds, or other means that fairly allocate costs to those generating the need. The Applicant shall agree to pay the designated pro-rata share that the City may establish to fund off -site roadway improvements and traffic signalizatioan on an •as. warranted• basis. -2- a.0i 09S • •,• sr • n • �. `• . NMTKM R 201 1984 15. The Applicant shall develop all roads internal to the project in accordance with the design star&rds specified in the specific plan and the structural standards in effect at the time of tentative tract or zoning approval area in conjunction with the phased implementation of the specific plan. All roadways within the specific plan area shall remain private. a. The primary loop road shall be widened to a minimum pavement width of 36 feet unless the Applicant demonstrates that adequate provision has been made for sufficient off-street parking to accanmodate all needs, including guests, so that on -street parking is not required. b. All other roads shall be widened to a minimum pavement width of 32 feet unless the Applicant demonstrates that adequate provision has been made for sufficient off-street parkig to arxramodate all needs, including guests, so that on -street parking is not required. c. Applicant shall be responsible to demonstrate to the satisfaction of the city Engineer that grass drainage shales are an acceptable alternative to typical auk and gutter. 16. A card (or similar) operated, resident -accessible gate shall be provided near Adams Street and Avenue 48. A manned gate shall be provided near Dune Palms Road and Avenue 48. The exact locations shall be subject to final approval by the Camvnity Development Department: 17. The construction of Aven.ne 48 between Washington and Jefferson Streets shall occur prior to beginning Phase 11 of the project. This construction shall provide for a pavement width of 24-28 feet, but other improvements, including oiub, gutter, sidewalk, etc., may be deferred until times specified in the phasing plan. '.S. The Washir g Street isenh over Drive traffic signal at the project entry shall be modified to acccmmodate a four-way intersection. 'ants shall be done entirely at the Applicant's expense and no credit shall be allowed for the infrastructure fee program since these improvements benefit the Applicant's project excl.usivelly, except that credit shall be given for any cost in excess of $250000. 4. The Applicant shall install a raised center median island, including landscaping and irrigation, as part of road improvements where required by mnnnicipal road standards. 20. The Avezme 50 frontage improvement may be deferred, at the Applicant's discretion, to Phase III of the project. 21. The location and access to all oonstsuctim facilities shall be subject to review and approval of the Community Development Department. Noise 22.0 The Applicant shall agree to participate in the improvement of Adams Street between Avenue 48 and Highway 111. The amount of participation shall be determined by the City on a pro-rata or fair -share basis. The method of participation shall be determined by the city and may include an assessment district, developer fees, or some similar funding mechanism. 'Doe timing of participation shall be determined by the City based on need. 097 - 3 - APPFo&) ccNDr cNs - THE __ 'WE AwxiATE3 NDAMB R 20, 1984 23. Prior to building permit approval, building setbacks, engineering design, orientation of buildings, and noise barriers shall be utilized to reduce noise impacts from nearby existing and future roadways to within State standards. 240. Prior to zoning or tentative tract map approvals, the Applicant will demonstrate that residential structures satisfy the State's indoor criterion. Phere exposed to noise levels in excess of State standards, Applicant shall install special design features such as double -glazed windows, mechanical ventilation, special roof venting, increased insulation, weatherstripping, or oYobinations of these measures. 25. Requirements for the installation of solar Hater heaters shall be determined by the City on a uniform citywide basis for new construction at a later date. The developer shall omply with the requirements current at the time of construction. 26. All tentative maps and development plans shall be designed to ensure ompliance with the State laws regarding solar accessibility. To the extent possible, all structures shall be sited, oriented and designed so as to minimize the energy needs for cooling. land use 27. The maximam allowable mantes of residential units shall be 1500. The maxim= member of guest cottages shall be 80. In considering requests for zoning and/or tentative tract approvals for development phases, reductions in the number of allocable units may be made on an 'as warranted" basis to assure ompliance with applicable regulations and the intent of this specific plan. a. The residential density is established at a gross density of 2.2 dwelling units per acre with a net density not to exceed six (6) dwelling units per acre. 28. Design approval for various structunres and buildings within the project shall be subject to the following: a. Final site plans, floor plans and exterior elevations for the main clubhouse, tennis and swim club buildings, guest cottage complex and maintenance buildings shall be subject to review and approval by the Planning Commission and city Couancil. b. Final site plans, floor plans and exterior elevations for residential stxwctures shall be subject to review and approval in the manner specified by applicable zoning and subdivision regulations in effect at the time. c, Design Taide ines and related covenants and restrictiais established for the project controlling use, site development, building architecture, landscaping, lighting and related design factors shall be submitted for review and approval by the Planning Cannissicn and City Council. •APpFCM CC+DIDMCNS - THE rVE ASSOCIATES NCJ�7F2�F9t 20, 1984 29. 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. 30. Perimeter security walls and fences shall be subject to the following standards: a. Setbacks for perimeter walls from the rights -of --way lines for Avenue 48, Avenue 50, Wash ton Street and Jefferson Street shall be an average of twenty (20) feet. b. Portions of the perimeter walls shall consider the use of wrought iron (or similar open fencing) to provide views from the street into the project. e. Fencing located on interior property lines may be placed on the property line. d. All fencing designs, including location and materials, shall be subject to city review and approval. 31. Grading shall be subject to the following standards, in addition to those provided for in the Uniform Building code and other applicable nzuzipal ordinances: a. Effort shall be made to minimize unnecessary grading and to preserve and utilise existing land foarrs to the largest extent possible. b. Grading for the proposed golf course shall take into account the bank heights required to carry the design flow with the necessary freeboard. c. A master grading and drainage plan shall be submitted for review and approval prior to any developarent activity on the site. 3;r. A master landscape plan, including landscaping of perimeter setbacks and rights�f-say areas, shall be submitted for City review and approval. a. Desert or native plant species and drought -resistant planting materials shall be incorporated into landscaping plans to a large extent. 33. Applicant small dedicate to the City a ten (10) acre site for park and recreation purposes. The site shall be located on Avenue 50 at the most westerly portion of the subject property thereon. Dedication shall occur in Conjunction with recorda- tion of the first final map within the specific plan area. The Applicant may provide park and recreation facilities or related contributions in an alternate manner oardstent with the intent of this condition, subject to review and approval by the City Council. Public Services and Utilities 34. Fire protection shall be provided in aocordaunce with the requirements of the Uniform Fire Code and the la Quinta Municipal Code in effect at the time of art• C93 APP%NY-) CCNDITICNS - THE —NE ASSOCIATES NNEMBiR 20, 1984 a. 'fie Applicant shall, prior to issuance of building permits, contribute as prepayment of fire mitigation fees $100,000 to assist the City in its needs for a new fire station in the area. This contribution shall be used as a credit for fire facilities fees until those fees exceed the amount of the credit. The Applicant may provide fire mitigation in an alternate manner consistent with the intent of this condition, subject to review and approval by the City Council. If the above ccntributien is used towards a land purchase, project phasing and payment of fire mitigation fees shall be sufficient to support a payment schedule for said land. OA No cul-de-sacs shall be longer than 550 feet unless provided with alternate fire protection as may be approved by the Fire Marshal. "Gass-crete" is not an acceptable emergency access surface. c. Provide required minimum fireflow and fire hydrants pursuant to standards in effect at time of develtpnent. 351. The Applicant shall ocnply with the requirements of the Coachella Valley Water District. a. The water system shall be installed in accord with District requirements. The District will need additional facilities, which may include wells, reservoirs, and booster pimping stations, to provide for the orderly expansion of its system. The Applicant will be required to provide and dedicate to the District any land needed for these facilities. b. 'fie sanitary sewer system shall be installed in accord with District' regulations. The area shall be annexed to Maprovenernt District No. 55 for sanitation service. 36, The Applicant shall amply with the requirements of the Drperial Irrigation District. (NOTE: The District has not ecnmented on this project to date, but has noted in caments on prior projects that existing substation facilities are not, ar will not in the near future be, adequate to service proposed developments.) a. Provision shall be made to underground utilities to the extent feasible. Generally, all facilities except high voltage lirses of 66 KV and above shall be placed underground. b. The existing 92 RV line shall not be relocated to perimeter public roadways without prior review and approval by the City. It is intended that other available alternatives be evaluated prior to said relocation. 37. The Applicarrt shall pay a per -unit school development fee as determined by the Desert Sands Ohified School District in accordance with the school mitigation agresmennts mg approved by the Ia Quinta City Cbuncil and in effect at the time of the issuance of building permits. - 6 - 0 1.()Q APP". F.7 COMITICNS - THE (- 'T ASSOC1kTES NWEMM 20, 1984 Miscellaneous 38. Applicant understands that the City was incorporated in 1982 and has not yet enacted a oxrplete policy on exactions on new developmnt to provide cnmicipal iaproverents and facilities needed as a result of the cumulative impact of such new development; that the City is in the process of preparing and enacting such a policy, wtuch will include uniform fees to be imposed upon new construction to fund the following public imprvvemnts and facilities: fire station, public safety facility, li city hall, park and recreation facities, schools, draine facilities, major thorouxjhfares, bridges and traffic signaliiation; and, that the City expects to enact said fees policy on or before December 31, 1984. Applicant agrees to pay said fee or fees in the amotmt and at the time enacted and from time to time amended by the City. Rb the extent that Applicant -ts specific facilities included within the fee structure, it shall receive appropriate credit, as determined by the City Council. If said fee shall include financing of permanent or teaporary school facilities, Condition No. 37 (school development fee) shall be deleted. 39. Prior to the issuance of grading permits or the approval of tentative tract maps or other required zoning approvals, the Applicant shall slhmit a phasing schedule and map for the entire project, Ouch shall include the phasing of off -site infrastructure, to the Camunity Development Director for review and approval. 40. The Applicant shall provide for mitigation of the impact on the Coachella valley Fringe-Ibed Lizard by complying with require ants of the mitigation agreamnt as approved by the City Council and in effect at the time of development. 41. Up approval of this specific plan, Specific Plan No. 127-E shall became null and void and be of no further effect. 42. niis specific plan approval shall not be effective until and unless Change of Zone Case No. 84-014 is effective. -7- �UAI.:HLLLA_VALLV Y_.WA I LK_Ui b i K 10I _LANU5"A"d_AFF'NUVAL_'r'NUJL0 I_ I KAUK 1 NU_kLUUN,U____ -` ------------------------ ------- --------------------------------------------- --- PROJECT -NAME: The Sirwm3ow Ley & i t-ri_r streetscape PROJECT ADDRESS: ;ng WanhingWn _ Ava 12 PROJECT_CITY; La Quinta TRACT_#: 241415 CASE_#: PARCEL MAF'_#: CONDITIONAL_USE_PEP.MIT_#: SPECIFIC_FLAN_#: PLOT_FLAN_'#: PRECISE PLAN #: GENERAL -PLAN AMENDMENT_#: CHANGE_OF_20NE_#: DESIGN_REVIEW #: ARCHITECTUR..AL_REVIEW_#: OTHER: LOCATION: 7-- portion tion K. APPLICATION_LETTEF.'_DATE: %-Z-S PLAT_SHEET_NUMBER: -- 1- -' 1 3- - OWNER/DEVELOPER.._NAME: Northstay Envelopment, 7S3 1 Hwy i?i, LO, 5G4- 057 John E. Curtis P.E. Project Manager' LANDSCAPE_ARCHITECT: TKD Assoc/Eric Johnson/Santa Rosa irrigation Design GENERAL,CONTRACTOR: North Star ' !no., 7SZ I_ ':s - 'per L n. , Memphis, TN 39117, 001: 7G7-792 , _ _arDlyn Smith , Development o'rd . a'tor PLAN/SITE-INSPECTION ---------------------------------------------------------- CONST.--GRADING-_PLANS-IDATE: 2DATE: 3DATE: CONST. LANDSCAPE_PLANS_1DATE: 3S--3-17 2DATE: 10-23 3DATE: r_.ONST.IF.'F..IGATION_PLANS_1DATE: 39- --1 2DATE: 3DATE: AS-PUILT__LANDSCAPE_iDATE: 2DATE: 3DATE: AS -BUILT IRRIGATION 1DATE: 2DATE: 3DATE: . -0 E - Nands a project map showing where the streets are that e.--ald also serve as a vicinity map. Should show street names on ea=k sheet i f tr., Y are available. Show more detail foT fertilizer, or planting etc., for tr_.=tier,= and specifications. Need to show train line size on irrigation plans. 89-10-23 perimeter planting plans--nend to see elevaticne at top of ru L _....- at bottom :f perimeter wail/f_res- also at top and bottom of retaining walls. Note all lawn arcs are to be 01 slopeor less. Note best widths for - irrigation coverage. On perimeters, what is the possibility of reducing lawn ;areas in middle of block away from corners? On interior street, what is possibility -f reducing lawn area in middle of blocks The golf course car) this project .._ll provide large er,p,ans.=. of turf and open space. Only a shovel cub edge between turf and groundow4er is going to make controlling be'rmura gross in'.ani n of groundco4 r a,nw more dif Fic',_;It. Show on planting det: t'i .iLv f plaKs.. ATTACHMENT 2 ®r BS-3 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 28, 1989 APPLICANT: LANDMARK LAND COMPANY PROJECT: SIGN APPROVAL NO. 89-106 LOCATION: PLAZA TAMPICO CENTER REQUEST: AN ADJUSTMENT TO SECTION 9.212.110(C)(1) OF THE LA QUINTA MUNICIPAL CODE, RELATING TO ATTACHED SIGN LOCATION ON TWO-STORY STRUCTURES TO ACCOMMODATE THE INSTALLATION OF A +24 SQUARE FOOT LOGO SIGN AND 8 SQUARE FOOT COMPANY NAME SIGN. ENVIRONMENTAL CONSIDERATION: ON -SITE ADVERTISING SIGNAGE IS CATEGORICALLY EXEMPT FROM CEQA UNDER SECTION 15311, CEQA GUIDELINES. BACKGROUND: On April 25, 1989, the Planning and Development approved a sign program, which was submitted to satisfy an original condition of approval for the Plaza Tampico project. The program outlines signage dimension, type, location and design for the existing elements of the project area (refer to Attachment #1, approved sign program). The approval conditions (Attachment #2) of the sign program eliminated a proposed logo sign on the tower feature of Building E, as it was shown to be located above the finished floor line of the second story. The Applicant is now requesting an adjustment to allow installation of the sign. DESCRIPTION/REQUEST: The Applicant proposes an approximately 4' X 6' logo sign as commonly associated with Landmark Land Company (see Attachment #3), accompanied by an approximately 8 square foot name sign. Neither sign is proposed to be illuminated. These two signs will be located on Building E, at the rear of Plaza Tampico (see Attachment #4). ANALYSIS: A. Section 9.212.030. any adjustments adjustment relates F sets forth the procedures for which shall be reviewed. The Applicant's to three requirements: BJ/STAFFRPT.026 103 �.. 1. The signage is above the finished floor line of the second story, which is not permitted under the Sign Ordinance without an adjustment; and, 2. The logo height (4-feet) exceeds the height limit for individual tenant logo's of 30-inches, as set forth in the approved sign program for Plaza Tampico (refer to Attachment #2, Condition #7); and, 3. Overall height of the company name under the logo (16-inches) exceeds the 14-inch maximum letter height set forth in the approved sign program. B. Adjustment to allow additional area: Adjustments to sign area, location and height may generally be granted by the Planning Commission when one or more affirmative findings are made. One of the required findings for additional area directly relates to all three adjustment items; that the adjustment is necessary "to overcome a disadvantage as a result of an exceptional setback between the street and the sign or orientation of the sign location". The additional area being requested in the letter for height and logo dimension appears justifiable in light of the distance of the building from Tampico and it's orientation behind Building B. Additional height may be approved "to overcome a visibility disadvantage". There is a definite visibility disadvantage due to the location of Building B blocking most of the southerly view of Building E. C. Adjustment to allow alternative location: 1. An on -site alternate location may be approved upon finding "that such alternative location is necessary to overcome a disadvantage caused by an unfavorable orientation of the front wall to the street or parking lot, or an exceptional setback". This appears to be justifiable, again, in light of the building location and setback. 2. Alternative on -site locations may also be allowed where normal placement of the signage would conflict with the architectural design of the structure. Looking at the elevation, it appears that the only suitable location for this sign would be that which is proposed. Placement of the sign in any other location would not relieve the disadvantage previously discussed without making the signage inconsistent with the existing architecture. BJ/STAFFRPT.026 - 2 - 1.10 t FINDINGS: Based upon the previous analysis, the Planning and Development Department recommends the following findings: 1. Sign Approval No. 89-106 is consistent with the intent of Chapter 9.212 of the La Quinta Municipal Code, relating to signage regulation. 2. Sign Approval No. 89-106 is generally consistent with the provisions of the approved sign program and Chapter 9.2.12 of the La Quinta Municipal Code subject to Findings 3 through 6. 3. The Applicant, Landmark Land Company, currently occupies the entire Building E, and therefore should be permitted the adjustment requested in SA #89-106 based upon these findings herein. 4. The adjustment requested under SA #89-106 is necessary to overcome an exceptional setback between Calle Tampico and the .subject sign. 5. Normal placement of the signage as designed would conflict with the architectural design of the building. 6. Granting of Sign Approval No. 89-106 is necessary to permit additional height to overcome a visibility disadvantage unfavorable to the building. RECOMMENDATION: By minute motion, grant approval of Sign Application No. 89-106, subject to conditions as recommended. Attachments: 1. Approved Sign Program 2. Sign Program Conditions dated April 25, 1989 3. Proposed signage request, Exhibits A & B 4. Building orientation at Plaza Tampico 5. Approval conditions BJ/STAFFRPT.026 - 3 - a, 105 ArrAC('PM9NT 01 p &- / of /O `CASTER SIGN PROGRAM FOR PLAZA TAMPICO Prepared For La Quinta Medical Plaza Ltd. By Imperial Sign Company, Inc. Indio, California EXHIBIT U` CASEN0. S2 *Z pp C D`J /iQ�f.e�.•iL •S n.NP,�i ..;Fail I S10P1 ., w G-�✓ y 2 S�B 9 pG 2 of /0 0 ----�-_>---Ji.-master-sian..arctirar„ ar ;':aza iaG,GiCU i-s a definate necessii,v_�._.._-_,,...__:. -he progra,-.i covers signs that --he Landlord is responsible for ._nant signage. The different sign groups are as follows: Primary directional signs, Secondary directional signs, Tra'ffic regulatory, and Tenant signs. All proposed Exterior Signage is to be submitted for approval to: La Quinta Medical Plaza LTD 500 South Sepulveda, Suite #400 Los Angeles, California 90049 Once approved, the City of La Quinta Planning Department will have to see scaled drawings, supplied by a licensed sign contractor. In developing the Sign Criteria, one must keep the five basic categories of good signage in prospective, and those are: Direction, Information, Identification Regulation and/or Information Displays. - SIGN GROUP "MONUMENT" The existing monument will consist of 10" Helvetica Medium Oxidized Bronze Letters, stud mounted to both sides of base, to - read: PLAZA TAMPICO SIGN GROUP PP (Plot Plan) LANDLORD - SECONDARY DIRECTIONAL SIGNS: These signs are tp be located so that they follow and offer reinforcement to the Primary Sign Group. For instance, Directory Cabinet close to curb, listing Tenants within, along with A Plot Plan. Approximately 4'x4' free standing Plor Plan Cabinet, located inside the Tampico entrance, labeled PP. EXHIBIT Q . 2 o !i �. 10 7 _CASE NO. LFiNLLiJt'CL _ TRAFFIC REGULATORY SIGNS. `.signs located within the a .amps 'e.�uld'tirV a +i W cS T traff:= iE. top signs, Do Not Enter. or One Way signs. RESERVED PARK TNIS ONLY Signs: To be located at "P" locations on t e "PL.OT PLAN". Approximately 7"x14" double faced sign with IvorF.'a • c''--round and Brown -_oov. Signs to be installed on b foot steal ;=-ts. SIGN CROUP VP (Visitor Parking) VISITOR PARKING Signs: Approximately 18"x24" single faced signs. One located at Plaza Tampico entrance, to direct visitors to proper parking areas. SIGN GROUP S (Tenant Signs) TENANT Signs: Exterior mounted signage (City permit and Landlord approval needed). FABRICATION AND INSTALLATION: In general, Imperial Sign Company has written the sign program, and is familiar with Landlord and City requirements. All - exterior signage is to comply with City of La Quinta's Sign and Building Codes in conjunction with La Quinta Medical Plaza people. Exterior signage is not to exceed one square foot of sign area per linealfoot of frontage, or for a total of 50 square feet. I MATERIALS: 1/4" painted bronze aluminum letters for company name. Pictorial type Logos may be constructed from different type of substrate, if need be. ILLUMINATION/NON-ILLUMINATION: Tenant may illuminate signage indirectly with fluorescent rack I ighting, with a low profile fixture to blend with building colors. ,� EXHIBIT d P 3'e y� Pc- Y of to - -Opy, L;lnnc^ AND/OR :_RAPHICc- __i! S� a �e iimlt2G __ _�•r 7O�^...E name rater than adverzis,ng services. Logos are permitted as long as the tot:,_ square footage is c_ exceeded. vOLLRS: All copes w4:1 be medium bronze Color. Tenants will be able to use their corporate colors within their pictorial type logos mnl v. TYPE :T'11LE AND CHARACTER HEIGHT: Tenant will be free to use their corporate type style, as ions- as it does aot detract from the overall look of the structure. Character height for company name not to exceed 14". Pictorial Logo may be proportionally larger. ADDITIONAL NOTES: All type styles, pictorial type logos and colors, still need Landlord and City approval. All tenant signage is located on the submitted "Plot Plan" and is labelled "S". The proposed individual painted bronze letters will be stud mounted into plaster, at designated area on elevation print. I 0 EXHIBIT Q yot a �P CASENO.�Z)�'*Z A J P6, 5 of= 10 • L Y T� I w d I '»Hama oulwolv,l I __CP __ U U � � 7 i F fryQ C� Z W \1 l-J [n l7 Z _ �1 `II 4 W C oC d- Z II � W Y L al Y ® o o < P6, G O�= 10 0 G \ §; \j & ) � � ' \ / < �� \ pEaOF10 '` 7717 I CC 1�. 1A i,Z Pcs 9 w PC, A:;o GF /o 1-15 14Tr,Ae_ tAA6NrT PG / of 'Z. 78-105 CALLE ESTADO - LA OUINTA, CALIFORNIA 92253 April 25, 1989 Mr. Mark Ross Imperial Sign Company, Inc. 46-120 Calhoun Street Indio, California 92201 SUBJECT: PLAZA TAMPICO SIGN PROGRAM Dear Mr. Ross: (619) 564-2246 The Planning and Development Department has reviewed the above -referenced program, and has approved it in concept, subject to the following conditions: 1. All signage submitted shall substantially conform to locations as shown on Exhibit A (6 sheets), and the descriptions as set forth in Exhibit B of the sign program, except where the following conditions make modifications, deletions, or additions. 2. Signage not approved under this program shall conform to Chapter 9.212 of the La Quinta Municipal Code. 3. The following signage is permitted without further review or building permit(s) required: a. Monument sign as proposed, if non -illuminated; b. Any required or necessary directional signage for parking and traffic control purposes only. 4. The following signage shall be subject to more detailed review (no fee) by the Planning and Development Department prior to installation: a. All tennant signage locations, size and design, and colors; b. Tennant directory sign. 5. The Landmark sign/logo shown on the Building E south elevation (sheet 2 of 5) is not permitted pursuant to �. ils AD/LTRWN.024 -1- Section 9.212.120.C.1 of the La Quinta Municipal Code. An adjustment from the Planning Commission may be requested pursuant to 9.212.030.F for this signage. 6. Any illumination shall be limited to backlit lettering/logos or back lighting located underneath signage to be illuminated. Neon, channel -lettered, or can -type signage is prohibited. 7. No pictorial logo may exceed 30 inches in height, unless a written request to do so is approved by the Planning and Development Director. This sign program approval governs only the number, location, and sign types to be permitted. No specific tennant signage approvals are being implied; only the monument sign and parking/traffic control signs may be installed as a result of this approval. Should you have any questions regarding this matter, please do not hesitate to call. very truly yours, JERRY HERMAN PLANNING AND DEVELOPMENT DIRECTOR Wallace Nesbit Associate Planner WN/ad cc: Bill Gates, Code -Enforcement Officer enclosures: Approved Exhibits A and B 117 AD/LTRWN.024 -2- 0 N F ro oM N V Vl ro HN N w EP H H . 0 W N N ro NU H ro W U N L N L O G � N H v.N _ G a V �o Wv N N HL A N G u .O � N � N H H H U m w G w u � A N � A � W oro N N G v v a uv mo w 9w y W U O gCg FN9 G o Nm yU ro a U N Hry cGa H o0 G .NY G N N u W In H op u'N v G Yw fi G H 'N v ti N w H va o.N G H E v 3F ro w o N G u C u a N y a V 4I N W m � � EEEfiiEEi VIV.-V VV1 I i S C U L P T U R® E PROPOSAL ONLY • LANDMARK LA QUINTA, CAiiE22-53 rl TO: y t w fyb�yl,�[ wf ArrA--r-iMc:nurr. �3 p&- 2c"r2 (408) 899-1805 (408) 899-0903 FAX BRONZE LETTERS TO BE CUT FROM 1/4P • RONZE ATE SAME MATERIAL AS TREE,SATIN FINISH,DARX EDGES, AND TO BE SEALED IN A CLEAR "DURATHANE• MOUNTING SHALL BE 1/4• HOLES DRILLED AND TAPPED 1/4X2!O.BRONZE STUDS PROVIDED. COST FOR LETTERING ONLY 1,850.00 SALES TAX.FACKING AND SHIPFING CHARGES TO BE ADDED. ALLOW FOUR TO SIX WEEKS DELIVERY. EXHIBIT CASENO.89 —1v4, PLAZA 'fAMPiC0 ud CALLE-fAMPICO n cJ i w VICINI Y—�° 'O" BLDG. 59 $9-lor, U n m 0 Z W CALLS 3 ?A M p iC0 Armcwm£r,rr Oq CONDITIONS OF APPROVAL - RECOMMENDED SIGN APPROVAL NO. 89-106 NOVEMBER 28, 1989 1. Design and location of the approved signage shall be in conformance with Exhibits A and B, as contained in the file for SA #89-106, except where these conditions shall take precedence. 2. This approval for SA #89-106 shall be used within one year of the date of approval, or the approval shall become null and void. 3. Prior to installation of the approved signage, Applicant shall apply for and obtain a building permit through the Planning and Development Department. BJ/CONAPRVL.028 - 1 - TIM STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 28, 1989 CASE NO: TENTATIVE TRACT NO. 24890 APPLICANT: J. M. PETERS COMPANY, INC. REQUEST: APPROVAL OF ARCHITECTURAL PLANS FOR TENTATIVE TRACT 24890 (ADJACENT TO CITRUS GOLF COURSE) LOCATION: NORTH OF 52ND AVENUE (REALIGNED) AND WEST OF JEFFERSON STREET. BACKGROUND: The Tentative Tract project site for these residences is the Citrus Course of Oak Tree West which was approved in October of this year. As required, the Applicant has submitted floor plans, exterior elevations, and material samples for the project. The project proposes duplexes, detached units and custom homes. The plans submitted are for the duplexes and detached single family units. DESCRIPTION: There are four different detached single-family units proposed varying in size from 3,042 to 3,564 square feet. All units would have some type of front courtyard, a two car garage with golf cart: space, and a rear yard patio. The one story units would be 20-21 feet high and be Spanish/Mediterranean in style. Exterior materials would consist of a tan multi -shade unflashed tile roof, light earthtone stucco, trim and medium accent colors. The architecture is by Berkus Group Architects and will be similar to other Berkus projects in the desert (Los Lagos and Desert Horizons Country Club in Indian Wells). There are three different elevations proposed for each model. The duplexes are the same architectural style as the detached units and share the same exterior materials. There would be three different story models, approximately 20-feet in height and varying from 2,350 - 2,675 square feet in size. There appear to be four different elevations for each model which can be combined in numerous combinations. All units would have a two car garage and cart space. BJ/STAFFRPT.024 - 1 - �' j 22 ANALYSIS: The architecture of the units is generally attractive. However, we do not have side elevations for the detached single family units. we should have them available for the meeting. The plans indicate all units would have a 20-foot front yard setback and minimum 10-foot rear yard. With regards to the side yard, 5-feet is required for the interior yards and 10-feet adjacent to sideyards on corners for the detached units. 10-feet is required between the duplexes, as well as on corners. RECOMMENDATION: The Planning Commission should review the plans and determine acceptability. Should you approve them, the following conditions should be required: 1. Prior to issuance of building permits, a plot plan showing setbacks should be submitted to the Planning and Development Department for approval. 2. Two additional roof tiles colors are to be submitted to Staff for approval to provide variation in roofs. BJ/STAFFR]PT.024 - 2 - A" 123 -z o CD n n 3 2 (D ll ,j 125 w r) rn �� 'n o �o �fD n 0 127 rn rn can LWW rn rTi rri To (D CD �l m It.. i 129 rri m �� n - P O cn _ O �D -c(D t 13� 'n cn To = n I M 0 z 131 rn r� -� n �' n � � o cn _ qqrd r� n 0 z 132 r � nc 5 u'T2� r� o (-D rl fn 0 rn C� = n (D 1N 72 1;�� Owlp. !, NO a 1L j o Q CD M rri 9 a _ UP Ar Ci li • ' 1 i ( 1 iii .r cRRAN,i Y:aii J'r , N a1�r MIA OIL nA T OWr c-srrw „ atiuC ` , YIIIIsnG�al; arTfT. • ,'wain �a .a. •se aavr. s aas as s WWI. i^y. W 1. J -•ram a ✓r... CY07�k PQ al 'idIrl �d f7C7dI II III 11:b 1 Ud r ,�" i Y r 13 s, e a A Anl� gyawc/ -w 1�2 c+1/ i npj s 4' 0 rri rri rn 53 rri cz 0 9 rn CD T- J i 9 ir jj�lr�yyl� . n r e .1139 360( MAJ? �X, ` L%l rand •,.... i - =mot 7r LIVNG.... ` DNNG ,. • _e i MASTEREl k ^ V OAR LIVNG BEDROO'v1 X),�..,_»> - x "• - I t 1 _ 4 BEDROOM - � -° BEDROOM .... 9 I Y ccwri a4 T r 11 GARAGE tnir Ukl { 1 • T' - &%RAGE f — i 1 a t 2476 SQ. FT.. j - ` y i #Fn t�.', ^. '3•: a S� � �1 3Y y1.�'m ✓.'Ti� , CITI US COU�SE >1 M PETERS F..a,..,,4. '� �� 4129 3600 32589 BS-5 STAFF REPORT PLANNING COMMISSION MEETING DATE: NOVEMBER 28, 1989 APPLICANT: DEANE HOMES OWNER: M. W. INVESTORS PROJECT: TENTATIVE TRACT NO. 23971: REVIEW OF PROPOSED SINGLE FAMILY DWELLING ARCHITECTURAL ELEVATIONS AND COLOR SCHEME. BACKGROUNI) Conditions of Approval #32. for Tentative Tract No. 23971 reads as follows: 1132. If a specific dwelling product is envisioned or if groups of lots are sold to builders prior to the issuance of building permits, the Applicant/Builder shall submit complete detail architectural elevations for all units. The Planning Commission will review and approve these as a Business Item. The basic Architectural Standards shall be included as part of the CC & R's." The Developer has submitted the above required plans and color board. 1. Proposed Elevations and Floor Plans. Three alternate house designs are proposed by the Developer (see Attachment #1). PLAN #1 PLAN #2 PLAN #3 Number of Stories 1 Split Level 2 Height 16' 25' 23' Number of Bedrooms 3 4 5 Number of Family Rooms 1 1 2 Number of Car Garage 3 3 3 Dwelling Sq. Ft. 2100 2700 3200 Garage Sq. Ft. 580 570 630 (Approximate) BJ/STAFFRPT.022 153 2. Color Scheme. The Applicant has submitted 12 different color combinations for the stucco secondary trim and accent of the proposed buildings. Four different color tile roofs have: also been submitted. ANALYSIS 1. Proposed Elevations and Floor Plans. - The elevations submitted show little architectural detailing on the side and rear of the buildings. More detailing should be required. 2. Color Scheme - The color scheme proposed for the development shows a variety of options and is restricted to colors in keeping with the desert environment. RECOMMENDATION That the Planning Commission approve the proposed elevations, floor plans and color scheme for Tentative Tract No. 23971 with the following conditions: 1. The Applicant introduce more detailing on the rear and side of the units. 2. The Applicant include the above Architectural Standards and the proposed color scheme in the CC & R's for Tentative Tract No. 23971. 3. The implementation of the above conditions shall be monitored and subject to approval by the Planning and Development Director. Attachments: 1. Examples of House Designs and Elevations BJ/STAFFRPT.022 - 2 t ATTACHMENT No. 1 EXAMPLES OF HOUSE DESIGNS AND ELEVATIONS A SJ Zcee-06V OlL VO HOV38180dM3N 90OZ XOS '0'a - VNINNVId V 3Hni3UlHOHV ; V008-lie 'el0 r o[ZZe VO 30VHIW OHONVli V. ,# . 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